Property Investment Company in Chicago
Call (312) 975-5557 — we buy houses for cash in Chicago and respond in 24 hours, 7 days a week.
As a local property investment company, we work with homeowners across all 77 Chicago neighborhoods. Whether you need a fast cash sale or want to explore your options as a residential property investment, we help you close on your terms — any condition, any timeline, no repairs, no commissions, no closing costs.
Residential Property Consulting
We help Chicago homeowners navigate three main selling options:
Traditional listing with a realtor
Best for: Houses in great condition, sellers with 6-12 months to wait, properties in high-demand neighborhoods
Pros: Usually nets the highest price, agent handles marketing and showings
Cons: 5-6% commission fees ($15,000-$30,000+ on most Chicago homes), requires repairs and staging, 6-12 month timeline
Selling for cash to investors (like us)
Best for: Properties needing repairs, urgent timelines, avoiding agent fees, complex situations
Pros: No repairs, no showings, close in 7-14 days, no commission fees
Cons: Offers typically 70-85% of retail value (but you save repair costs and fees)
For Sale By Owner (FSBO)
Best for: Experienced sellers, properties in hot neighborhoods, those willing to handle everything themselves
Pros: Save commission fees, full control of the process
Cons: Time-intensive, legal complexity, buyers know you're unrepresented, may net less than agent-assisted sale
Our residential property consulting service will help you understand which path makes the most financial sense for YOUR situation—not push you toward the option that benefits us.
Sell House Without Realtor: Is FSBO Right for You?
Thinking about skipping the realtor and selling your Chicago house yourself? For Sale By Owner (FSBO) can save you thousands in commission fees, but it's not easy.
What selling without a realtor actually involves:
Pricing your home correctly
Too high and it sits. Too low and you leave money on the table. You need access to recent comp sales and an understanding of your local Chicago market.
Marketing and generating buyer interest
Professional photos, MLS listing (costs $300-500 for FSBO), social media promotion, yard signs, open houses—all on you.
Managing showings and negotiations
Coordinating buyer visits, fielding lowball offers, negotiating repairs after inspection—without an agent buffering emotional reactions.
Navigating legal requirements and paperwork
Chicago real estate contracts, disclosure requirements, title work, escrow coordination—mistakes here can cost you or kill deals.
When FSBO makes sense:
Your house is in excellent condition
You're in a hot neighborhood with high buyer demand
You have time to handle everything (3-6 months minimum)
You're comfortable with negotiation and legal paperwork
You're willing to be available for showings on short notice
When FSBO doesn't make sense:
Your house needs repairs or updates
You need to sell quickly (under 60 days)
You're not comfortable with negotiation
You don't have time for showings and marketing
The property has complications (liens, title issues, code violations)
Our honest take: Most Chicago FSBO sellers end up netting less than if they'd hired an agent or sold for cash. Buyers expect a discount when dealing directly with sellers, and inexperienced sellers often accept lower offers or make costly mistakes.
We'll help you run the numbers and compare what you'd actually net from FSBO vs. agent-assisted sale vs. cash sale—complete transparency, no pressure.
Our Simple 4-Step Process
Step 1: Tell Us About Your Situation (5 Minutes)
Call or fill out our online form. We'll ask about location, condition, your timeline, and situation.
Step 2: We Visit Your Property (30 Minutes)
We schedule a quick walkthrough at your convenience. No pressure, just assessing the property.
Step 3: Receive Your Cash Offer (24 Hours)
We send you a written cash offer with a complete breakdown of how we calculated the price.
Step 4: Close When You're Ready (7-60 Days)
You pick the closing date. We handle all paperwork and wire your proceeds the same day you sign.
Sell My House Fast Chicago: When Speed Matters Most
Sometimes life doesn't give you 6-12 months to sell. Job relocations, divorce, financial pressure, foreclosure—when you need to sell your Chicago house quickly, you need options that work on your timeline.
Fast-sale options we help homeowners navigate:
Cash sale to investors (7-14 day closing)
Best for: Urgent timelines, properties needing repairs, avoiding agent fees
Reality check: You'll get 70-85% of retail value, but you save 5-6% in commissions, skip repair costs, and close in weeks instead of months
Quick-close agent (60-90 day sale)
Best for: Decent condition homes, sellers who can wait 2-3 months
Reality check: Agents can't control buyer financing timelines or inspection demands—deals still fall through
iBuyer programs (Zillow, Opendoor)
Best for: Cookie-cutter homes in predictable neighborhoods
Reality check: Often lower offers than local cash buyers, high fees (7-10%), fewer options in Chicago than other markets
Short sale (if you owe more than house is worth)
Best for: Underwater mortgages, avoiding foreclosure
Reality check: Takes 4-6 months, requires bank approval, damages credit but less than foreclosure
We help you compare these options side-by-side with real numbers based on YOUR house and situation. No guesswork, no sales pitch—just honest math.
