Why the question is a fair one
"We buy houses" signs, flyers and websites all look alike, and they cover very different businesses. Some are real local buyers who purchase with their own money and close on a date you choose. Others are middlemen collecting leads, and a few are simply trying to get a signature on a contract first and renegotiate later. If you've landed on this page asking whether it's a scam, you're doing exactly the right thing, and nobody honest should be bothered by the question.
The red flags that matter
Upfront fees are the clearest one. If you're asked to pay for an appraisal, an "admin" charge, a processing fee or a deposit just to receive or accept an offer, stop. A genuine buyer makes their return on the house, not on the seller before closing.
The second is no lawyer. Every Ontario sale closes through a real estate lawyer who handles the agreement, the title search and the transfer of funds. A buyer who wants to skip that, or who insists you use only their lawyer and discourages you from getting your own advice, is asking you to give up your protection.
The third is no proof of funds. Ask to see it. A real buyer can show that the money exists, whether through a bank letter or confirmation from their lawyer, without any fuss.
The fourth is pressure. An offer that is "only good today", a number that drops after the walkthrough with no explanation, or a reluctance to put anything in writing are all the same warning in different clothes.
Middlemen are not automatically bad, but ask
Some companies sign a contract with you and then pass it on to a different buyer. That is a legal practice in Ontario when it's done openly, and our post on what wholesaling is explains how it works. The issue is when it isn't disclosed. A simple question settles it: "Are you buying this house yourself, or selling the contract to someone else?" A straight answer is a good sign.
How to check any buyer, including us
Search the business name and look for a real local history of purchases. Ask for references or recent examples. Ask for proof of funds. Have your own real estate lawyer read the agreement before you sign. Compare two or three offers, because the spread between them tells you a lot. And take the time you need: a fair offer will still be fair tomorrow.
Where Cactus Capital stands
Those are the standards we expect to be held to. Ask us the same questions you'd ask anyone, ask for everything in writing, and get a lawyer to look at it. A number from us is free and doesn't commit you to selling. If a cash sale isn't right for your situation, say so, and we'd rather hear that than have you sign something you're unsure about.