Since the economic meltdown that occurred in 2007-2009 ..

... it has become one of the most difficult periods in history for the average home buyer to be able to qualify and obtain a mortgage for purchasing a new home. Since Covid, times have only gotten harder. The very strict lending environment existing today has resulted in millions of Americans, that otherwise would be very responsible home owners and desire to have the benefits of home ownership, are now not able to buy a home.

As a result of the market, we started several years ago providing homes to families and individuals wishing to have the benefits and pride associated with home ownership without the need for bank qualifying to many otherwise responsible families and individuals, including those that have had past credit or other financial issues.

There are three ..

... primary ways that we will structure the financing of a home for a buyer. Which method primarily depends on the amount of down payment a buyer is able to put down on the property upfront. Our program is based on awarding buyers that are able to put as much down as possible on the home. We can work with buyers that can put from 2%-30% down or higher.

VERY IMPORTANT: The amount of the down payment will have a large impact on the type of terms that we will provide on a specific home; in addition, we are able to negotiate more on the total price of the home with higher down payment amounts. We always encourage our buyers to put down as much as possible upfront as this will result in the best terms and pricing for the home.

Keep in mind that while many of the homes we sell under our program have built-in financing from 2-10 years, we typically give 2 years to terms because we view our program as a bridge allowing the buyer to get themselves in a position from a financial/credit/income standpoint that they will be able to qualify for their own financing through a mortgage lender at some point in the future. Part of the agreement with our program is to speak with our credit specialist and our mortgage specialist.

1) Down Payments of 1-15%

Buyers that have a lower amount of down payments in the range of 1-15% can be set up under our rent-to-own financing structure. The amount of upfront down payment will be fully credited towards the purchase price. There is a monthly base rent that the buyer will make on the home with a potential portion of this base payment also being credited towards the total price of the home. We will hold the deed in escrow until the buyer is able to refinance and pay off the remaining balance owed on the home. We will set up the buyer with our credits specialist and our mortgage broker so we can quickly get them qualified to buy the house. The buyer is able to make additional payments at any time towards the purchase price of the home. After a period of time, the buyer will have enough credit built up towards the purchase price to allow for refinancing with a mortgage lender. Buyer is not responsible for property taxes and insurance, but is responsible for all utilities and maintenance under this structure.

2) Down Payments 16% or More

Buyers with down payments in this range can be set up under our purchase owner financing structure. This financing will work the same way as a normal mortgage in terms of following a specific amortization, fixed interest rate, etc. 100% of the down payment money will be credited towards the purchase price of the home. We will hold the deed in escrow until the buyer is able to refinance or otherwise pay off the financing provided by us. The buyer will have a term of 2-5 years to refinance the property, however the monthly payment will follow a regular 30 year mortgage amortization schedule with corresponding amounts applied with each monthly payment to the principal on the purchase price of the home. The interest rate is fixed at the initial closing. The higher the amount of down payment, the lower the interest rate we can provide to a buyer. At month 12, the base interest rate will go up 1-1.5% per year. Typically, a buyer under this scenario will have 2-5 years before they will need to refinance with a mortgage lender or otherwise payoff the financing to us. We will escrow the property taxes and insurance, allowing the buyer to spread out these costs over a 12 month period. This monthly escrow payment will be added to the base monthly financing payment each month. The interest rate will be determined by a number of factors, including the amount of down payment, credit score, income, financial history, etc.

3) Straight Rental

Some, but not all, of our properties are also available as a straight rental. You may decide to switch to our rent-to-own or owner finance program at any time, which will require new documentation.

How Does It Work?

Ultimately it depends on how much you can put down and how much you're willing to pay. Your down payment will depend on if we can do rent-to-own or owner financing.

Rent-to-Own: With a lower down payment, our rent-to-own program will be the option for you. Our rent to own program is very simple. You will put a down payment on the agreed purchase price of the property. We then lease (rent) you the home with exclusive right to purchase it at a later date. Our buyers love it because it gives them time to save up for a larger down payment, clean up past credit repair problems or sell another home, and also time to try out the neighborhood before buying and move in immediately. We are obligated to sell to you; however you are not obligated to buy. 100% of your option fee/down payment is credited towards the purchase price of the home. During the period you are leasing, if needed, we will set you up with a credit repair specialist, and a mortgage broker who will help guide you through the process of getting you qualified to purchase the property ASAP! 

