Once we find the home that meets your needs we will submit an offer to the Seller. Obviously a cash sale gives you additional leverage over other offers, but I should caution you that in this price range most bidders will be well qualified so any offer will be considered serious.
Typically with cash sales the Seller likes to see Earnest Money at around 10%, but any substantial amount will work. Because it is a cash sale closing should go quickly as we will not have to wait on the lender to get their work done. You also will have some options with regard Title Company, Appraiser, Inspector, etc. since we won't have a lender to appease.
These types of deals usually go very smoothly.
By the why, this is a great time to buy in Fountain Hills. It is still relatively undiscovered.