Real Estate Acquisitions & Dispositions
Smarter terms.
Faster closings.
Creative capital.
An acquisition firm built by investors for sellers, agents, and investors.
A good deal shouldn't die because conventional financing can't make it work. We structure Subject-To, seller-finance, and hybrid transactions, and we close every one through title and escrow.
What We Do
Fluent in every creative structure.
Who We Are
A disciplined firm for a high-rate market.
Less fallout. More closings.
When rates rise and lending tightens, good properties stop selling on conventional terms. We structure deals around the financing that already exists, so sellers get out, agents get paid, and investors get in.
We underwrite every deal on its own numbers, document it with standard contracts and addenda, and close it through licensed title and escrow.
Who We Serve
One firm. Every side of the table.
Homeowners
Sell when a conventional sale doesn't net enough, or doesn't work at all.
- No repairs or showings
- Mortgage kept current
- All terms in writing
Listing Agents
Terms-based offers on listings conventional buyers can't make work.
- Commission paid at closing
- Clear LOIs and contracts
- A dedicated TC on every file
Investors
First access to properties with low-rate debt or seller terms in place.
- Full deal packets
- NDA & proof-of-funds process
- Closing handled end to end
Capital Partners
Structured capital on multifamily, MHP, and commercial acquisitions.
- DSCR, pref equity, JV
- Stack Method underwriting
- Transparent reporting
How It Works
Three ways to sell. One goal: your best result.
Every seller's situation is different. We match the structure to your loan, your equity and your timeline, then put every term in writing and close through a licensed title company or closing attorney.
Best for sellers with little or no equity, sellers who are behind on payments, or anyone who needs to move quickly.
- We agree on a price and sign a purchase agreement. Your existing mortgage stays in place.
- We close through a licensed title company or closing attorney, and the deed transfers to us.
- From closing forward, we make the mortgage payments through a loan servicing company, so every payment is documented.
- You get access to confirm each payment is made on time.
Good to know: the loan stays in your name until it is paid off or refinanced, and the lender has the right to call it due under the due-on-sale clause. We explain both in writing and encourage you to have your own attorney review the agreement.
Walk away from the payment.
- Sell fast. Close on your timeline, often in a few weeks.
- No repairs, no showings. We buy as-is.
- No listing commission. You don't pay a 5–6% agent fee to sell to us.
- Stop the monthly burden. Taxes, insurance and the mortgage become our responsibility.
- Protect your credit. If you're behind, we can often bring the loan current at closing and help you avoid foreclosure.
Best for owners with significant equity or a free-and-clear property who want top price and steady income.
- We agree on the price, down payment, interest rate and term.
- You receive the down payment at closing through title or escrow.
- You hold a promissory note secured by a mortgage or deed of trust on the property. In other words, you become the bank.
- We pay you monthly principal and interest until the loan is paid off.
Good to know: you receive your money over time rather than all at once. The note spells out the payment schedule, late fees, and the insurance and tax requirements.
Top price. Monthly income.
- Get at or near your asking price. Flexible terms let us pay more.
- Earn interest. Monthly income that often beats a CD or savings account.
- Secured by the property. If payments stop, you have the legal right to foreclose and take it back.
- Possible tax advantages. Spreading your gain over several years may lower your tax bill. Ask your CPA about installment-sale treatment.
- No repairs, no showings. No waiting on a buyer's bank.
Best for sellers with equity who want real cash at closing and more over time, including larger properties and portfolios.
- Stage 1, a funded closing. The buyer funds the cash portion to a licensed title company or closing attorney. Closing depends on the property appraising at or above the agreed price.
- Existing mortgages and liens are paid off first, then you receive your net cash. Title transfers and a title insurance policy is issued.
- Stage 2, carried equity. The remaining balance is carried by you under a signed, notarized agreement, with scheduled monthly payments.
- Default remedies are written in. A balloon payment is due at the end of the term (often 10 years). The buyer can pay off early without penalty.
Good to know: the carried balance depends on the buyer's performance. Review the structure with your own attorney and CPA before you sign.
Cash at closing. Protection after.
- Real money at closing. Funds are held in escrow, not promised.
- Your loans paid off. Existing liens are cleared at the closing table.
- Appraisal protection. The deal closes only if the property supports the price.
