"Here Are The Details

About Our Program"

 

If you would like to buy a home, but can’t qualify for a mortgage at this time, you’ve come to the right place. 

It does NOT matter if you have bad credit, bankruptcy, late payments, judgments, liens, tax problems or charge offs, you can still buy one of our homes. It doesn’t even matter if you have verifiable income.

We are constantly acquiring new homes in Louisville, Ky and surrounding areas.

 

Beautiful Homes Available
 

Most of these are nice homes in nice areas with great neighborhoods and excellent schools. Only a few of them are fixer upper bargains.

On this web page, I’m going to show you the simple steps you can take to get one of these homes. These aren’t difficult steps... they don’t take a lot of your time and, in fact, they can be pretty exciting... especially when you start looking for your new home.

We make it very easy to own your own home... to have a place that you can claim as your own and be a proud homeowner.

This web page will give you all the details you need to get into your new home in as little as 7 to 10 days.

There is absolutely no charge for this service, we make our money only if you acquire one of our properties. There is also no obligation. If you like what you see, great, let us know and we’ll get you started toward owning your own home... if, on the other hand, you decide it’s not for you, that’s no problem... there’s no hard feelings. It’s really pretty simple and straight forward.
 

Well let’s get started…
 

First of all... let me tell you where we obtain the properties we offer for sale.

We obtain our properties from sellers who might not be able to get their houses sold the conventional way or maybe they just want to sell quickly... there are as many reasons as there are sellers.  It doesn’t matter to us as long as the deal we make solves the Seller's problem, is profitable for us and is right for you, one of our "Tenant Buyers."

 

So, we end up with a lot of properties and we are constantly looking for good people to sell them to.  Fortunately for us, we have a lot of people who want to buy our houses.

 

How We Structure The Deals

You Will Be Buying From Us
 

Here is how we do it. We sell you the property "Rent To Own”, or “Lease/Option." (they are the same thing).

You lease the property for a specific period of time, usually 1-3 years depending on the situation, and during that time you have the option to buy it at a price that everyone agrees upon when you first move in.

You will also pay an "Option Fee" when you move in.  This money will apply to the purchase price of the home and will reduce (or eliminate) your down payment when you eventually take out a mortgage to buy the home.  The minimum "Option Fee" that we accept is $3000, but it can vary.  So, if the monthly lease amount is $1050 and the "Option Fee" is $3000, you will need $4050 to close the deal and move into the house. Make sense?

Quite often, you can also receive a "rent credit" that will apply toward the purchase price of the home. For example, you might receive a rent credit of $200 for each month you pay your rent on time.  At the end of a year you would have an additional $2,400 to apply toward the purchase price.  If your option fee was $3,000, this would give you $5,400 to apply toward the purchase.

 

It is helpful for you to have an idea how much house you can afford when you do apply for your mortgage.  If you would like to have an idea how much of a house you can afford, Please Click Here and submit some basic information and we will send you an email that will give you an idea how much house you can buy and what would be your monthly payments. 

 

It is our goal to help you qualify for a mortgage and finance the house in your name, and put you on the deed. Remember, you do NOT have to qualify for a mortgage right now.

We work with a very good, very reputable, very understanding mortgage company... they are "good people" and we’d like you to talk to them. Now, don’t misunderstand... we don’t expect you to be able to qualify for a mortgage right now... after all, that is probably why you are checking this out now.  We just need to know your chances of obtaining a loan in the future once you get your credit in order.

 

So that’s something we are going to ask you to do.  It’s a quick phone conversation that takes maybe 20 minutes, or a brief application... you don’t even have to go meet with them... and they keep everything 100% confidential.  You don't have to talk to our Mortgage Broker before you view our homes, but you will not be eligible to purchase one until you do. 

 

How Do I Qualify For One Of Your Homes?

 

We get paid when you buy the house.  Therefore, we are looking for people that are excited about owning their own home and are willing to make the effort needed to accomplish that goal.  We realize your credit may not be the best right now, and we are willing to work with you until you can improve it.  Here are the items we consider:

 

1.      If you have bad credit, you must be making your current payments on time.  If you are currently late with your rent, utilities, phone bills, etc you need not apply.  Usually, the people we work with have had a one-time event in their past that tarnished their credit.  Common examples would be medical issues, car accident, loss of job, divorce, etc.

 

2.      If you do have bad credit, you must agree to enter a credit repair program that we approve.

 

3.      Your FICO credit score should be as close to 500 as possible, or above.  If you don't know yours, we will obtain it as part of your application process when we run a credit report on you.

 

5.  Foreclosure on your record might be ok, we will just have to check.  It depends on how long ago it occurred and other factors. If your house is in the process of foreclosure now, let us know and we may be able to help you prevent the foreclosure.

 

6.   A recent bankruptcy could be ok, depending on what caused it.  The older the bankruptcy the better.  If you are in Chapter 13, your monthly payments must be current.

