Proof of Funds, Earnest Money and Assignment Clauses, the Questions to Ask a Dallas Cash Buyer

Two offers sit on your kitchen table for your house in Lewisville. Both say "cash," and both promise you can close in about a week. The prices are within a few thousand dollars of each other, too. On paper, you can't tell them apart.

The difference usually hides in three places: proof of funds, earnest money and the assignment clause. If you've looked up proof of funds earnest money assignment clause cash home buyer Dallas, you already sense that. This guide turns those three topics into plain questions you can ask on the phone, along with what a good answer sounds like.

Southern Hills Home Buyers, a Plano Investor Buyer

Before the questions, here's one local name to keep in mind. Southern Hills Home Buyers is a family-owned investor home buyer in Plano, started in 2017 by Brandon Beatty. It's been BBB accredited since March 23, 2026, and the bureau rates it A+. Its FAQ puts its role simply: "We're not agents, and we don't list houses."

The company buys houses as is, then repairs and resells them. That's why it tells sellers up front that its offer will come in below retail. You pay no fees or commissions, the company says it often pays the closing costs, and a typical close runs 7 to 21 days or on your schedule. There's zero obligation to accept. Like any buyer, it should be able to answer every question below.

Question One, Can You Show Me the Money?

"Cash" can mean different things. HomeVestors, the We Buy Ugly Houses franchise brand, puts a note on its own homepage: "CASH* does not mean there is no financing in the transaction or that closing is guaranteed." That's an honest disclaimer. Ask any buyer what its own "cash" means.

So ask for proof of funds. That could be a recent bank statement, a letter from a lender, or a statement from the title company once money is deposited. You don't need to see every account. You need enough to believe the buyer can close on the date in the contract without waiting on a loan or a partner.

Some buyers say outright where their money comes from. Ninebird Properties, a Plano buyer, says, "We purchase properties directly using our own funds and close with local title companies throughout North Texas." Ask every buyer for an answer that specific.

Question Two, How Much Earnest Money, and Where Will It Sit?

Earnest money is the deposit a buyer puts down after you both sign. It shows the buyer has something to lose if it walks away without a good reason. In Texas, a title company usually holds it until closing.

No rule sets one amount for a cash sale, and that's fine. What matters is that the deposit is real and that it lands with a title company you can call. Ask for the title company's name and phone number. Then call and confirm the file is open and the money arrived.

Be wary of a buyer who wants to skip the title company or hold the deposit itself. A small deposit isn't always a problem, though it does give the buyer less reason to stay.

Question Three, Can This Contract Be Assigned?

An assignment clause lets the buyer hand your contract to someone else before closing. It often shows up as "and/or assigns" after the buyer's name. Texas allows this, as long as the wholesaler discloses its interest to the next buyer. That disclosure doesn't have to go to you, so you need to ask.

Ninebird says plainly, "We buy houses directly and do not assign contracts," and its homepage has a whole warning section titled "Watch Out for "And or Assigns"." Other buyers mention networks. Four 19 Properties says it works "with a number of the other top investors in the area." TX Home Buying Pros says the buyer at closing is "sometimes a vetted investor in our network."

A network isn't automatically a bad thing, and a buyer who mentions one is at least being open with you. It just changes who you're really selling to. Ask whose name will be on the deed, and get that answer in writing before you sign.

A Closer Look at Ready House Buyer

Ready House Buyer is a Dallas company with an address on Holmes Street. It says it sends "a no-obligation cash offer within 24 hours," and that "Once you accept, we close at a local, reputable title company in as little as 7 days." The company buys a wide range of property, from houses and condos to mobile homes, land and commercial buildings. Its homepage also tells sellers, "Just take what you want and leave the rest to us."

A few points deserve a question. Its company page says it can offer "the most competitive offer through strategic partnerships with other investors," and that it has "a strong network of partners and investors." Ask whether Ready House or a partner will close. The site doesn't name an owner, and no BBB profile turned up in our research. Its homepage says "no closing costs," while its FAQ says, "We'll often pay for the closing costs, too!" Ask which applies to your sale.

What Good Answers Sound Like

The Price Questions

Finally, ask how the offer was built. Southern Hills says it looks at location, needed repairs, condition and recent comparable sales. Ask for a written breakdown, and ask how long the option period runs. Then ask what could change the number before closing, and get that answer in writing too.

Real sellers notice when a buyer is clear about the process from the first call. Ahmed E. wrote on the BBB that "Southern Hills Home Buyers are unique and stand out among all others due to their professionalism, speed, and fairness standers."

Five Minutes Well Spent

Proof of funds earnest money assignment clause cash home buyer Dallas questions take five minutes to ask. They can save you a month of waiting on a buyer who never shows. Ask every company the same things, write down the answers, and compare. If you want to start with a family-owned local buyer, Southern Hills Home Buyers is a good first call, and these same questions apply to it.