We’re investors, not listing agents. We buy or control properties directly using seller finance, mortgage takeovers, hybrids, or cash. If you’re an agent, you still get paid your commission through a normal closing.

Yes, when it’s done correctly and closed through a title company or real estate attorney.

-Seller finance has been around longer than traditional 30‑year mortgages.

-Mortgage takeovers / “subject‑to” are written into standard closing statements.

-Trusts are a normal estate‑planning tool; we’re just using them to structure ownership and payments.

Every deal is documented with real contracts, recorded instruments, and handled by licensed professionals in that state.

A mortgage takeover is when we buy a property and take over making the payments on your existing loan instead of paying it off with a new loan.

-You transfer ownership.

-We become responsible for making the payment.

-You get some money now and get released from the day‑to‑day headache of the property.

We use a trust structure and a third‑party payment servicer so there’s clear proof of who is paying what.

Instead of transferring the property directly from you to us, we often:

-Have an attorney create a trust.

-Your property and its debt go into that trust.

-We buy the controlling interest in the trust.

-You usually keep a small interest (for protection and DTI reasons).

Why we do it:

-It gives lenders/underwriters a clear way to see that we, not you, are responsible for payments.

-It can help with how your old mortgage is treated in your debt‑to‑income picture.

-It allows us to write in strong protections for you if we ever stopped paying.

We build in clear protections so you’re not stuck if something goes wrong. Typical language (handled by the attorney) looks like:

-If we miss two consecutive payments, control of the trust reverts back to you.

-You keep any money you’ve already received (down payment + prior payments).

-You reclaim the property without having to go through a full foreclosure process.

We like deals where, if we default, you effectively “win the lottery” on equity and improvements.

After closing, title is either:

-In the name of the trust that holds the property, or

-In an entity we own (depending on the structure).

In either case, you are no longer the owner of record. You’re the lender/beneficiary, getting payments according to the agreement.

It depends on your overall debt‑to‑income (DTI) and the lender’s guidelines. In many cases:

-If the property is rented and a third‑party servicer shows we are making payments, a new lender may give you income credit for that rent and/or treat the old mortgage differently in your DTI.

-Some lenders want to see a certain number of months of on‑time payments before giving full credit.

We can’t guarantee any specific lender decision, but we structure deals to make it as easy as possible for you to show that someone else is paying on the old property.

Banks have the right to call a loan due when the property transfers. In practice, they mostly care about getting paid on time.

We use structures (like trusts and proper documentation) that are designed to minimize that risk and give everyone a clear paper trail. If a seller or attorney is uncomfortable, we’ll walk through the options and only proceed if they’re satisfied.

Once we close:

-We are responsible for property taxes and insurance.

-Either we pay them directly, or they’re included in the existing mortgage payment (escrow).

-You are not writing checks for taxes, insurance, or utilities after closing.

That’s true for seller finance, mortgage takeovers, and most hybrids.

Best fits:

-High‑equity properties where the seller wants price more than speed (seller finance).

-Low‑equity houses where dropping price means bringing cash to closing (mortgage takeover).

-Fully rented or rent‑ready houses and small multifamily where we can predict income.

-Fix & flip or heavy rehab deals where cash at a discount makes sense.

Weak fits:

-Properties with truly negative or unpredictable income where even creative structure can’t fix the math.

-Sellers who need all of their equity in cash immediately and won’t consider payments.

Offer: usually within 24 hours once we have basic numbers.

Closing: often 21–30 days, depending on title, attorney, and how fast everyone moves.

Straight cash deals can be faster; more

complex trust/terms deals may take closer to the full 30 days or longer.

Yes. We love working with agents.

-You bring the deal; we bring the structure and the buyer capital.

-Commission is written into the agreement and paid at closing out of the funds we bring, just like a normal sale.

-On creative deals, your fee often comes out of the down payment/entry fee we pay on top of the debt we’re taking over.

Main risks (and how we address them):

Payment risk: We solve this with third‑party servicing, strong documentation, and clear “if we miss X payments, you get the property back” language.

Understanding the structure: We encourage you (and your agent) to review everything with your own attorney before signing.

Future plans: If you’re planning to buy again immediately, we’ll structure the deal to support that goal and tell you upfront if we think it could be an issue with lenders.

If at any point it doesn’t feel right or you don’t fully understand it, we’d rather slow down or not do the deal.