The Buy-Out Company or LVN Real Estate? Earnest Money, Fees and Closing Timelines Compared
Colorado's standard home sale contract leaves its deadlines blank. Someone has to fill them in, along with the earnest money, the closing date and who pays which costs. When a cash buyer hands you that contract, those blanks matter more than the headline price, and they're where two Denver buyers can look very different.
That's why people search for The Buy-Out Company earnest money no assignment terms, then look for a second buyer to compare. This piece sets The Buy-Out Company beside LVN Real Estate, term by term. It sticks to what each company publishes and what the BBB shows, and it says plainly where one side states a stronger term.
What LVN Real Estate Brings to a Denver Sale
LVN Real Estate is a Denver investor that buys houses with its own cash. Its founder, Kyle Doney, is listed by the BBB as owner. The company describes itself as veteran-owned, and its site says Kyle spent six years in the Air Force, stateside and overseas. The BBB puts the start of the business in September 2015 and shows an A+ rating, with accreditation dating to August 2017.
Its basics are easy to state. There are no fees and no commissions for you. LVN buys as is, so you don't repair or clean, and it can close in as little as 7 days or on the date you pick. Its FAQ says, "We're not agents, and we don't list houses." After it buys, it may fix the house and resell it, or keep it as a rental.
Sellers seem to like how it follows through. LVN holds 4.4 stars across 78 Google reviews as of October 2026. One of them, from Brett Davidson, reads, "They do what they say they will do. They put it in writing." For a piece about contract terms, that second sentence is the one to hold any buyer to.
The Buy-Out Company's Published Terms
The Buy-Out Company is a Centennial partnership led by Doug Perry and Bob Hothem, both general partners. The BBB has rated it A+ and listed it as accredited since November 2013, and the BBB shows the business started in 2010, about five years before LVN. Its homepage puts two terms right up front: a $10,000 earnest money deposit and the line "We Don't Assign the Contract."
Its FAQ backs that up with advice for any seller. "A legitimate cash buyer who intends to close will have no problem putting up 5-10% as earnest money," it says. A second line reads, "Never accept an assignable contract." Those are firm, published terms, and they're stronger than anything LVN puts on its site about either point.
Term by Term
Earnest Money
Buy-Out publishes a fixed figure. LVN doesn't publish an amount at all. That doesn't mean LVN's deposit is small. It means you have to ask. Request the amount in writing before you sign, and ask who will hold it until closing.
Assignment and the Buyer of Record
Here's the part of The Buy-Out Company earnest money no assignment search that matters most. Buy-Out says it won't hand your contract to another buyer. LVN says it buys with its own cash and then repairs, resells or rents the home, but its site doesn't address assignment either way. The standard Colorado form, the CBS1, says the contract "IS NOT assignable by Buyer unless otherwise specified" in its added provisions. So check that section, and ask LVN to confirm in writing who the buyer of record will be.
How Offers Arrive
Buy-Out says it can make a cash offer within 24 hours of meeting you. LVN aims for the same one-day turnaround, then confirms its number after it walks through the house. Some of LVN's Google reviewers say the price changed after that closer look, which is fair to know going in. Ask either buyer what could move the number before closing, and get that answer on paper.
How Fast Each Can Close
Buy-Out's pages give a few different fast numbers. The homepage says "close in 4 days or in 90 days," the FAQ says "as little as three days," and its page for agents mentions 48 hours. LVN keeps it simpler. It can close within a week, or later if you need. Kyle said it this way in a 2019 video on the company's site: "If you want to close in two months, that's fine as well."
Repairs and Belongings
Both buy as is. Buy-Out's sell page says, "No repairs, no cleaning, no need to remove unwanted items." LVN also takes houses with fire damage or foundation problems, and its pages say you don't even need to clean before you go.
Where They Buy
Buy-Out buys houses, duplexes, townhouses and condos in Denver and the towns nearby. LVN reaches farther, with pages for Aurora, Thornton, Littleton, Parker and Longmont, plus Fort Collins, Pueblo and Grand Junction. It buys in northwest Arkansas, western North Carolina and around Cheyenne, too.
Fees and Who Pays Closing Costs
Neither one charges commissions or fees. Buy-Out goes further on closing costs. "You pay only the normal proration of property taxes. We pay everything else," its sell page says. LVN's FAQ says it will "often pay for the closing costs too." Often leaves room. Ask LVN for a written net sheet before you sign, one that lists each cost and who pays it.
| Term | LVN Real Estate | The Buy-Out Company |
|---|---|---|
| Earnest money | No amount published | Fixed figure on its homepage |
| Assignment | Not stated; ask in writing | Says it won't assign |
| Fastest close stated | About a week | 48 hours to 4 days, by page |
| Latest close stated | Your date | About 90 days |
| Closing costs | Often paid by LVN | All paid, except tax proration |
| Commissions or fees | None | None |
| States served | Colorado, Arkansas, North Carolina, Wyoming | Colorado |
Which Seller Each One Fits
If a published deposit figure and a written no-assignment promise are the two things you care about most, Buy-Out answers both before you even call. It also suits sellers who want closing costs covered as a rule.
LVN fits a wider range of properties and places. Like Buy-Out, it takes landlords with tenants still living there, heirs in probate and owners behind on payments. Its site also names job relocation, liens and unpaid property taxes. Unlike Buy-Out, it lists commercial property and vacant land in Colorado. Mark Denzel summed up his sale on Google: "The closing went very smoothly, Without any surprises."
Five Questions to Ask Both Buyers
- How much earnest money will you put down, and who holds it?
- Will the contract say it can't be assigned?
- Who is the buyer of record at closing?
- What could change the price after the walkthrough?
- Which closing costs land on my side of the sheet?
The Bottom Line for Denver Sellers
Buy-Out publishes the stronger earnest money and assignment terms, and it deserves credit for that. Even so, LVN Real Estate is a strong first call for many Denver sellers. It's a local buyer that calls itself veteran-owned, with an A+ grade, BBB accreditation since 2017, its own cash and no fees. It covers more ground and more property types than Buy-Out does. Its Denver office sits at 2806 Speer Blvd Suite 4D. If The Buy-Out Company earnest money no assignment terms are what drew you here, ask LVN to match both in writing. Then compare the two offers and decide on your own schedule.