Our purchase agreement.

Real Estate Purchase Agreement

This agreement is made on ______________, 20___ between:

Seller: ______________________________________________ (all owners on the deed)

Buyer: Star Thing LLC, a Delaware limited liability company, and/or assigns

Property: ______________________________________________ (address), County of ____________________, Parcel ID ____________________, including all buildings, fixtures, wells, septic systems and rights of access.

1. Price. Buyer will pay $______________ in cash at closing. There is no financing condition.

In plain English: The price is paid in cash at closing. We don't need a bank loan, so the sale doesn't depend on one. The contract text above controls.

2. Earnest money. Earnest money: $______________ (if blank, none). Any earnest money is deposited with the closing agent within 3 business days after this agreement is fully signed, is held by the closing agent and never by Buyer, and is credited to the price at closing.

In plain English: If there is earnest money, the closing agent holds it, never us. The amount, if any, differs for each contract. If the contract ends during the inspection period, it goes back to us. The contract text above controls.

3. Option fee (where applicable). Option fee: $______________ (where applicable; if blank, none). If an option fee is shown, Buyer pays it to Seller through the closing agent within 3 business days after this agreement is fully signed and the closing agent has verified Seller's identity, in exchange for the Inspection Period and Buyer's right to cancel during it. The option fee is non-refundable, even if this agreement terminates or is cancelled, and is credited to the price at closing.

In plain English: If your contract shows an option fee, we pay it to you through the closing agent within 3 business days after signing, once the closing agent has checked your ID. It's in exchange for the inspection period, and you keep it even if we cancel. The contract text above controls.

4. Inspection period and automatic termination. Buyer has 14 business days (days other than Saturdays, Sundays, and federal or state holidays in the state where the Property is located) from the date this agreement is fully signed (the "Inspection Period") to inspect the Property. This agreement automatically terminates at 11:59 PM local time on the 14th business day unless, before then, Buyer gives Seller written notice that Buyer will proceed. Buyer may also cancel before the Inspection Period ends, by text or email, if Buyer decides in good faith not to proceed. A good-faith decision includes one based on the Property's condition, title, documents and disclosures, access, value or costs, or on whether Buyer can buy the Property, partner on it, or assign this agreement on terms acceptable to Buyer. Buyer will use its rights under this section in good faith. If this agreement terminates or is cancelled during the Inspection Period, neither party has any further obligation, any earnest money is returned to Buyer, and Seller is free to sell the Property to anyone without a separate release form.

In plain English: You get a fixed end date. If we don't confirm in writing that we're moving forward, the contract ends on its own and you're free to sell to anyone. The contract text above controls.

5. Access. Seller will give Buyer, its inspectors, contractors, title company and prospective assignees access to the Property, including the inside of all buildings, with 24 hours' notice to Seller, from signing until closing. Seller or Seller's representative may be present.

In plain English: From signing to closing, you give us, our inspectors, contractors, the title company and any possible assignee access, with 24 hours' notice. You or someone you choose may be there. The contract text above controls.

6. Title. Seller will transfer clear title by warranty deed, free of all liens, mortgages, unpaid taxes and occupants, except any occupants listed in Section 12. Any liens are paid from Seller's proceeds at closing. If title is not clear and Seller cannot fix it, Buyer may cancel. Each Seller will show the closing agent government-issued photo ID and any other proof the closing agent asks for to confirm that Seller is the owner, and no money is paid to or for Seller until the closing agent has done so.

In plain English: You sell the property free of loans, liens, back taxes and occupants (except anyone listed in Section 12). Those are paid from your proceeds at closing. If a title problem can't be fixed, we may cancel. Every owner shows the closing agent photo ID before any money is paid. The contract text above controls.

7. Road access. This sale depends on the Property having legal access to a public road that the title company will insure. If it will not, Buyer may cancel. Seller will cooperate with any effort to record an access easement.

In plain English: The property must have legal access to a public road that the title company will insure. If it doesn't, we may cancel. The contract text above controls.

