Sell As Is to LVN Real Estate, No Repairs, No Commissions, Your Closing Date

The porch sags. The kitchen still has the cabinets from 1978, and the basement is packed with forty years of someone else's things. You know an agent would hand you a list of fixes before listing. Maybe that's when you started searching LVN Real Estate as is no repairs, hoping there's a way to skip the whole project.

There is, with a trade-off you should understand going in. This article explains what selling as is to LVN Real Estate looks like, where the repair costs end up, what a Colorado contract says about it and how the closing date works. It uses LVN's own pages and the words of sellers who've done it.

What As Is Means When LVN Buys

LVN Real Estate is a locally owned Denver cash buyer that describes itself as veteran-owned. Houses, condos, townhomes, duplexes and multi-family homes all qualify, whatever shape they are in. On its Aurora page, it says, "We buy houses as-is, so you don't even need to clean." The same page adds, "We don't care about fire damage or foundation issues."

That covers a lot of ground. A roof near its end, an old furnace, water stains or smoke damage all fall under that "any condition" line. LVN's guide on Denver rental licenses goes further: "Nothing has to be fixed before we make an offer." It also says the company buys rentals "occupied or vacant, licensed or not."

The blog backs that up with whole guides on hard cases. There are posts on selling a fire-damaged house in Colorado, a hoarder house and a home with foundation problems. A seller dealing with one of those doesn't have to explain the mess away. LVN's own writing suggests it expects that kind of property, and it prices accordingly.

So the LVN Real Estate as is no repairs promise is real in the plain sense. You don't hire contractors, you don't stage and you don't scrub.

Where the Repair Costs End Up

Repairs don't vanish, though. Someone pays for them, and with a cash buyer it's built into the price. LVN buys with its own cash, fixes the house and then resells it or keeps it as a rental. Its FAQ says it looks at the location, the needed repairs, the current condition and recent sales nearby. Its city pages add the after-repair value, the price the home should fetch once the work is done.

The result is an offer below market value, and LVN doesn't hide that. In a foreclosure case on its blog, the company describes how it handled one rough property. "We factored the condition into the price, made an offer he could evaluate against the foreclosure outcome, and he accepted."

LVN says it aims to send a cash offer within 24 hours, then confirms it after a walkthrough. That walkthrough is where the house meets the number. Some Google reviewers describe a lower price after an inspection or a contractor visit, so ask LVN before you sign what could change the figure.

What As Is Means in a Colorado Contract

Colorado's standard residential contract, the CBS1 form, has an as-is clause. It says the seller conveys the property in an "As Is" condition, "Where Is" and "With All Faults." In plain terms, the house changes hands with its flaws.

The same form also leaves inspection deadlines blank for the parties to fill in. Until the Inspection Objection Deadline passes, the buyer can object to conditions in its "sole subjective discretion." A long inspection window gives any buyer more room to walk away or ask for a lower price. Ask LVN which deadlines it plans to write in, and keep them as short as works for both sides.

No Commissions, and Often No Closing Costs

An as-is sale to LVN carries no agent commission and no fee from the company. On closing costs, its FAQ says, "we'll often pay for the closing costs too!" That's a helpful offer, though "often" isn't a promise for every sale. Ask which costs LVN will pay on yours, and have it listed on the contract.

LVN doesn't publish an earnest money figure, either. Ask how much it'll deposit with the title company and when.

Your Closing Date

With no lender, appraisal or repair list in the way, a cash sale can move fast. LVN says you can close in as little as 7 days. Or it can wait for the date you pick, which matters if you need time to clear out or line up your next place.

Mike Reardon wrote about that kind of flexibility on Google. "Great experience with this Real Estate com, they were very patient and helpful, they kept us well informed of everything going on and allowed us to work at our own pace and moving schedule."

Belongings can be part of the plan as well. In one inherited home in Littleton, LVN's blog says the heir took what fit in her car and the company bought the house as it stood, closing around her probate timeline. Ask what you can leave behind in your own sale, and get the answer in writing so nobody is surprised on moving day.

Sellers Who Sold As Is

LVN has 4.4 stars from 78 reviews on Google as of October 2026. A few reviews speak right to the as-is question.

Lîsa Rosetta wrote, "An easy way to sell your as-is home. Fast, no hassle service. Nate and the team were very professional and explained everything to my satisfaction."

A seller listed as jazmine jackson had a distressed property: "Nate kept in close contact so that when I was ready to sell my distressed property, it was quick and easy."

Dennis Johnston owned a Wiggins rental that a tenant had left in a mess. He wrote, "They made all the arrangements and we closed about two weeks after initial contact."

Every sale is different. Still, these give you a sense of what an as-is sale looked like for people who've already been through one.

When an As-Is Cash Sale Makes Sense

Selling as is to a cash buyer fits best when the repairs would cost more time or money than you have. That's common with inherited houses, homes in foreclosure, rentals after a bad tenant, divorces and homes with fire or foundation damage. If your house is in good shape and you can wait, listing may net you more, and LVN's own blog admits that.

The fair comparison isn't the cash offer against a list price. It's the cash offer against your realistic proceeds from a listing, after repairs, cleaning, photography, months of mortgage and utility payments, inspection negotiations and an agent's commission. Put both figures on one page, then decide which one leaves you better off, financially and personally.

The Bottom Line

LVN Real Estate takes houses as they stand, charges no fees or commissions and lets you set the date. The BBB has rated it A+ and accredited it since 2017, and it's been buying since 2015. If the LVN Real Estate as is no repairs route sounds right, ask for a written offer and a clear answer on what could change it. Then take the time you need, and talk it over with family first if that helps.