- Monthly payments on the rest, with a balloon payoff at the end of the term.
- Every remedy in writing if payments, taxes or insurance lapse.
How We Close
Standards we don't negotiate.
Creative finance only works when every party trusts the paperwork. Here's how we earn that trust.
Title & escrow
Every transaction closes through a licensed title or escrow company. Funds and documents never pass hand to hand.
Full disclosure
We explain existing-loan risks, including the due-on-sale clause, in writing before anyone signs.
Documented terms
Purchase agreements, addenda, assignments, and a complete closing packet on every deal.
Payment protection
Existing loan payments are kept current and tracked after closing, protecting the seller and the buyer.
One point of contact
A dedicated transaction coordinator runs each file from contract to funding.
Independent counsel
We encourage every party to review terms with their own attorney. Good deals survive scrutiny.
For Listing Agents
Your listing isn't dead. It needs different terms.
Low equity, high rates, sitting on the market? We can likely still close it.
- Your commission is paid at closing, through escrow
- Clear LOIs, standard contracts, and a dedicated transaction coordinator
- We explain the structure to your seller, in writing, before anyone signs
- Fast answers: send the address and we will tell you if terms can work
Which structure fits?
We take over the existing payments. Your seller moves on without bringing money to closing.
The seller carries part of the price and earns monthly income, often at or near list.
Cash at closing plus secured carried equity, for multifamily and portfolios.
Where We Operate
Nationwide reach. One standard.
Wherever the property is, the process is the same.
We acquire properties across the United States. Our contracts, disclosures, and closing process don't change from state to state, so every file gets the same documentation and the same coordinator. Our most active markets today include Texas, Florida, Virginia, Indiana, Arizona, and Utah.
Representative Transactions
Structured to fit the asset.
10-Unit Apartment
Killeen, Texas
Subject-To + seller carry4-Duplex Portfolio
Edmond, Oklahoma
DSCR + preferred equitySingle-Family Home
Austin, Texas
Subject-To assignmentSingle-Family Home
Tucson, Arizona
Subject-To acquisitionOur Team
People you can actually reach.
Olga Kamenev
Acquisitions Manager
Leads acquisitions, working directly with homeowners and listing agents to structure terms that work for every side of the deal.
David Holdsworth
Acquisitions Manager
Sources and structures acquisitions, working with homeowners and listing agents to find terms that close.
Jenny Ananyeva
Acquisitions Manager
Guides sellers and agents from first conversation to signed contract, with every term in writing.
Andrew Kamenev
Transaction Coordinator
Manages each transaction from contract to closing, coordinating sellers, agents, buyers, and title.
Questions
Straight answers.
What is a Subject-To sale?
You sell your home and transfer the deed, while your existing mortgage stays in place and we take over the payments. It is different from a formal loan assumption, and it lets you sell without paying off the loan first.
Is this legal?
Yes. Subject-To and seller-financed sales are lawful real estate transactions. Every one of ours closes through a licensed title company or closing attorney, and we encourage you to have your own attorney review the documents.
What about the due-on-sale clause?
Most mortgages let the lender call the loan due when title transfers. It is a real risk, and we disclose it in writing before you sign, along with how payments are kept current and tracked after closing.
Who pays closing costs?
It depends on the deal and is spelled out in the purchase agreement before you sign. In most of our transactions the buyer covers their own closing costs, and each side pays its own agent and attorney.
In a two-stage sale, what if the buyer misses a payment?
The operating agreement sets out your remedies if payments, taxes or insurance lapse, including your rights to the property. Have your attorney review those terms so you know exactly how they work in your state.
How are taxes handled when I carry part of the price?
Carrying part of the sale price can change when and how gain is taxed, but the treatment depends on the structure and your situation. Talk to your CPA before you sign. We will share the documents they need.
How fast can you close?
Most closings are scheduled within weeks, depending on title, the lender payoff or reinstatement figures, and any tenants. We will give you a timeline once we review the property.
Your trusted partner in creative acquisitions.
From the first offer to the final signature, our team keeps your transaction structured, documented, and on schedule.
Get Started
Let's talk about your property.
Homeowner, agent, investor, or capital partner: tell us what you're working with. Our team responds within one business day.
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