What if you want to sell as-is?

You can. Selling as-is means you're telling buyers you won't make repairs, but you still must disclose what you know, and buyers can still inspect and may negotiate or walk away during the option period. In my experience, as-is generally makes for a quicker sale if it's priced aggressively. Selling to an investor often yields only about 60% to 70% of market value. I often prefer a hybrid: I arrange light repairs with contractors paid at closing, or repairs agreed during negotiation that are completed before closing and paid at the closing table.