You’ve got a property in South Carolina and you want it gone. Maybe it’s a rental that stopped being fun. Maybe it’s your late mother’s house and three siblings who can’t agree on paint color, let alone a price. Maybe you’re a licensed agent sitting on an as-is listing that every retail buyer walks out of in four minutes.
You’ve probably already met a few “cash buyers.” Some never called back. Some sent a number on a napkin and vanished. Some signed a contract and then spent three weeks trying to find someone else to actually buy it.
I’m not that. I’m Ben Lovro. I live in Lexington, I buy property across the Midlands through Cash Property Offers, and when I sign a contract I intend to close on it. This site exists so you know exactly who I buy from, what I buy, and what happens after you hit send.
Who South Carolina cash buyers like me want to hear from
I buy from four groups. If you’re in one of them, I want to see your property.
- Property owners. You’re on the deed. You can sign. You’d rather skip showings, repairs and a long listing period.
- Licensed real estate agents. You have a listing (or a client) that fits an investor: estate condition, tenants in place, deferred maintenance, small multifamily, rural land. Agents are licensed to market property, which makes them one of my favorite sources. More on that at agents.benlovro.com.
- Investors who already own the property. You bought it, maybe started a rehab, maybe it’s a rental you’re tired of managing from three states away. You hold title, so you can sell it.
- Estates and personal representatives. Inherited property is some of the most common real estate I see. I’m patient with probate timelines and I work with the estate’s attorney.
There’s a full breakdown of each group, and what I need from each one, on the who I buy from page.
Who I can’t take deals from (and why)
South Carolina changed its real estate law in 2024. The revised Real Estate Practice Act defines “wholesaling” and treats marketing a property you don’t own, with an expectation of getting paid, as activity that requires a license. The Real Estate Commission’s November 2024 advisory reads marketing broadly: MLS, social media, Facebook groups, private email lists, even a phone call.
So if you have a property under contract but don’t own it and aren’t licensed, I’m not the right next call. Not because I think you’re a bad person. Because the rules changed and I’d rather lose a deal than help anyone cut a corner. Read the plain-English summary at sc-wholesaling.benlovro.com and talk to a South Carolina real estate attorney about your situation before you do anything with that contract.
That’s not legal advice. It’s me telling you where I stand.
What I buy and where
Here’s the short version of my buy box.
| Property type | What fits |
|---|---|
| Single-family | Needs work, dated, tired, inherited, tenant-occupied, vacant |
| Small multifamily | Duplex, triplex, fourplex |
| Land | Rural parcels, infill lots, acreage |
| Land + mobile home | A home on its own land, any condition worth a conversation |
My core footprint is the Midlands, roughly an hour from my house in Lexington: Columbia, Lexington, West Columbia, Cayce, Irmo, Newberry, Greenwood, Aiken, Orangeburg, Swansea, Pelion and Batesburg. Secondary markets I’ll look at: Sumter, the Upstate, Lancaster and Rock Hill.
I’ve renovated and kept rentals in Newberry and Lancaster County, finished a renovation in Lugoff, and have one going in Irmo right now. I’m not guessing about these towns. I drive them.
The detailed version, including what usually doesn’t fit, lives on the buy box page.
How a deal with me actually moves
Most sellers have never sold to an investor before, so here’s the order.
Step one: you send it
Use the form at benlovro.com/submit-deal. Address, your relationship to the property, condition in your own words, occupancy, and what you’re hoping for. Photos help. A short video walking room to room helps more. If you want the full checklist, the how to submit page lays it out.
Step two: I answer
I aim to respond within 24 business hours of a complete submission. Sometimes that answer is “this isn’t a fit, here’s why.” I’d rather tell you no on day one than string you along for a month.
Step three: I look at it
I pull sold comparables, estimate repairs system by system, and figure out what the property is worth to me based on what I’d actually do with it. Let the paper make the decision. I don’t fall in love with houses, and I don’t throw out a big number to win the contract and then chip it down later.
Step four: we talk terms
If it fits, I make an offer and explain how I got there. You can say yes, no, or counter. Nobody gets pressured. Grieving families especially. Take the time you need.
Step five: attorney closing
South Carolina closings are supervised by an attorney. We sign a clean contract, the closing attorney runs title and handles the funds, and we close at their office or by mail-away if you’re out of state. I explain the closing side more on the South Carolina closing attorneys page.
Why I’m a reliable closer
Anybody can say “I close.” Here’s what that means in practice.
- I buy as a principal. I sign as the buyer and I intend to take title.
- I use attorney-supervised closings. Every transaction runs through a South Carolina closing attorney.
- I underwrite before I offer. I don’t send a number until I’ve done the math, so the number doesn’t drift.
- I do my inspection early. Surprises after the contract are where most investor deals fall apart. I try to find them first.
- I answer the phone. Speed to answer is how I respect your time.
- I treat listing agents like partners. Agents who send me something once tend to send me something again.
What most sellers get wrong about cash buyers
The best protection you have is simple. Read the contract. Look for assignment language. Ask the buyer straight up whether they’re the end buyer. Insist on a closing attorney you can call. I wrote a whole guide for South Carolina sellers on telling an end buyer from a middleman, and it applies whether you sell to me or to someone else.
Why I do this
I started with no money and a lot of hunger. I built Cash Property Offers one conversation at a time, made plenty of mistakes, and learned that a reputation in a market like the Midlands is the only asset that compounds forever. I’m a husband and a father before I’m an investor, and I want my kids to hear my name around Lexington and think “that guy did right by people.”
That’s the whole pitch. I’d rather do fewer deals the right way than more deals the fast way.
You can read more about who I am at benlovro.com/about, see the business I run at cashpropertyoffers.com, or see how I think about the state as a whole on the South Carolina investing guide.
Common questions before you send a property
Do you pay full retail? Usually not. I’m buying a property that needs work, carrying the risk, and paying the closing costs that go with it. What you get in return is certainty, an as-is sale and no showings. If you need full retail and the house is in great shape, a licensed agent may be the better route, and I’ll tell you so.
Do I have to clean it out? No. Leave what you don’t want. We’ll talk about it.
What if there are tenants? That’s fine. Tenant-occupied is part of my buy box. I’ll want the leases and a rent roll you’re comfortable sharing.
What if the title is messy? Tell me up front. Liens, heirs, an old mortgage nobody remembers. A good closing attorney can often work through it. It’s not always fast, but it’s often solvable.
More answers on the cash buyer FAQ.
Your next step
If you own it, list it, or represent the estate, send it over. Address, condition, occupancy and your timeline. I’ll look at it, I’ll answer, and you’ll know where you stand.
Send it through the deal form and I’ll take it from there.
Questions people ask
Are you a real cash buyer or a middleman?
I buy as a principal. When I sign a contract, my intention is to take title and close at a South Carolina closing attorney’s office. I don’t put your house under contract so I can shop it around.
What kinds of properties do you buy in South Carolina?
Single-family houses that need work, small multifamily from duplexes to quads, land, and land with a mobile home on it. The full list is on my buy box page.
How quickly will I hear back?
I aim to respond within 24 business hours of a complete submission. That’s an answer on whether it fits and what I need next, not a promise that I’ll buy.