Frequently Asked Questions

It depends on your priorities. If you need speed and certainty, a cash offer is ideal. If you have time and want maximum market exposure, MLS listing is the way to go. If you're open to flexible terms and want to potentially earn more than retail value (sometimes with ongoing monthly income), creative financing may be your best bet. During your free consultation, we'll analyze your specific situation and show you the projected numbers for each option.

Subject-To (or "Sub-To") is when a buyer purchases your property while your existing mortgage stays in place. The buyer takes over making your mortgage payments, but the loan remains in your name until they refinance or sell. This opens your property to buyers who may not qualify for traditional financing, often allowing you to sell at or above market value. We handle all the paperwork and ensure proper protections are in place.

With Seller Financing, you essentially become the bank. Instead of the buyer getting a mortgage from a traditional lender, they make monthly payments directly to you. This can allow you to: (1) sell at a premium price because you're offering financing, (2) earn interest income over time, (3) spread out your tax liability through an installment sale, and (4) sell properties that might not qualify for traditional financing. It's a powerful option for sellers who don't need all their equity immediately.

Yes, in many cases. Here's why: traditional buyers must qualify for bank financing, which limits the buyer pool. With creative terms, you open your property to buyers who have income but can't get conventional loans (self-employed, recent credit issues, etc.). These buyers are often willing to pay a premium for the opportunity to purchase. Additionally, seller financing lets you charge interest, increasing your total return over time.

Our cash offers are typically below full retail market value — and we're upfront about that. Here's the trade-off: you save on agent commissions (5-6%), closing costs (2-4%), repair costs, and months of holding costs. You also get certainty (no financing fall-through) and speed (close in weeks, not months). For many sellers, the net proceeds end up comparable to a traditional sale — and you get the convenience and certainty that cash provides.

For cash offers, we analyze comparable sales, property condition, repair costs, and current market conditions. For MLS listings, we use the same market analysis to recommend a competitive listing price. For creative terms, we structure deals based on your existing mortgage, desired monthly income, and buyer qualifications. We're always happy to walk you through our numbers — transparency is a core value.

For cash offers: No fees or commissions whatsoever. We also cover standard closing costs. For MLS listings: Standard real estate commissions apply, which we'll discuss upfront. For creative terms: No traditional commissions, though there may be transaction coordination fees depending on the deal structure. We always disclose all costs before you commit to anything.

Cash offers can close in as few as 14 days. MLS listings typically take 3-6 months depending on market conditions. Creative financing deals usually close in 30-60 days. Whatever your timeline, we'll work with you — if you need more time to find your next home, we can accommodate longer closing periods.

For cash offers and creative terms: No repairs or cleaning needed. We buy as-is. For MLS listings: Some preparation may help you get top dollar, but we'll advise you on what's worth doing versus what you can skip. We never require repairs — we just want to help you make informed decisions.

We regularly help homeowners facing foreclosure through all three options, though time is critical. A cash offer can close fastest. Subject-To can be particularly effective because we can take over your payments immediately, stopping the foreclosure process. Contact us as soon as possible — the more time we have, the more options we can offer.

We work with inherited properties frequently, including those in probate. All three selling options are available, though the timeline may be affected by court requirements. We're experienced with probate sales and can guide you through the process, including properties with multiple heirs.

We handle properties with tenants in place for all three options. For cash offers and creative terms, you don't need to evict anyone — we'll handle the tenant situation after closing. For MLS listings, we'll discuss the best approach based on lease terms and your goals.

Absolutely not. Our consultations are 100% free and no-obligation. We'll show you all your options with projected numbers for each. You can take our analysis, compare it to other options, think about it as long as you need, and ultimately decide none of our options are right for you — no hard feelings. We never pressure anyone.

Yes, we handle properties with liens, code violations, tax issues, and other title problems through all three options. These issues get resolved at closing using sale proceeds. We have experience navigating complex title situations and can often help with properties that traditional buyers would walk away from.