Terms of Service

These terms cover your use of this website and the forms on it. They are written to be read, not skimmed. If you do not agree with them, please do not use the site or submit a form.

1. Who we are

CLLUSION Investments LLC is a Kansas limited liability company, registered to do business as a foreign limited liability company in Missouri, Texas, Arizona, Tennessee, Ohio and Nevada. Andrew Caballero is its Member and signs for it. We receive mail at 12641 Antioch Road, Suite 1055, Overland Park, Kansas 66213. That is a mailing address, not an office you can visit.

We are not licensed real estate brokers or agents in any state. We do not represent you, and nothing on this site or in any message from us creates an agency, fiduciary, or advisory relationship. We are not a lender, attorney, accountant, financial advisor, or investment advisor.

2. What this website is, and is not

This website is information about how we work and a way to tell us about a property or your buying criteria. That is all it is.

• No offer is made through this site. Nothing on any page, in any form confirmation, in any email, letter, call or text from us is an offer to purchase a property or to sell a contract, and nothing you submit is accepted as one.
• Any offer we make is in a signed written agreement, and only that agreement binds either side. Until both parties have signed, there is no deal, and either of us may walk away.
• Submitting a form is not a commitment by you and creates no obligation on us to respond, make an offer, or proceed.

3. How we do business

When we agree terms with an owner, we sign a purchase agreement for our own account. We do not act for the owner and we do not act for the eventual buyer. Before closing we may assign that agreement to another buyer for a fee, or we may close ourselves and resell. The buyer who closes pays the price in the agreement; the difference between that price and what we agreed with the owner is ours. We say this on every page because some states require it and because you should know it before you give us anything. Your state-specific rights, including cancellation rights where they exist, are on the state disclosures section, and nothing in these terms limits any right you have under the law of the state where the property is located.

We guarantee no price, no offer, no timeline, and no outcome. Most properties we look at are not a fit. Any figure we mention before a signed agreement is a working number, not a valuation and not an offer. You may get more by listing with a licensed broker, and we will say so when we think that is true.

4. Your submissions

Everything you send through the seller and buyer forms is voluntary. By submitting, you confirm that you are the owner, or are authorised to act for the owner, of any property you describe, that the information is accurate to the best of your knowledge, and that you are at least 18. We may decline any lead, for any reason, without responding. What we collect and how we hold it is in the Privacy Policy; how and when we may contact you is in the Communications terms; how to stop us is on the Do Not Contact page.

Do not send bank statements, tax returns, government identification, proof-of-funds letters, Social Security numbers or account numbers through any form on this site. We do not ask for them here and we will not act on them if they arrive this way.

5. No advice

Nothing on this site is legal, tax, financial, or investment advice, and nothing on it is a substitute for your own attorney, accountant, or licensed real estate professional. Where we describe a statute, we are describing it in plain language as we understand it, for your information; the statute controls, and your own adviser should read it with you.

6. Using the site

You agree not to:

• submit information that is false, or about a property you have no right to discuss;
• use the forms or any endpoint on this site for bulk, automated, or scripted submissions;
• scrape, copy, or republish the site other than for your own personal reference;
• interfere with the site, its security, or the systems behind it.

We may block access or discard submissions that appear to breach these rules.

7. Intellectual property

The text, design, logo and name on this site belong to CLLUSION Investments LLC unless stated otherwise. You may print or save pages for your own reference. You may not use our name or logo to suggest any connection or endorsement that does not exist.

8. Third-party links

We link to statutes, regulators and other sites we think are useful. We do not control them and are not responsible for what they say or how they treat your information.

9. No warranties

THIS WEBSITE IS PROVIDED “AS IS” AND “AS AVAILABLE”, WITHOUT WARRANTY OF ANY KIND, EXPRESS OR IMPLIED, INCLUDING ANY WARRANTY OF ACCURACY, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, OR NON-INFRINGEMENT. We try to keep the site accurate and available, but we do not promise that it will be.

10. Limitation of liability

TO THE FULLEST EXTENT THE LAW ALLOWS, CLLUSION INVESTMENTS LLC AND ITS MEMBER WILL NOT BE LIABLE FOR ANY INDIRECT, INCIDENTAL, CONSEQUENTIAL, SPECIAL OR PUNITIVE DAMAGES, OR FOR ANY LOSS OF PROFIT, DATA OR OPPORTUNITY, ARISING OUT OF YOUR USE OF THIS WEBSITE OR ANYTHING SUBMITTED THROUGH IT. OUR TOTAL LIABILITY FOR ANY CLAIM CONNECTED WITH THIS WEBSITE WILL NOT EXCEED ONE HUNDRED DOLLARS ($100).

This section is about the website. It does not limit any obligation we take on in a signed written agreement, and it does not limit any right the law does not let us limit. Some states do not allow some of these limitations, in which case they apply only as far as that state allows.

11. Indemnity

If a third party brings a claim against us because you submitted false information, described a property you had no right to describe, or otherwise broke these terms, you agree to cover our reasonable costs, including attorney fees, in dealing with it.

12. Governing law and venue

These terms are governed by the laws of the State of Kansas, without regard to its conflict of laws rules. Any dispute about this website or these terms will be brought in the state or federal courts sitting in Johnson County, Kansas, and you agree to that venue. This clause covers the website only; a signed purchase agreement carries its own governing-law and venue terms, which will usually follow the state where the property is.

13. Changes

We may change these terms. When we do, the effective date at the top changes with them, and the new terms apply to your use of the site from that date. We do not change them retroactively for anything you already submitted.

14. Contact

CLLUSION Investments LLC
12641 Antioch Road, Suite 1055
Overland Park, Kansas 66213
business@cllusion.com · 913-368-0493

CLLUSION Investments LLC is a Kansas limited liability company registered to do business in Kansas, Missouri, Texas, Arizona, Tennessee, Ohio and Nevada. We put houses under contract and may assign that contract to the buyer who closes. We are not licensed real estate brokers or agents in any state.