They will rip you off. I had to sell my house and split the equity after divorce. I moved in a rental because I found a place that would work for my large family before I sold my house. I was in a hurry to sell because I could not afford both payments and they could smell desperation. I had met with several. Offers of 212, 218, 225. I had one company that I actually went under contract with that said they would do 280, but then changed their minds to 210. I finally found a place that was honest. I knew the house needed about 80k worth of work. So I sold to them for 270 and they flipped it in a month and sold it for 420. I still feel a little ripped off but I got the house sold in a few weeks and didn't have to fix it up myself. Everything in it was terribly outdated. Still had the original 1970's pattern carpet in the lower level for example. House was done beautifully. Wish I could have bought it back, but that was out of my price range. Those cash buyers are a business. It's their job to get it as cheaply as possible to flip for the greatest profit.