22 Situations. One Solution.
We Buy Houses in Any Situation
Most buyers walk away from complicated properties. We walk toward them. Whatever situation is making your home difficult to sell, we have experience with it and a straightforward solution.
All 22 Situations We Handle
Click any situation to learn how we handle it, what the process looks like, and how fast we can close.
Financial Distress
Pre-Foreclosure
Facing pre-foreclosure can be overwhelming. We help homeowners sell quickly before the foreclosure process completes, protecting your credit and giving you a fresh start.
Learn moreForeclosure / REO Properties
Dealing with foreclosure or REO properties requires specialized expertise. We work with banks, homeowners, and asset managers to provide fast, hassle-free transactions.
Learn moreTax Delinquent Properties
Property tax debt can lead to losing your home at a tax sale. We help homeowners sell quickly, pay off their tax debt, and avoid the consequences of a tax foreclosure.
Learn moreBankruptcy Properties
Selling property during bankruptcy requires working within strict legal guidelines. We have experience with bankruptcy sales and work with trustees to facilitate quick transactions.
Learn moreUpside-Down / Negative Equity
Owing more than your home is worth limits your options. We work with lenders on short sale solutions and help homeowners escape negative equity situations.
Learn moreLegal & Title Issues
Properties with Liens or Judgments
Liens and judgments can make selling your home seem impossible. We have experience navigating complex title issues and can often purchase properties that others won't touch.
Learn moreProbate Properties
Navigating probate while trying to sell a property is complicated. We understand the probate process and can work within court timelines to purchase your inherited property.
Learn moreDivorce-Related Properties
Divorce is difficult enough without the stress of selling a home. We provide a quick, fair sale that allows both parties to move forward and divide assets efficiently.
Learn moreNotice of Default (NOD)
A Notice of Default is a serious warning, but it's not too late. We help homeowners sell quickly during the NOD period, stopping the foreclosure process and protecting your credit.
Learn moreProperty Condition
Fire-Damaged Properties
Fire damage can make your home unsellable on the traditional market. We buy fire-damaged properties as-is, allowing you to move forward without the burden of repairs.
Learn moreWater or Mold-Damaged Properties
Water and mold damage can be expensive to remediate and scare away traditional buyers. We purchase water-damaged properties as-is, regardless of the extent of damage.
Learn moreMajor Repair or Deferred Maintenance
Major repairs can cost more than you have or want to invest. We buy homes needing significant work, from foundation issues to complete renovations.
Learn moreCode Violation Properties
Code violations can make selling through traditional channels nearly impossible. We purchase properties with code issues and handle the compliance after closing.
Learn moreVacant or Abandoned Properties
Vacant properties are liabilities - attracting vandalism, accumulating costs, and deteriorating over time. We buy vacant homes quickly so you can stop the ongoing expenses.
Learn moreHoarder House Properties
Hoarding situations create properties that are impossible to sell traditionally. We buy hoarder houses as-is—no cleanup, no judgment, just a fair cash offer and a fresh start.
Learn moreSell Your House As-Is
Don't want to deal with repairs, updates, or staging? We buy homes exactly as they are. Any condition, any situation—just a straightforward cash offer.
Learn moreLife Situations
Inherited Properties
Inheriting a property often comes with unexpected responsibilities. We make it easy to sell your inherited home quickly for cash, regardless of its condition or location.
Learn moreTenant-Occupied Problem Properties
Dealing with difficult tenants can be exhausting and expensive. We buy tenant-occupied properties and handle the tenant situation after closing.
Learn moreFailed or Expired Listings
If your listing expired without selling, you're not alone. We provide a guaranteed sale with no more showings, price reductions, or waiting.
Learn moreOut-of-State Owner Properties
Managing property from another state is challenging and expensive. We make selling your California property simple, handling everything remotely.
Learn moreJob Relocation Sales
When a job opportunity can't wait, neither can your home sale. We provide fast cash offers and flexible closings so you can relocate on your employer's timeline.
Learn moreTired Landlord Properties
Being a landlord isn't for everyone. Whether you're dealing with difficult tenants, costly repairs, or you're simply done, we buy rental properties as-is with tenants in place.
Learn moreWhy Homeowners in Difficult Situations Choose Us
Experience with Complexity
We have closed deals with probate courts, bankruptcy trustees, IRS lienholders, and tenant attorneys. Complexity does not slow us down.
Zero Fees. Zero Repairs.
You do not spend another dollar on your property. We buy as-is, pay all closing costs, and charge zero commissions.
Fast When You Need It
Facing an urgent deadline — a foreclosure auction, a tax sale, a relocation start date? We prioritize time-sensitive situations.
Transparent and Honest
We explain exactly how we arrived at our offer. If we cannot help, we say so and sometimes refer you to someone who can.
Questions About Distressed Property Sales
Do you really buy homes in any situation?
Yes. We have purchased homes in every situation listed on this page. Our team has direct experience with California probate sales, pre-foreclosure closings, properties with active code violations, hoarder homes, and everything in between.
My situation is complicated — can you still help?
Complicated situations are what we specialize in. Complex title issues, multiple lienholders, bankruptcy trustees, probate courts, difficult tenants — call us and we will tell you honestly whether we can help and how.
How quickly can you close on a distressed property?
We can close in as little as 7 days when circumstances allow. Time-sensitive situations like pre-foreclosure or imminent tax sales get priority. We move as fast as the legal process allows.
Will I get a fair offer on a distressed property?
We make offers based on current market comparables and the property's condition. We're transparent about how we calculate our numbers. We're not going to lowball you — we want a win-win transaction.
Tell Us About Your Situation
No judgment. No pressure. Call (626) 414-4859 or fill out the form and we will respond within 24 hours.