Everything people ask us, answered honestly

In almost every state, yes. You're still the legal owner until the auction actually happens, and you can sell at any point before it. The sale just has to close, with your lender paid in full, before the auction date. The practical limit is time, not law. See exactly where you stand on the foreclosure timeline.

Our fastest closings have taken 7 days. A typical pre-auction closing runs 7 to 14 days, and the pacing item is usually your lender's payoff statement, which is why we order it on day one. On the first call we'll tell you honestly whether your date can be closed. We don't sign contracts we can't perform on.

Yes, by removing its reason to exist. At closing the title company wires your lender the full payoff: principal, missed payments, late fees, and the lender's legal costs. With the debt satisfied, the scheduled sale gets cancelled. The foreclosure never completes, and that's a very different credit outcome than a finished one.

Then a standard sale can't cover the payoff, but a short sale might. That's where your lender agrees in writing to accept less than the balance. Lenders often prefer a certain short sale over an uncertain auction. We've put together plenty of short-sale packages and we'll tell you plainly whether yours looks approvable in the time you have.

No, none, and we pay the standard closing costs. The offer you see is the number you evaluate. At closing, the purchase funds pay off your mortgage and any liens, and whatever remains gets wired to you.

Below full retail value for a renovated home? Yes, and anyone in this business who says otherwise is playing word games. Our offer is after-repair value minus real repair costs, resale costs, and roughly a 10% margin, all itemized. What you're buying with that spread is certainty, speed, zero fees, and zero repairs. If you have time and a market-ready house, listing may net you more. When that's true of your situation, we'll say so.

Call right now: (888) 308-0718. Under two weeks is tight but frequently workable. We fast-track urgent files, and in many states a pending bona fide sale supports a postponement request to the trustee or court. Two honest caveats: we can't guarantee a postponement, and if the deadline genuinely can't be met we'll tell you on the first call instead of wasting days you don't have.

They're all inside the payoff statement your lender sends the title company. You don't need to catch up first or bring any money to closing. Everything gets settled out of the purchase price in one transaction.

On the date we agree to in writing, before closing. If you need a few weeks after closing, we can usually set up a short leaseback. Compare that to the alternative: after an auction, the winning bidder controls possession and can start eviction under state law.

Never. It's free, it's in writing, and it's yours to use however it helps: as a benchmark against an agent's estimate, as leverage in a loan-modification conversation, or just as a floor while you weigh options. Some of the best outcomes we've been part of ended with the homeowner keeping the house.

Good, you should ask that. Foreclosure lists attract predators, and three rules will protect you from all of them, including from us if we ever failed to live up to this page:

1. Never pay an upfront fee to anyone promising to save your home. 2. Never sign over your deed under a plan where you "stay in the home and rent it back" while someone "fixes the loan." 3. Only close through a licensed, independent title or escrow company, never at a kitchen table.

We follow all three, every number we give you is in writing, and we actively encourage you to have an attorney or a free HUD-approved housing counselor (888-995-HOPE) look over anything before you sign it.

Yes, 100% as-is. Fire or storm damage, deferred maintenance, code violations, houses full of belongings, inherited hoarder homes, tenants in place, long-vacant properties. Condition changes the repair line in the offer math. It never changes whether we'll buy.