Owner Financing: If you're able to put a substantial amount of money down on the property you will qualify for owner financing. That way we can sell you the home without you having to qualify at a bank. We will be the bank and make the immediate decision.

How Much Down Payment Do I Need?

We are very flexible with down payment. We can offer you many options and we will always do our best to work with whatever funds you have available. You can even start out on a lease purchase and then move to owner financing at a later date when you have the additional money.

Will Filling Out Our Pre-Application Affect My Credit?

No, the pre-application below is simply for us to gauge and verify if you can qualify for the house. We DO NOT run a credit check when you fill out this application. If you qualify we'll schedule a time for a phone interview to go over the info and then a time for you to tour the home. If after touring the home you would like to move forward then we will do a formal application (where you can adjusted your offer), and complete a credit and background check.

Who Pays For the Closing Cost?

We pay for all the upfront closing cost associated with our financing programs. This means 100% of the money you put down on a home goes to work for you. You will be responsible for all closing cost once you refinance.

Can I Payoff the Financing Early?

Absolutely! There is no prepayment penalty with any of our financing programs. You are free to pay us off early or make additional principal payments at any time.

Am I Able to Sell the Home From the Appreciation Over Time?

Yes! It is your home, 100% of the appreciation on the home over time is yours at the time you would decide to sell or refinance.

What is the Interested Rate?

Under our rent-to-own structure, a specific amount of the monthly rent is credited towards the total purchase of the home. Under our owner financing program, the interest rate can range from 10.5-25.95%.

Can I make Improvements on the Home?

Absolutely! It is your home, you are able to make improvements. For major improvements, we do require that we be notified ahead of time as to the scope of work and it is approved.

What Expenses am I Responsible for Once I Buy the Home?

Under our rent-to-own, the buyer is responsible for all utilities, maintenance and HOA fees (if applicable). We pay for the property taxed and insurance. Under our owner-financing, the buyer is responsible for all expenses on the property including taxes and insurance.

Do You Offer Down Payment Assistance Programs?

Yes, we do. If you are a bit short on down payment but have strong income, we can set up a monthly payment plan to make payment toward your payment.

What Other Methods Of Down Payments Are Accepted?

We accept credit cards. You may also be eligible to withdraw or borrow from your 401K to purchase a home without penalties and we’ll consider most anything to trade such as cars, boats, RV’s, trucks, motorcycles, jewelry, stocks, bonds, or anything else of considerable value.

Do I Have To Have Good Credit?

Absolutely not! When you enter into our program you automatically get credit repair. We will set you up with a national company to clean up your colorful past that created the unexpected twists and turns that are affecting your ability to get a favorable loan. Then we will guide you to the correct professionals who can get you the loan that fits your lifestyle.

How Do I Apply For The Home?

All we would need is your application below completely filled out. We will then contact you within 1-3 business days. Please keep in mind our homes sell quickly, so time is of the essence.

Can I Buy The Home With No Down Payment?

Yes, if you can qualify for new financing. Our lenders have 100% financing programs available with good credit. No, if you can’t qualify for new financing. Both our owner financing and lease purchase programs will require a down payment. The more you have down, the better the chance of acceptance and better your terms.

What Determines If I Can Buy With Owner Financing Or Lease Purchase?

If your credit is good and you can qualify for a loan and you have a good down payment, the choice is yours. We’ll lay out your options and you’ll decide which is best for you. If your credit is not so good or you can’t or won’t qualify for other reasons and have a good down payment, the size of your down payment may be the deciding factor. The more you have down, the better chance you have with owner financing. Smaller down payments may qualify you for a lease purchase where you can build up to enough for our owner financing with our Down Payment Assistance Program discussed above or future capital you may acquire on your own.

What If I Don’t Like This House – But I Want To Stay Informed About Other Houses You May Have?

We have something called a VIP list. We can add you to my VIP list and call you in the future. This list puts you “in the know” and once on the list you will be the first to know of our newest homes for sale … before we advertise them to the public, allowing you to get the best deal. Simply got our VIP List Page and fill out the short application and we’ll notify you with every house we have available, or will have available, until you find the one you really think fits your lifestyle – or until you buy elsewhere and notify us.

What If I Have Additional Questions?

People always do! Don't hesitate to reach out to us via the contact information located at the bottom of this page