Code Violation Property Buying: We Handle City Citations
Chicago Building Department citations pile up fast. Each violation comes with fines, court dates, and the looming threat of demolition orders. Traditional buyers won't touch properties with active violations.
We buy houses with code violations throughout Chicago:
Common violations we deal with:
Building without permits
Unpermitted additions, finished basements, converted attics—we take over all permit issues
Failed inspections and safety hazards
Electrical violations, missing smoke detectors, structural concerns flagged by the city
Exterior maintenance violations
Peeling paint, broken windows, collapsing porches, overgrown yards
Occupancy violations
Illegal conversions, too many unrelated tenants, basement apartments that don't meet code
Demolition orders
Properties the city has condemned or threatened to demolish
We take the entire problem off your hands and give you cash to move forward with your life.
Hoarder House Buying: Compassionate Solutions for Difficult Situations
Hoarding situations are overwhelming—both emotionally and practically. Whether it's your own home or an inherited property, dealing with years of accumulated belongings feels impossible.
We specialize in buying Chicago hoarder houses as-is:
No cleanout required before we buy
Leave everything exactly where it is. We handle all junk removal, estate cleanouts, and disposal after closing—at no cost to you.
Respectful, judgment-free approach
We've seen it all. There's no situation that shocks us or changes how we treat you. We understand this is difficult.
Quick closing to end the burden
Most hoarder house sales close in 14-21 days. Stop paying property taxes and insurance on a house you can't deal with.
Handle all legal and safety concerns
If there are code violations or city citations related to the property condition, we take care of them after closing.
Common hoarder situations we help with:
Inherited homes where deceased relatives accumulated decades of belongings
Properties with floor-to-ceiling items in every room
Houses with sanitation or safety concerns
Homes with structural damage hidden under years of clutter
Situations where family members can't face the emotional task of sorting through everything
The reality: Professional hoarder cleanout services in Chicago cost $5,000-$50,000+ depending on severity. Most families don't have that cash upfront or the emotional capacity to oversee the process.
Our solution: We buy your house as-is, handle the entire cleanout ourselves, and you walk away with cash—no sorting, no cleaning, no stress.
Confidential consultation: Call (312) 975-5557 to discuss your situation privately.
Free Home Valuation in Chicago
Curious what your property is worth as a cash sale? We provide honest, no-obligation valuations based on real Chicago market data.
Your free valuation includes:
Cash offer based on actual condition
We assess repairs needed and calculate exactly what we can pay
Usually delivered within one business day
Quick turnaround so you know where you stand immediately
No pressure to sell
Get your number, compare it to other options, make the best decision for your situation
Detailed explanation of our calculation
We show you comparable sales, repair costs, and how we arrived at our offer—complete transparency
Call (312) 975-5557 or fill out the form below to get your free Chicago property valuation.
Why Choose Dello Investments
Woman, Veteran & Latine-Owned
Alexa and Karen are Chicago-based real estate investors who've been buying properties since 2021.
Local Expertise
We know Chicago neighborhoods, property values, and local market dynamics. We're not a franchise.
Transparent Pricing
We show you exactly how we calculate our offers—comps, repair costs, holding costs, our profit margin.
Fast Closings
Most of our sales close in 7-14 days. Need longer? We accommodate your timeline.
We Actually Close
We have cash ready and in-house property management. We don't back out or renegotiate.
★★★★★ 5.0 stars ·4 Google reviews
Source: Google
Helping Chicago Homeowners Since 2021
We're established, local, and easy to verify
We Buy Houses in All Chicago Neighborhoods
North Side: Lincoln Park, Lakeview, Rogers Park, Uptown, Edgewater, Lincoln Square
Northwest Side: Logan Square, Avondale, Jefferson Park, Portage Park, Irving Park
West Side: Austin, Humboldt Park, West Town, Garfield Park, North Lawndale
South Side: Englewood, Roseland, Chatham, Auburn Gresham, Hyde Park, Bronzeville, South Shore
Southwest Side: Pilsen, Bridgeport, Brighton Park, Beverly, Ashburn, Mount Greenwood
Cook County Suburbs: Oak Park, Evanston, Cicero, Berwyn, Naperville, and all suburbs
See All Neighborhoods We Serve →
Helpful Chicago guides: If you’re dealing with an inherited property, start with inherited property buyouts. If the home is vacant, read about Chicago vacant home risks. If repairs feel endless, compare winterizing vs selling as-is.
Ready to Sell Your Chicago House for Cash?
Three easy ways to get started:
📞 Call: (312) 975-5557
Talk to a real person today—available 7 days a week
📝 Get Your Offer:
Fill out the form on our homepage, and we'll contact you within 2 hours
📧 Email: connect@delloinvestments.com
Send us your address and situation