Our fast, easy approach to home selling has helped hundreds of people in the United States. How can it help you?

Our objective is to make this as SIMPLE AS POSSIBLE for you so that you can move on with your life and quit worrying about your house.

It is our goal to ensure the process of selling your home is a smooth and easy one for you. We strive to achieve a win-win-win situation in all our lease option/rent to own purchases.

You, as the seller of the house, win by receiving the assurance of knowing that while the house is being sold, all the expenses are taken care of, the house is maintained, and you are receiving all of the tax benefits associated with being an overseer, with none of the landlord management responsibilities.

Our tenant/buyer wins by suddenly having the pride of achieving home ownership and being able to immediately occupy their new home, while beginning the process of qualifying for a loan.

We win by profiting from the sale of the home through the "assignment fee" the buyers pay us to help delegate in finding and placing them in their new home. The reason that we are in business, of course, is to make a profit, as well as to use our expertise in real estate transactions to assist home buyers and sellers in making the sale or purchase of their home an easy, stress-free one.

Summary of Benefits for You the Seller:

There are a few options for the seller if home doesn’t seem to sell as expected, but which one is the best suiting under the circumstances at hand?

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Options most widely considered:

 

1. Continue to reside in the home and try to sell at later date.

2. Keep lowering asking price until buyer accepts or lose a lot of equity with cash offers.

3. Rent it out and be a landlord indefinitely with rotating residents (some good, some bad) while taking on all the landlord responsibilities.

4. Sell it with seller financed/land contract and be stuck waiting with a 15-20 year payout before you get all your money. And if it goes bad, you will have to foreclose on them vs. just evicting them.

 

or do the "Plan B" approach and …

 

• Sell on a lease option purchase for a 12 month period 

• Get full price without negotiating or haggling for a final price

• No commissions (which will save you around 6%) – buyer pays our fees

• With no landlord responsibilities - tenant-buyer will be responsible for all maintenance and repairs on all things and items not covered by home insurance​

• Receive monthly cash flow

• You will get better residents who want to buy and therefore will take better care of the home vs. tenants who only care about a roof over their head for however long

• More money on top of full asking price since rent is in addition to the balance owed

• No longer will your home have to sit vacant on the market (if applicable) and risk potential break-ins and vandalism

• And you can continue to try to sell your home while I look for a buyer that you will approve. If you sell before I can locate a qualified buyer, then our contract becomes null and void with no hard feelings, for our goal is to simply help homeowners get their home sold, with or without us.

• And lastly, by using us, we will do all the delegation of documents, vent the potential buyers and separate the serious from the non-serious, and answer all the calls and questions so you don’t have to be bothered by all that.

 

Frequently Asked Questions...

 

What is a Lease Option?
A lease option is essentially a purchase contract combined with a rental agreement. The buyer leases the
property for a specified period of time and then has the option of purchasing the property before the end of the
lease agreement. Sales price, length of rental, closing costs, and maintenance are all negotiated much the same
as a conventional real estate transaction. A lease option, if properly utilized, is both a seller and a buyer’s dream
come true because it can eliminate many of the negatives normally attributed to the selling and buying of a home.

How does it work?
You would sign a one-page agreement/memo with me, giving me the right to purchase your home for a set purchase price within a certain time frame (usually 12-24 months). In turn, I will then market the home to find a tenant/buyer to assign my “right to purchase” over to them for a fee, contingent on your approval to who moves in. But I, myself, will not be taking residence in the home and this will be at NO COST to you.

 

An example is demonstrated below: (dollar amounts are figuratively speaking)

Example: Let’s say I agree to pay your full asking price for $220,000 for 12 months with rent being $1,700 and I  sign an agreement with you stating the terms.

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I would then turn around and market the home for a tenant/buyer, representing only myself in order for it to be a legal transaction, and then assign my "right to purchase" to a qualified tenant/buyer (approved by you) for, let's say,  $225,000 (the extra $5,000 on top of your asking price would be our assignment fee (our profit) that the buyer pays us to help him/her, and his family get into a home as homeowners, as well as, for doing all the document transactions, mitigating all agreement and concerns between both seller/buyer, and to qualify the buyer from the tenant application information. In addition, they pay you the first month’s rent on day one.

 

The rent paid is on top of the agreed asking price, therefore, giving you even more money for your home. If they exercise their option to buy and get approved to buy your home through conventional lending at the end of the term, the rent on top of your asking price can be presented as an incentive down payment for selling on terms. If they don't buy, the rent and any other additional payouts to you are considered non-refundable and can act as a means for compensation for not being able to purchase the home at the end of the term.
Breakdown:
➢ You give me the "right to purchase" for $220,000 (your full asking price)
➢ I assign our agreement to a tenant buyer for $225,000 ($5,000 above your asking price)
➢ They put down $5,000 (my assignment fee) + $1,700 for the first month’s rent to you
➢ This leaves them still owing you $220,000 (you’re original asking price) when they move in with rent being an additional payout to you on top of your asking price providing a down payment for selling on terms.

