How We Work With You
A step-by-step look at our process and exactly how your seller benefits at every stage.
* Provisional. Drawn from the eight transactions currently on the closing record; to be restated when the full record is reconciled.
The structures we work in.
Three structures cover nearly everything we take. What does not fit: properties needing structural repair we cannot underwrite, sellers who need every dollar in cash at closing, and any file where the numbers only work if someone is misled about them. We will tell you inside a day if yours is one of those.
Subject-to acquisition
The existing loan stays in place. The seller receives the equity above the balance in cash at closing rather than the discount a cash buyer would ask for, and a third-party servicer makes every payment on record.
Seller financing
Terms set to the seller’s timeline instead of a lender’s. Price is protected rather than discounted, and the payment schedule is written to what the seller actually needs each month.
Hybrid structures
Cash at closing combined with terms, for the seller who needs both speed and a number a straight cash offer will not reach. Used where a VA entitlement or a defined exit date has to be honoured.
What the partnership commits to, in writing.
Six terms that hold on every deal we do with an agent. Nothing here is negotiated per transaction.
Your commission
Built into the structure from the first call and paid at closing, exactly as it would be on a conventional sale. We do not negotiate agent fees.
The contract
Your state-standard contract, drafted by you if you prefer it that way. Our terms are added as an addendum, not substituted for the base agreement.
The offer presentation
Presented in writing, in full, with the upfront cash and the payment mechanics stated on the page. You are welcome in the room, and your seller is free to have their own attorney read it.
Closing costs
We pay title fees for both sides. There is no appraisal contingency and no lender to wait on.
If we miss a payment
The seller can reclaim full ownership within 30 days of a single missed payment and keeps every dollar already received, plus any equity gained in the interim.
The seller’s next mortgage
Third-party payment records let the seller offset the old loan against their debt-to-income when they buy again, so the property they left does not block the one they want.
What agents ask us first.
Is the seller’s commission protected?
Always. We never negotiate away agent commissions. Your fee is built into the deal structure from the start.
What if the seller has a VA loan?
We have options. We can offer a balloon term (typically 3-10 years) so the seller gets their VA entitlement back on a defined timeline.
Who drafts the contract?
You can. We’re fully open to the listing agent drafting using the state standard contract as a base. We just add our terms as an addendum.
What if the buyer (us) defaults?
The seller can reclaim full property ownership within 30 days of a single missed payment, keeping all upfront funds and any equity gained.
How is this better than a cash offer for the seller?
A cash buyer typically discounts heavily. With Subject-To, the seller receives the full equity spread above the loan balance, often $20-50K more than a discounted cash offer.
Let’s Talk About Your Next Deal
We work with agents who have sellers in tough spots. If you have a property that needs a creative solution, reach out to Kris or Zach directly. We respond fast, we are straightforward, and we always protect your client and your commission.