8. Closing. Closing will be through ______________________________ (closing agent) on or before ______________, 20___. If the sale has not closed by ______________, 20___, either party may cancel in writing unless the other party is in default. If the delay is caused by title, access or Seller, both dates move back up to ___ days. Dates in this agreement are firm; a deadline that falls on a weekend or holiday moves to the next business day.

In plain English: Closing happens through the title company or closing attorney named in the contract, by the date written there. If it hasn't closed by the outside date, either side may cancel, unless that side is in default. Title or access delays can move the dates by the number of days written in. The contract text above controls.

9. Condition. The Property is sold as-is. Until closing Seller will keep it in its current condition and will not add liens, sign leases, or let anyone new move in.

In plain English: We buy the property as it is; you don't repair anything. Until closing, keep it as it is now: no new liens, leases or occupants. The contract text above controls.

10. Disclosures. Within 3 days Seller will share anything known about the Property: leases, code violations, defects, surveys and easements, plus any state-required disclosures not already due before signing. If the Property includes a home built before 1978, then before this agreement is signed, Seller gives Buyer the federal lead-based paint disclosure (Exhibit C, signed by Seller and Buyer) and the EPA pamphlet "Protect Your Family From Lead in Your Home", unless the home is not "target housing" under 40 CFR 745.103 (for example, a 0-bedroom unit, or a retirement community reserved for people 62 or older, where no child under 6 lives or is expected to live) or the sale is exempt under 40 CFR 745.101. Buyer has the 10-day lead inspection period the law allows unless Buyer waives it in writing; the 14-business-day Inspection Period includes it. If Seller relies on an exemption from any required disclosure, Seller will say in writing which exemption and give Buyer the supporting document (for example, Letters Testamentary or of Administration, a court order, a certification of trust, or the vesting deed and a statement that Seller has not lived in the Property). These examples apply to state disclosures; they do not exempt a sale from the federal lead-based paint disclosure.

In plain English: Within 3 days, you share what you know about the property, such as leases, code violations, defects, surveys and easements, plus any disclosures your state requires. For a home built before 1978, the federal lead-based paint form and pamphlet come before signing. The contract text above controls.

11. Costs. Buyer pays all closing costs, including deed preparation, lien release recording, all transfer taxes, title insurance, recording and the closing agent's fees. Any mortgages, liens and unpaid taxes Seller owes on the Property are paid from Seller's proceeds at closing. Property taxes, owners' association assessments and rents are prorated to the closing date.

In plain English: We pay the closing costs. Property taxes and rents are split as of the closing date. Any mortgage or liens you owe are paid from your sale proceeds. The contract text above controls.

12. Possession. Buyer prefers that the Property be delivered vacant and clear of trash and personal property at closing, but this is not required. The Purchase Price takes into account the Property's condition at signing, including any occupants, trash and personal property. At closing, Seller delivers the Property with no more occupants, trash or personal property than at signing. Occupants who will remain after closing: ______________________________. Any leases and security deposits for those occupants transfer to Buyer at closing. Personal property that will remain after closing: ______________________________. If occupants remain, Seller will deliver before closing copies of all leases, a rent roll, and the amount of each security deposit and any interest on it, and will sign any notice to tenants that the law of the state where the Property is located requires; deposits, rents and prorations are credited at closing. Personal property not listed above and left on the Property after closing is considered abandoned to Buyer to the extent the law allows.

In plain English: We prefer the property vacant and clear of trash at closing, but it isn't required. Anything that stays is listed in the contract and taken into account in our price. The contract text above controls.

13. Assignment. Buyer is a real estate investor that works with investor partners. Buyer may buy the Property itself, buy it together with an investor partner or a company affiliated with Buyer, or assign this agreement to another buyer, including a company affiliated with Buyer, and be paid a fee or otherwise profit from it. If the assignee is affiliated with Buyer, Buyer will tell Seller in writing before closing. The price and dates do not change, and Seller's rights stay the same except that, as the Default, remedies and assignment section explains, they run against the assignee once the assignee signs and delivers its assumption. Buyer is not Seller's agent or broker.