Also, you can continue trying to sell or rent your home while I market for a tenant/buyer. If you sell before
I get a tenant/buyer, you can cancel our agreement with no guilt or penalties. I don’t want to lock your
house up on the market or limit you on accomplishing your real estate needs.

The basics are simple:

   1) You give us the right to buy your property for a set price under agreed terms.

   2) We then place a tenant/buyer in your property by assigning our “right to purchase” over to them with your
       approval.
   3) You agree to rent your property to a tenant/buyer for a short period of time to purchase.
   4) The tenant/buyer receives the right/option to buy your property through my assignment at your agreed
        price under the agreed time frame or sooner.

How much is this going to cost me?
The answer is simple. It doesn’t cost you anything. We make our money from our tenant/buyers, not from you.
If you decide to do a lease option with us, you do not have to pay us a commission and you can back out any time prior to us finding a tenant/buyer.

What are the advantages of selling my home by Rent to Buy/Lease Option over listing it with a realtor?
1) The tenant/buyer begins making your monthly payments on day one while they’re qualifying for a loan. All your expenses related to the house are taken care of along with the upkeep of the home versus the property being vacant until the sale of the home which could take months if at all.

2) Another advantage is that our objective is to put only high-quality tenant/buyers in the house since we make our profit by selling for higher than we buy. In other words, we look for future home buyers, not renters. Since the tenant/buyer is responsible for all minor maintenance and repairs on the house, we stipulate that the tenant-buyer is to obtain (within the first 60 days) and to continue to keep active a home warranty policy that is to be presented you the homeowner as proof of coverage before the end of the 60 days requirement.

It is in our best interest to ensure that our tenant/buyer will take care of the home and eventually secure financing to cash you out for the full asking price at the end of the agreed term.

Therefore, we pre-qualify the tenant/buyers for the peace of mind selection. Primarily we check their income, time on job, personal references and past landlords if applicable, and look at the debt/income to determine their ability to make rent and qualify for a loan in the near future. We ask about their credit, but don’t put a whole lot of weight to this one factor since this is usually why they are in the situation of seeking alternatives to home ownership (reasons being for damaged credit: Covid-19, divorce, job transfer, job loss, health issues, etc.).

3) We don't work for commissions. And, because our profits are made by selling for slightly higher than what we buy for, we have a vested interest in the house and in making sure it gets sold, in other words, we have the same agenda.

 

What do I have to do?

Since I help families in need of buying a home as well as finding a solution for sellers to move forward in their real estate needs, I do this both locally in my home state of Indiana as well as virtually across the U.S.
Primarily, I do my investing remotely ever since the Covid pandemic.

 

Having said this, for this to work, I might need your assistance in bringing this all together. Where I may need your help is in the following - if required:

To simplify: I may need your help with

1) placing a sign in the yard,

2) sending pictures,

3) setting up a means for showing of the property.

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** You can pick up the sign and/or lock box (if lock box is required) at your local hardware store

Home Depot, Menards, Lowes, Ace Hardware, or Walmart .

A more Detailed Explanation:
• I would need you to get a blank white corrugated sign to place in the yard with my information written on
it with a thick black magic marker (the basic info - Rent to Buy / Lease Option ... Low Down Payment
+ First Month’s Rent ... (765) 230-2529). And yes, it doesn’t have to be pretty or neatly written. Believe
it or not, case studies show that more tenant/buyers respond to ugly signs. Less intimidating I assume.

• Also, I may need you to send some photos of your home for my marketing on finding the tenant/buyer if
there are no pictures already provided on the internet.

• When it comes to the showing the home, you have some options.

❖  Mostly used with vacant homes – Get a coded lock box to place a key in and hang on the front door for unattended
showing, since potential buyers will have different time frames of when they can see the home. I
have them give me a call when they get to the property and have them text me a photo id for me
to give them the code. And then have them call me back when done viewing the home to make
sure the lights are off and door is locked and to get their feedback.
❖ Another option – Is showing the home yourself. If this is done, I will set up their time to fit your
schedule, but this may lessen the number of potential buyers and finding the right family to place
in the home. If this approach is used, we ask that there be no discussion of price and terms
between the buyer/seller to avoid misunderstandings and the “he said/she said” dialogue that
either slows the process or misconstrues details regarding the documents wording and
promises. It’s important to answer any questions they may have regarding the property and its
conditions. But when it comes to the negotiations, this is where my services to them come in.
❖ Third option – if you have a family member, an available friend, property manager or some 3rd
party you can suggest, we would be happy to work with them in the showing of your home upon
your consent.

