These Terms of Service (“Terms”) govern your use of x3investmentgroup.com and the services provided by X3 Investment Group LLC, a Michigan limited liability company doing business as Old Town House Buyers (“we,” “us,” “our,” or the “Company”). By using this website or submitting information through any form, you agree to these Terms.
Old Town House Buyers is a DBA of X3 Investment Group LLC. We are real estate investors. We purchase residential property for cash on our own account and may resell or assign property to other investors. We are not real estate agents or brokers, and we are not authorized to provide legal, tax, or financial advice. Sellers should always consult their own counsel before signing a contract.
When you submit your property information through our form, we may make a cash offer to purchase your property. Any offer we make is non-binding until both parties sign a written purchase agreement. You are free to accept, decline, or counter any offer. You may also list your property with a realtor or accept any other offer at any time, even after engaging with us.
Our offers are based on comparable recent sales, estimated repair costs, holding costs, and the spread required for our investment to make sense. Our offers are typically below retail market value. We make no representation that our offer is the highest you could receive.
By submitting any form on this site, you expressly consent to receive phone calls, text messages, and emails from us at the contact information you provide, including:
This consent is required by the Telephone Consumer Protection Act (TCPA) and applicable state laws (including Utah SB-149/0226, California AB-2905, Colorado AI Act, and the Maine Chatbot Disclosure Act). You may opt out at any time by replying STOP to any text, saying “don’t call me again” on a call, or emailing [email protected]. Once you opt out, we will not contact you again about that property.
Our handling of your personal information is described in our Privacy Policy, which forms part of these Terms.
Any purchase agreement we sign with you will include an inspection period (typically 7–45 days) during which we may cancel the contract for any reason in our sole discretion by providing written notice. If we cancel within the inspection period, any earnest money you have not received will be returned per the contract terms.
We may assign our purchase contract to another investor or buyer without further consent from you, unless the contract specifically prohibits assignment. The end buyer will be obligated to honor the original purchase price and terms agreed with you.
Submitting our form does not guarantee an offer, an offer of any particular amount, or a closing. We may decline to make an offer at any time without explanation. We may also withdraw an offer at any time before a binding written agreement is signed by both parties.
To the maximum extent permitted by law, X3 Investment Group LLC, its officers, employees, and agents are not liable for any indirect, incidental, special, consequential, or punitive damages arising from your use of this website or our services. Our total liability for any claim is limited to the lesser of (a) any earnest money we have paid you under a signed contract or (b) one hundred U.S. dollars ($100).
These Terms are governed by the laws of the State of Michigan. Any dispute arising under these Terms shall be resolved exclusively in the state or federal courts located in Livingston County, Michigan.
We may update these Terms from time to time. The updated Terms will be posted on this page with a revised effective date. Your continued use of the site after changes constitutes acceptance.
Questions about these Terms? Email [email protected].
X3 Investment Group LLC
Howell, Michigan
Parent: X3 All-American Holding LLC