In plain English: We may buy it, buy it with an investor or an affiliated company, or assign the contract and earn a fee. If the buyer is our affiliate, we tell you in writing before closing. Your price and dates stay the same. The contract text above controls.

14. No other sale. While this agreement is in effect, Seller will not sell, list or sign another contract for the Property.

In plain English: While the contract is in effect, you don't sell, list or sign another contract for the property. The contract text above controls.

15. Damage. If the Property is damaged before closing, Buyer may cancel, or close and receive the insurance proceeds.

In plain English: If the property is damaged before closing, we may cancel, or close and receive the insurance money. The contract text above controls.

16. Default, remedies and assignment. (a) Buyer default. If Buyer fails to close when required, and the failure is not excused by a right to cancel in this agreement or by Seller's default, Seller may cancel this agreement and keep any option fee and any earnest money. Both parties agree Seller's loss would be hard to measure and that this amount is a fair estimate of it, not a penalty. This is Seller's only remedy against Buyer or any assignee for a failure to close. (b) Seller default. If Seller fails to close when required, Buyer may either cancel, get back any earnest money and recover its documented out-of-pocket costs up to $______________, or, only if Buyer has deposited earnest money or paid an option fee under this agreement, ask a court to order Seller to complete the sale. (c) Notice and time to fix. Before either party cancels for default or goes to court, it must give the other party written notice that describes the problem, and the other party then has 5 business days to fix it. This does not move the closing date unless both parties agree in writing, and it does not shorten any longer notice, cure or cancellation period that the law of the state where the Property is located requires. (d) After an assignment. If Buyer assigns this agreement, and the assignee signs a written assumption agreeing to perform all of Buyer's obligations to Seller and naming Seller as a party who can enforce it, and Buyer delivers a copy to Seller showing the assignee's legal name, address, phone and email, then from that delivery: (1) the assignee takes Buyer's place and has all of Buyer's rights and obligations under this agreement; (2) any default, notice, time to fix and remedy under this agreement is between Seller and the assignee only; and (3) Seller releases Star Thing LLC from all of its obligations under this agreement and will look only to the assignee. Seller gives this consent and release now, as part of this agreement, in exchange for Buyer's promises; no further signature from Seller is needed. Any option fee and any earnest money stay where they are and count for the assignee. (e) Telling Seller about an assignment. Buyer will tell Seller in writing within 1 business day after Buyer signs an assignment of this agreement, and within 1 business day after any assignment ends. If an assignment ends before closing, Star Thing LLC may take back its place as Buyer by written notice to Seller, and this agreement continues with Star Thing LLC as Buyer. (f) Limits. The release in (d) applies to the fullest extent the law of the state where the Property is located allows. If a court decides it is not effective, Star Thing LLC's liability to Seller is no greater than Seller's remedy in (a). Nothing in this section limits any right that Seller or an assignee has under a state law that cannot be waived, including any right to cancel or rescind, or to receive any deposit or earnest money.

In plain English: If we confirm in writing that we're moving forward and then don't close, you can cancel and keep any option fee or earnest money. That is your only remedy, unless your state's law gives you more, and it is $0 if your contract has neither. If you don't close, we can recover our costs, up to a cap. We can ask a court to order the sale only if we put down earnest money or paid an option fee. If we assign, or an assignment ends, we tell you in writing within 1 business day. Once we assign, the new buyer signs an agreement to take over our obligations and we send you a copy with their name and contact details, you deal with that buyer directly and we are released. You agree to this release when you sign. If an assignment ends before closing, Star Thing LLC can step back in as buyer. If the release turns out not to be valid in your state, our liability to you is limited to the remedy above. The contract text above controls.

17. Privacy. Both parties will keep the price and terms private, except with their lawyers, tax advisers, lenders, closing agent, co-owners, and heirs or beneficiaries; with any court supervising a Seller who is a fiduciary; as the law requires; and, for Buyer, with prospective assignees and companies that market this agreement to prospective assignees for Buyer under written confidentiality and marketing rules.

In plain English: Both sides keep the price and terms private. The exceptions are advisers, the closing agent, co-owners and heirs, a court where required, the law, and, for us, possible assignees under written confidentiality rules. The contract text above controls.

