For Realtors & Builder Sales Reps

    HomeSimple: Cash Offers That Help You Win the Deal

    When your buyer keeps losing to cash, this is the counter. HomeSimple buys the home with a cash offer — no financing contingency — then your buyer purchases it from HomeSimple. It's a big-league move for buyers who can qualify but can't compete on terms.

    Apply Online

    What it is

    The short version: cash goes in first, your buyer's financing follows.

    • HomeSimple (Cash Advantage) is an AWM-exclusive program: HomeSimple, LLC purchases the home with a cash offer — no financing contingency — then the buyer purchases the property from HomeSimple.
    • The buyer must first receive a fully underwritten credit approval from All Western Mortgage. Approvals from other lenders are not eligible.
    • Buyer financing on the subsequent purchase is Conventional/Conforming or VA only.
    • Primary residence only.
    • Eligible property types: single-family residences, financing-eligible condos, and single-family townhomes. Properties with leased solar are not eligible.
    • Purchase prices generally up to $1,000,000; up to $2,000,000 may be considered case-by-case.
    • Inspection is the key contingency; some transactions close in two weeks or less — set expectations with your buyer, but don't treat that as a guarantee.
    • Both the HomeSimple purchase and the buyer's purchase from HomeSimple can often run concurrently. (VA has a special sequencing rule: the buyer cannot enter contract with HomeSimple until the day after HomeSimple owns the property.)
    • The fully underwritten approval lasts 90 days, then needs a refresh.

    Why partners care

    A cash offer with no financing contingency

    That posture helps your buyers compete in multiple-offer situations where a financed offer gets pushed aside.

    A second-contract path for the agent

    The listing or buyer agent who facilitated the initial HomeSimple purchase is expected to draw up the second contract when the buyer purchases from HomeSimple — a meaningful second-commission path.

    A conversation starter for builder sales reps

    When a buyer needs a stronger offer posture, HomeSimple gives you something real to bring to the table.

    Available across AWM's footprint

    Available to customers working with AWM loan officers in states where AWM is licensed.

    Who it fits

    • Buyers who can qualify for Conventional or VA financing with a fully underwritten AWM approval and want cash-offer strength.
    • Buyers who also need to sell a departing residence — a Seller Program exists for AWM-approved customers needing equity access. HomeSimple can purchase the departing home under separate Seller Program guidelines.

    Know before you pitch it

    • The program has transaction fees and per-diem costs while HomeSimple owns the property — details are confirmed case-by-case. The $500 transaction fee is refunded at closing if AWM finances the buyer's purchase from HomeSimple.
    • 5% earnest money is required upon offer acceptance.
    • Subject to HomeSimple guidelines, property review (AVM), and AWM underwriting.
    • This is not a commitment to lend.

    How to start

    1

    Send the buyer to Steve

    Get them a fully underwritten AWM approval — a TBD address is fine to start.

    2

    Shop with cash strength

    Once pre-approved for HomeSimple, your buyer shops and you flag the offer through the AWM HomeSimple process.

    3

    Win the deal

    HomeSimple buys with cash; your buyer purchases from HomeSimple on Conventional or VA financing.

    Related programs

    Earned Equity Program

    Looking for buyers who don't fit Conventional/VA yet? See the Earned Equity Program.

    Earned Equity Program

    Realtor Partner Program

    Same-day responses, fully underwritten pre-approvals, and co-marketing support.

    Visit the partner hub

    Got a buyer who needs cash strength?

    One call is all it takes to see if HomeSimple fits the deal.

    Call Steve: (254) 415-5664Apply Online

    Steve Kent · NMLS #1621847 · Not a commitment to lend · Programs subject to credit, underwriting, property, and program guidelines