Facing a tough situation? You have more options than you think.
Behind on payments, facing foreclosure, inherited a home that needs work, or need to sell fast? We’ll walk you through every option, judgment-free.
Get My OptionsA Brighter Tomorrow.
Situations We Help With
Life happens. Whatever your situation, you have options. We’re here with solutions, not judgment.
Behind on Mortgage
Pre-Foreclosure
Probate / Inherited
Divorce
Major Repairs Needed
Problem Tenants
Job Loss or Relocation
Need to Sell Fast
Your Selling Options
Every homeowner’s situation is different. We’ll walk you through all your options so you can choose what works best for you.
Cash Offer
Sell as-is and close in as little as 2–3 weeks.
Subject-To
The buyer takes over payments on your existing loan, so you can sell without a traditional payoff.
Seller Financing
You set the terms and receive steady payments over time.
Lease Option
Rent now, buy later — more time and more flexibility.
Novation
We help add value with improvements, then sell for more.
Traditional Listing
Maximize your price with full market exposure.
Side-by-Side Comparison
Typical ranges — every situation is different. We’ll help you find the right fit for your goals.
| Feature | Cash Offer | Subject-To | Seller Financing | Lease Option | Novation | Traditional Listing |
|---|---|---|---|---|---|---|
| Speed to Close | 2–3 weeks | 2–6 weeks | 2–8 weeks | 2–8 weeks | Varies | 30–90+ days |
| Repairs Needed | None (as-is) | Minimal | Flexible | Minimal | Varies | Usually yes |
| Out-of-Pocket Costs | None | Low | Low | Low | Often low | Typically higher |
| Net Proceeds | Fair (fast cash) | Higher than cash | Steady income | Moderate to high | Higher (after value-add) | Often highest |
| Flexibility | Low | High | High | High | High | Moderate |
How It Works
A simple process, built around you.
Tell Us About Your Situation
Share a few details about your property and what you’re facing.
Review Your Options
We analyze your situation and present tailored options with clear next steps.
Choose What’s Right for You
You decide. We’ll handle the details and guide you every step of the way.
Frequently Asked Questions
Answers to common questions from homeowners like you.
Can you stop my foreclosure?
No one can promise that. What we can do is review your timeline and walk you through the options that may help — such as a fast cash sale, a short sale or creative terms — so you can act before key deadlines. We also recommend speaking with a free HUD-approved housing counselor and, if needed, a real estate attorney.
Do I have to make repairs?
Not always. Cash offers and several creative options are as-is. If repairs could raise your net, we’ll show you the numbers so you can decide.
How fast can I close?
A cash sale can close in as little as 2–3 weeks. Other options take longer. We’ll match the option to your deadline.
Will I owe anything?
There’s no cost for a consultation. Depending on the option, there may be closing costs or loan payoffs — we’ll lay out your estimated net before you decide anything.
Is there an obligation?
No. You’ll get clear options and numbers, and you choose what’s right for you — or nothing at all.
Is my situation kept private?
Yes. Everything you share is kept confidential.
Olivia Dunham is a licensed real estate agent, not an attorney, tax advisor or loan modification company. Creative financing (including subject-to and seller financing) carries risks, including the existing lender’s right to call the loan due. Please consult a real estate attorney and tax professional before choosing an option.
Let’s Explore Your Options
Get a no-obligation consultation and see what’s possible.