How The Process Works

Pre-Qualification

Get pre-qualified so we can alert you to available properties that match your criteria. It’s free, carries no obligation, and won’t affect your credit score.

Property Tour

Once you are pre-qualified, we will arrange a tour for you to gather more information about the property and determine if it aligns with your goals.

Finalize

Make your journey to homeownership official by providing a down payment, signing the agreement, and transferring the property utilities into your name.

Move In

Congratulations on your new home! It’s time to get the keys, move in, and enjoy the freedom to renovate, decorate, and live according to your vision.

Contact us today to get your offer!

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How Does The Program Work?

Contract For Deed:

A contract for deed, also called a land contract, is a real estate agreement where the buyer purchases a property by making installment payments directly to the seller, who acts as the lender. Unlike a traditional mortgage, where a bank provides the loan and the buyer immediately receives legal ownership, in a contract for deed, the seller retains legal ownership until the full purchase price is paid. Once the buyer completes all payments, the seller transfers the deed, officially making the buyer the new property owner. In contrast, with a traditional mortgage, the buyer owns the property upfront, while the lender holds a lien until the loan is fully repaid.

Down Payment:

Our mission is to make homeownership accessible to all, and this is reflected in our low down payment requirements. For most properties, the down payment is around $5,000, which serves as a nonrefundable deposit applied toward the purchase price. This deposit secures the property for the buyer and is due at the time of signing the agreement. By offering a low down payment, we help buyers overcome one of the biggest barriers to owning a home, allowing them to begin building equity with a more affordable financial commitment.

Property Taxes & Insurance:

We handle property taxes, so buyers don’t have to worry about extra expenses while working toward homeownership. Additionally, we purchase hazard insurance, which the buyer reimburses through their monthly payments. It’s important to note that this insurance covers only the house itself against damage. If buyers want to protect their personal belongings, we recommend obtaining additional coverage.

Closing Costs, Inspection & Move In:

Our contract for deed program provides clear title properties with no liens, ensuring buyers can make their purchase with confidence. While the properties may need some tender loving care (TLC), buyers are free to enhance their homes according to their own preferences and timelines. Before finalizing the purchase, buyers are responsible for inspecting the property and conducting their own due diligence regarding any necessary upgrades. The best part is that there are no additional costs beyond the down payment, as we cover all closing costs on your behalf!

Is this for traditional homebuyers or real estate investors?

The short answer is: both! Our contract for deed program presents a unique opportunity for both traditional homeowners and investors to acquire properties with a significantly smaller down payment, without the need for credit checks, income verification, or background screenings.

For traditional homeowners, this program provides full access to their property, allowing them to renovate and decorate while starting to build equity. With lower entry barriers and less stringent underwriting requirements compared to traditional lenders, homeowners can make monthly payments toward owning their property instead of paying rent, paving the way for long-term wealth and stability.

For investors, the contract for deed program offers a chance to quickly renovate and generate cash flow from their properties with a low down payment and far fewer fees and interest points than hard money loans. The monthly payment often leaves room for profit above the market rental rate, enabling investors to create monthly cash flow from their investments. Additionally, this program allows investors to acquire multiple properties, facilitating seamless growth of their real estate portfolio.

You might be a good fit for this program if you:

• Prefer to make a smaller down payment instead of the typical 20% required by institutional mortgage lenders
• Have a credit score or debt-to-income ratio that isn’t quite sufficient
• Are self-employed or recently started a new job
• Want to redirect rental payments toward building equity
• Seek to expand your rental portfolio without locking up too much capital in a single deal

Who is responsible for maintenance?

Similar to a traditional home sale, all preventative maintenance, repairs, capital expenditures, and updates are the buyer’s responsibility. This is different from rent-to-own agreements, where the buyer acts as a tenant while the seller maintains landlord responsibilities. When purchasing a property through a contract for deed, you experience all the benefits and responsibilities of homeownership. We serve as the lender, making it easier for individuals who struggle to buy homes through conventional methods.

How are monthly payments managed?

How do I pay each month and does the amount ever change?

As a buyer, your monthly payment remains fixed for the duration of the loan, featuring a fully amortized principal balance with a predetermined interest rate and term. Buyers appreciate our ACH autopay system, which provides a convenient and seamless payment experience. We handle all the setup before move-in, and payments are automatically deducted from the buyer’s account each month. This alleviates the stress of timely payments and the concern of missing deadlines or incurring late fees.

What happens if I miss a payment?

Making timely monthly payments is crucial to avoid late fees and the risk of defaulting on your property. Payments are due on the first of each month. If we cannot process the monthly payment through ACH autopay by the fifth due to insufficient funds, a late fee of 10% will be applied. If we do not receive your payment by the 12th, we may have to file an unlawful detainer, which could result in eviction. Staying current with your payments is important for a smooth and stress-free experience.

What if I want to move out early?

All of our homes purchased through a contract for deed are fully amortized over a specified period, typically 30 years, ensuring that monthly payments remain manageable for buyers. If you wish to move out before the end of the term, you have two options:

1. Pay off the principal balance on the loan by selling or refinancing the property.
2. Take advantage of our $1,000 move-out credit, available for buyers who prefer not to wait to refinance or sell the property in order to move. To qualify for the move-out credit, you must have lived in the property for at least 12 months, be current on all payments, and provide us with a 30-day notice.