How long does it take before your tenant/buyer cashes me out?
That can depend on a number of different factors. Since everyone's credit history and circumstances vary, that
time period can be shorter or longer for the tenant/buyer that we eventually put into the home, for “LIFE” does
happen. Because of this, we cannot guarantee the exact time the tenant/buyer will secure financing.

However, until the tenant/buyer qualifies for financing, you have the option to place an addendum to the contract with the tenant/buyer to extend the time frame if needed, or you can let the contract come null and void (for the buyer only has an “option” to purchase) and we can work together once again in finding a new tenant/buyer to place into the home.

 

It is also in our best interest to get the tenant/buyer to get a new loan as soon as possible, since our reputation hinges on the success of both sides (buyer and seller). It must be a win/win/win for all parties involved.Why don't I just sell my house myself or rent it in the meantime?

These are always options available to you. The difference would be that you are responsible for your monthly
payments, maintenance, and repairs during the selling period. You’re also waiting to try to find someone who can actually qualify for financing (which has become more difficult to get a conventional loan approved), wait for them to get approved, and hope that they don't pull out of the deal by making unrealistic negotiation request or having you take a lower offer, making you start the whole process over again. Renting during this period opens entirely new difficulties that “would-be” landlords often overlook, especially when you are trying to show the home and sell while renters are living there.

Why don't I just find my own tenant/buyer?
You absolutely can do this, and I won’t tell you that you can’t, just to get a deal.

• If you’re able to have the necessary documents or the ability to pay an attorney to draw the documents up

• If you’re willing to take the time to add in additional marketing of your home

• Have the time to answer multiple calls and questions from potential buyers as well as tire kickers and to
separate the serious from the non-serious through the pre-screening of each candidate

• And to find the time to delegate the signing and the explanation of each document

Then by all means, you should be able to do this smoothly. I just find from past sellers that the time saved and the lack of stress and the freedom to focus on other personal life demands seem to be very rewarding for us to do all the legwork if it means they can move forward in their life sooner than later.

But this is more for those who need to sell their home versus those who are just wanting to sell their home. Does this make sense?

What if your tenant/buyer doesn't buy the house?
Tenant/buyers are carefully pre-screened to ensure that they want to buy the house and are able to do so at
some point in the future and are willing to treat the home as if it was their own. However, circumstances can
change in someone's life, such as an unexpected job transfer that can make it necessary to move, as to other
unforeseen such as the Covid pandemic.

 

Since life does happen (hence the reason a tenant/buyer is in their current situation to begin with), in situations like that, we can continue to find another qualified tenant/buyer to put into the home in their place should you want to continue that route.

How do you eliminate my maintenance and repair problems?
You’ll maintain your homeowner’s insurance policy to protect against incidents covered by insurance. The tenant/buyer, by contract, isn’t only responsible for maintenance and repairs and will only be asked to carry a home warranty policy. But keep in mind. People who usually work with us are not looking to squat in a space for a year or two. They want to own a home and greatly appreciate the opportunity and the willingness you’re wanting to give to work with them. Plus, they are highly vested with us and are eager to make it their home and to settle their own lives as well.

How do I get my payment each month?
You can set it up however you like. Some of our past homeowners prefer to get it sent directly to them by mail.
Others sometimes prefer to set up an escrow account where the escrow account company pays the mortgage
directly (You can call the escrow account holder anytime and request a statement of activity so you can see
when the rent was paid and when the mortgage was paid.) Or you can have the tenant/buyer pay your mortgage holder directly and send you the remaining balance from the rent. That way you won’t have to worry about a thing.

What if a tenant tears up my house?
There's no way that I can guarantee you that a tenant/buyer won't damage your house since you or I won't be
living with them. My objective is not to find a "tenant" - my objective is to find a “Buyer” who will eventually own
your house. The tenant/buyers are heavily invested with us with a non-refundable down payment, and since they are, they tend to follow through and not damage or jeopardize their opportunity to become homeowners.
Damages are rarely a problem. In fact, in most instances we have found that the buyers, many times have improved a house with new carpet or some other upgrades, such as fencing. Again, if it does happen though,
home insurance may cover most of the damages and you can sue for damages if not rectified. You just need to
ask yourself if the risks are minimal compared to what your gain may be? For only you know your situation and
how to get the best advantage over the situation.

Who handles the paperwork? Do I have to pay for that?
We handle all the necessary documents to make the transaction happen (my “agreement” with you, the “option to purchase”, the “lease agreement”, non-circumvent agreement with buyer, the “assignment”, and other “statements of understanding”) and delegate the necessary documents to the parties they pertain to. And the best part is that you don’t need your PhD to be able to read them . Of course, you are always welcome to have these items reviewed by your real estate agent or lawyer at any time during the course of the transaction. We want you to be 100% comfortable with everything before moving forward.