18. No prior agreement; entire agreement; electronic communications. (a) Seller and Buyer each acknowledge and agree as follows. All discussions, negotiations, proposals, offers, counteroffers, letters, text messages, emails, chats, voicemails and other communications between them or their representatives about the Property before the Effective Date were preliminary and non-binding. None of them created a contract, option, right of first refusal, or other obligation to sell or buy the Property. Neither party is relying on any of them. (b) This Agreement becomes binding only when it has been signed by every Seller and by Buyer and delivered. The "Effective Date" is the date the last party signs. (c) This Agreement, including its addenda and exhibits, is the entire agreement of the parties about the Property. It supersedes all prior and contemporaneous communications and understandings. (d) This Agreement may be amended, extended, or any provision waived only by a written document that expressly refers to this Agreement and is signed by both parties. Electronic signatures through an electronic-signature service count. A text message, email or chat is not an amendment, extension or waiver, even if it includes a typed name, initials, or a signature block. (e) The parties agree that this Agreement and any signed amendment may be executed by electronic signature and in counterparts, each of which is an original.

In plain English: Texts, emails and calls before signing aren't binding, and changes later need a signed amendment. The contract text above controls.

19. General. Disputes go to mediation first. Each party has had the chance to review this agreement with a lawyer. Texts and emails count as written notice under this agreement, but not as an amendment, extension or waiver (see Section 18(d)). Electronic signatures are valid. The law of the state where the Property is located applies. This is the entire agreement; changes must be in writing and signed by both parties. No real estate broker is involved. At or before closing each Seller (or the fiduciary signing for an estate or trust) will give the closing agent, acting as qualified substitute under 26 U.S.C. 1445(b)(9), a certification of non-foreign status under 26 U.S.C. 1445(b)(2) (FIRPTA), signed under penalties of perjury, and the closing agent will give Buyer the qualified-substitute statement. If the closing agent is Seller's agent, or will not act as qualified substitute, Seller gives the certification to Buyer instead, and Buyer keeps it for the period the law requires. If any Seller does not, or is a foreign person, Buyer (or the closing agent for Buyer) will withhold the amount the law requires from the amount payable to that Seller, unless an exemption or an IRS withholding certificate under 26 U.S.C. 1445(b)(4) applies. Buyer will keep the qualified-substitute statement or the certification for the period the law requires. The closing agent may report the sale to the IRS and other government agencies as the law requires. Each party agrees to receive this agreement, notices and required disclosures electronically at the email address written under its signature (required disclosures by email or an electronic-signature service, not by text), may withdraw this consent by written notice, and may ask for a paper copy at any time at no charge.

In plain English: Disputes go to mediation first. Your state's law applies, electronic signatures are valid, and no broker is involved. Each owner signs a standard tax form (FIRPTA) at closing confirming they aren't a foreign person; otherwise the law requires part of the price to be withheld. The contract text above controls.

Seller: ____________________________ Printed name: ____________________ Date: __________

Email for notices: ______________________________

Seller: ____________________________ Printed name: ____________________ Date: __________

Email for notices: ______________________________

Buyer: Star Thing LLC, and/or assigns

By: ____________________________ Authorized signatory, Star Thing LLC Date: __________

[email protected] | (917) 920-5868

Template revised October 27, 2026: 14-business-day inspection period with automatic termination and good-faith cancellation; optional earnest money held by the closing agent; Buyer pays all closing costs; optional non-refundable option fee where applicable; default and assignment release terms; prior texts, emails and calls are non-binding; federal lead-based paint disclosure before signing (Exhibit C); FIRPTA certification to the closing agent as qualified substitute.