 

7.   You must demonstrate your ability to make the required payments.

 

8.   No recent felony convictions.

 

It's Time To Start Looking At Homes

Here is what you need to do:

 

1.      Register to be on our V.I.P. Buyers List.  Fill in the drop down  box on this page, and this will allow you to receive update emails from us.  Every time we get a new property, we’ll send you an email. You can view our properties online at any time, but we will send you notices whenever we add a new one, or make a significant change to an existing one.

 

Click on "Available Homes" to see our current offerings.

We have a lot of people like you who are actively looking for a home... and we get more nearly every day. So when we get a new home for sale, these homes move pretty quickly.

 

We first send the email to all of our " V.I.P. Buyers" , before we market to the general public.  The houses are marketed on a "first come, first served" basis.  The first qualified family who acts gets it.

 

Now you may not feel comfortable acting quickly in the beginning and we aren’t going to push you. We let you tell us when you’re ready to go. What happens most of the time is, at first, when folks become "Registered V.I.P. Buyers" they take their time, they look at the properties we have for sale, they let a few pass by them because they weren’t exactly what they were looking for or they just want to get comfortable with the process.

But then... after a while, our " V.I.P. Buyers" start getting more comfortable. They realize that we are for real and that we do what we say we do and then... that is when they feel comfortable about making an offer on a house on very short notice. We won’t push you... only you know if the house is right for you. If it’s not, just wait... you may not get that one, but we are always getting new properties.  We don’t want you to be a hasty buyer... only you know your comfort zone.

Once you are ready, if a property looks interesting to you at all, we encourage you to go see it  immediately.  Drive by... we find that 75% of the time, you can tell if a house is for you by looking at the exterior and the yard and the neighborhood... or maybe it’s more accurate to say that you can tell that it’s NOT for you, by looking at the outside.

 

If it looks interesting to you, then it’s time to take action and call or email us.  We will schedule a time that is convenient for you and show you the property.  We will get you inside so you can look around at your leisure... check out the condition; get a feel for the size and the layout.  Usually, if a house is vacant we keep a lockbox on the door with a key inside.  We can give you the code and you can go inside to look around at your convenience (Go to the Available Homes page to learn how to get the code to the key box).

 

Okay... let’s move to the next step.  If you want the house, it’s time to fill out an application.  The application will give us the information we need to see if you are a good fit for this property.  It usually takes us about 3 working days to process your application.

 

Once you are approved, we will meet to fill out the paperwork.  The paperwork will explain the move-in date, the price, the terms, the monthly payment, the length of the option and it lays out who is responsible for what in the agreement. One of the valuable things we do is treat you like the owner as soon as you move in. We pretty much trust you to take care of the property like it was yours... after all, you do intend to buy it... you just haven’t got the deed yet.

 

This is one reason we can offer so many nice properties....since we treat you like the owner, you are responsible for taking care of the property while you live there. To protect you, we can set you up with a Home Warranty that covers the cost of most repairs for the major systems and mechanicals of the house, and we (the Seller) provide a guarantee that all of the major systems and mechanicals are in good and normal working order when you move in. (Click Here to View Warranty Info)

 

It is in our best interest to see you succeed in the purchase of this home. It’s also a lot of fun to have happy campers around.     :)

Now... If you don’t understand the paperwork, please feel free to ask lots of questions before you sign it.  We will NOT pressure you to buy. We want you to be 100% comfortable with your decision.  This is a legally binding agreement and you only want to sign it if you are fully and completely aware of what you are signing.

Our representative has the authority to okay you as the new buyer of the home, but the only way the agreement is sealed is when you transfer the funds for the "Lease Option Fee" and the first month’s rent payment. We only accept certified funds to activate the agreement... for example: a wire transfer, a money order, a cashiers check, or a certified check... we cannot take cash or personal check.

The reason we do this is because we do not want to tie up the property in an agreement with someone who ends up not being able to come up with the money or who needs more time to make a decision. We may have others waiting in line for a chance at that property and it’s not fair to them if we let someone tie up a property without being truly serious or capable of closing.  As I mentioned before, it really is "first come, first served."

Well that’s it. I hope I’ve answered all of your questions. If not, feel free to email us or call us with any questions you may have. The only thing you need to do to get started is just join our V.I.P. Buyer List. It asks a few basic questions and gets your contact information so we can notify you when we get a new property that might interest you.

Remember, to join this V.I.P. Buyer List is 100% free. You are not obligated to buy our properties in any way... as a matter of fact we don’t want you to buy our properties if they aren’t right for you.

Thank you for reading this (rather long) web page. Your dream of home ownership can finally be realized if you just take action and get started now by filling out the V.I.P. Buyer form.

If you closed the V.I.P. Buyer form, just refresh the page, or close and open it again and the form will reappear.

 

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