Frequently Asked Questions
You might have some questions, and that's perfectly normal. Choose the topic below, and if you have anything else, feel free to reach out any time.
Q: Will my house be listed on the MLS, or are you planning to purchase it outright?
A: We operate differently from real estate agents; rather than listing properties, we specialize in direct home acquisitions. As professional home buyers, we target properties that align with our specific criteria for purchase. Following acquisition, we may opt to renovate the property for resale to another homeowner or retain it as a rental within our portfolio.
Q: Can I expect fair prices for my property from your company?
A: That's a valid concern, and we understand the importance of transparency in our dealings. While it's true that many of the properties we acquire are below market value, it's essential to note the reasoning behind this approach: by purchasing at a discounted rate, we can renovate or resell at a profit. Our aim is to secure a fair discount reflective of the property's condition and market dynamics. Many sellers prioritize convenience and efficiency over maximizing profits. That's where we come in, offering cash transactions, swift closings without financing delays, and relieving you of the burden of repairs or agent fees. Our commitment to no-obligation pricing means you're under no pressure to accept our offer.
Q: How exactly do you establish the price you offer for my property?
A: Our methodology is straightforward. We conduct a thorough assessment, factoring in the property's location, necessary repairs, its present condition, and the sale prices of similar homes in the neighborhood over recent periods. By weighing these factors, we arrive at a fair and competitive price that meets our criteria while aligning with your expectations.
Q: Are there any fees or commissions involved in working with you?
A: When you sell your property directly to us, you won't encounter any fees or commissions whatsoever. We present you with an offer, and if it aligns with your needs, we proceed to purchase your house without any hassles or additional costs. We often cover closing expenses as well. Our profit is generated after we invest in necessary repairs and subsequently sell the property. The risk of the property's marketability falls on us. Once we acquire your house, all responsibilities become ours, leaving you free from the burdens of property ownership and with cash in hand.
Q: What obligations come with submitting my information?
A: There are no obligations whatsoever on your part. Upon receiving details about your property, we'll assess the information and may schedule a call to gather further insights before presenting you with a fair, all-cash offer. The decision to sell your house to us rests entirely with you.
Q: How do you distinguish yourselves from real estate agents?
A: Real estate agents typically list properties and wait for potential buyers, a process that can take 6 to 12 months on average, earning a commission of 3 to 6% if they successfully sell. We're not agents. We're direct home buyers. We purchase houses directly from owners, offering all-cash deals and making swift decisions, sometimes within a day, by assuming the risk of buying with our own funds, handling repairs, and managing marketing ourselves.
How do I know if I'm a good fit to sell my home creatively?
If any of the following sound like you, give us a call at (770) 209-5500:
- Facing foreclosure
- An unwanted property
- Tired of dealing with tenant issues
- Own a vacant property
- Want to avoid the listing process and realtor commissions
- Inherited a property you don't want
- Need a rapid relocation
- Navigating a divorce
- Own a fixer-upper you don't want to renovate
Q: What is private lending?
A: Private lending is simply lending your own capital directly to a real estate operator, like Sterling, instead of through a bank. In exchange for the use of your money over an agreed term, you receive interest or a share of the return, and the loan is typically secured by the real estate itself. It's the same basic idea as a bank mortgage, just with you standing in the lender's seat.
Q: Where does the money I lend actually come from?
A: It comes from you, and it can take a few different forms: personal cash or savings, funds held in a business or entity, a HELOC, self-directed retirement funds (like an SDIRA or Solo 401k), or capital pooled with a partner. Which option makes sense depends on your own financial and tax situation, so we always recommend talking with your financial or tax advisor before choosing a source.
Q: How much do I need to get started?
A: There isn't one fixed number. Minimums can vary from deal to deal depending on the project and structure. The best way to get a real answer is to talk with our team directly about current opportunities so we can walk through what fits your situation.
Q: What kind of return can I expect?
A: Returns depend on the specific deal, its term, and its structure, and they're spelled out in writing before you ever commit any funds. Nothing is guaranteed, real estate carries risk, and past results on one project don't promise the same outcome on the next. We'll always give you the numbers up front so you can decide if it's right for you.
Q: Is my money protected if something goes wrong?
A: Every loan is documented and secured, typically with a promissory note and a mortgage or deed of trust recorded against the property, along with appropriate insurance and title protections. That collateral is what stands behind your loan. That said, private lending is not FDIC insured and does carry real risk, which is why the terms, security, and exit plan are reviewed with you before funding.
Q: What happens if a loan isn't repaid on the original timeline?
A: Because the loan is secured by the property, the collateral and the agreed-upon terms in the note and mortgage govern what happens next. Every situation is different, so we walk lenders through the specific protections and options on their deal rather than giving a one-size-fits-all answer.
Q: How long is my money tied up?
A: The term is set upfront as part of the loan documents, so you know the expected timeline before you fund anything. Terms vary by project depending on scope and exit strategy.
Q: What does Sterling actually do with the funds?
A: Once a loan closes, the funds go toward the approved use, most often acquiring and renovating a real estate project. Sterling manages the renovation or stabilization, and once the property is sold, refinanced, or otherwise brought to its exit point, your principal and return are repaid according to the loan terms.
Q: Can I lend using retirement funds?
A: Many lenders use self-directed retirement accounts (such as a self-directed IRA or Solo 401k) to fund private loans. This involves your account custodian and has its own tax rules, so we'd recommend speaking with your custodian or tax advisor to see if it's a fit before moving forward.
Q: What's the difference between a "Lender" and a "Connector"?
A: A Lender provides the capital directly and is named on the loan documents. A Connector introduces Sterling to potential lending opportunities or capital sources and doesn't fund the loan themselves. Both roles are welcome, and you can tell us which fits you when you reach out.
Q: Is this the same as investing in a fund, or buying a security?
A: No. Private lending through Sterling is a direct, deal-by-deal lending relationship between you and Sterling, documented with its own promissory note and security instrument for that specific loan, rather than a pooled fund or publicly traded investment. We're not a bank or a broker-dealer, so we'd always encourage you to have your own attorney or financial advisor review the terms of any loan before you fund it.
Q: How do I get started?
A: Reach out through our Connectors & Lenders form or give us a call, and we'll talk through current opportunities, walk you through how a deal is structured, and answer whatever's still unclear before you ever commit a dollar.