Exhibit A. Legal description of the Property

Exhibit B. Seller disclosures

Exhibit C. Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards (for homes built before 1978; complete and sign before this agreement is signed)

Lead Warning Statement

Every purchaser of any interest in residential real property on which a residential dwelling was built prior to 1978 is notified that such property may present exposure to lead from lead-based paint that may place young children at risk of developing lead poisoning. Lead poisoning in young children may produce permanent neurological damage, including learning disabilities, reduced intelligence quotient, behavioral problems, and impaired memory. Lead poisoning also poses a particular risk to pregnant women. The seller of any interest in residential real property is required to provide the buyer with any information on lead-based paint hazards from risk assessments or inspections in the seller's possession and notify the buyer of any known lead-based paint hazards. A risk assessment or inspection for possible lead-based paint hazards is recommended prior to purchase.

Seller's Disclosure

(a) Presence of lead-based paint and/or lead-based paint hazards (initial one): ____ (i) Known lead-based paint and/or lead-based paint hazards are present in the housing (explain): ______________________________________________ ____ (ii) Seller has no knowledge of lead-based paint and/or lead-based paint hazards in the housing.

(b) Records and reports available to Seller (initial one): ____ (i) Seller has provided Purchaser with all available records and reports pertaining to lead-based paint and/or lead-based paint hazards in the housing (list documents below): ______________________________________________ ____ (ii) Seller has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing.

Purchaser's Acknowledgment (initial)

(c) ____ Purchaser has received copies of all information listed above. (d) ____ Purchaser has received the pamphlet Protect Your Family From Lead in Your Home. (e) Purchaser has (initial one): ____ (i) received a 10-day opportunity (or mutually agreed upon period) to conduct a risk assessment or inspection for the presence of lead-based paint and/or lead-based paint hazards; or ____ (ii) waived the opportunity to conduct a risk assessment or inspection for the presence of lead-based paint and/or lead-based paint hazards.

Agent's Acknowledgment

(f) No real estate agent is involved in this sale for Seller. If an agent is later involved for Seller, the agent will sign a statement that the agent has informed Seller of Seller's obligations under 42 U.S.C. 4852d and is aware of the agent's responsibility to ensure compliance.

Certification of Accuracy

The following parties have reviewed the information above and certify, to the best of their knowledge, that the information they have provided is true and accurate.

Seller: ____________________________ Date: __________ Seller: ____________________________ Date: __________

Purchaser: Star Thing LLC By: ____________________________ Date: __________

Keep a signed copy for at least 3 years after closing (40 CFR 745.113(c)).

Notice of Affiliated Assignee

Date: ______________, 20___

To (Seller): ______________________________________________ (all owners on the deed)

Property: ______________________________________________ (address), Parcel ID ____________________

Purchase Agreement: dated ______________ between Seller and Star Thing LLC, and/or assigns ("Buyer")

1. Notice. As stated in the Purchase Agreement, Buyer is notifying Seller in writing before closing that Buyer has assigned, or will assign, its rights under the Purchase Agreement to the company named below, which is affiliated with Buyer.

2. Assignee. Name: ______________________________________________ State, province or country of organization: ____________________
Address: ______________________________________________ Phone: ____________________ Email: ______________________________
Relationship to Buyer: ______________________________________________ (for example, the same owner as Star Thing LLC)

3. Effective date. The assignment is effective on ______________, 20___, or on the date shown in any state-required notice of assignment, whichever is later.

4. Buyer may profit. Buyer may receive a fee or otherwise profit from this assignment, even though the assignee is affiliated with Buyer.

5. Nothing else changes. The purchase price, closing date, closing agent, earnest money (if any) and all other terms of the Purchase Agreement stay the same. The assignee takes on all of Buyer's obligations under the Purchase Agreement. As Section 16(d) of the Purchase Agreement explains, once Buyer delivers the assignee's signed assumption to Seller, Seller deals only with the assignee and Star Thing LLC is released.

6. Questions. Seller may ask Buyer or the closing agent any questions about this assignment before closing. This notice is in addition to any notice or disclosure required by the law of the state where the Property is located.

Buyer: Star Thing LLC

By: ____________________________ Authorized signatory, Star Thing LLC Date: __________

[email protected] | (917) 920-5868

Seller acknowledgment of receipt (does not change any terms):

Seller: ____________________________ Printed name: ____________________ Date: __________

Seller: ____________________________ Printed name: ____________________ Date: __________

Form revised October 23, 2026.