Two routes, explained side by side
Cash offer or loan payment takeover on your rental
Most rental owners expect one kind of offer. We can talk about two. Here is what each one means for your money, your name on the loan and your tenant, in plain terms and with the cautions that go with them.
- Leased or vacant, send it
- We buy direct, we do not list
- Offer in writing first
- Closed by an Arizona title company
The cash purchase
In a cash purchase the buyer pays for the house outright and the title company uses the proceeds to settle your mortgage and any other liens first. What is left comes to you. The loan is gone, your name comes off the property and the relationship ends at closing. For an owner who simply wants out, it is the cleanest option and the easiest to explain to a spouse, a partner or an accountant.
Cash does not mean careless. The offer is written, the title company runs a search, and the settlement statement lists every dollar before you sign. If your house is leased, the offer also says how the lease and deposit are handled. For examples of the situations where owners choose this route, see the situations page, and for a view of the neighborhoods we cover, the San Tan Valley guide.
Best when
You owe less than the house is worth, you want a clean break and you do not need the loan to continue.
What you get
A check at closing after liens are cleared, a closing date you agree to and a written offer you can read.
What to expect on price
Below a fully repaired, fully marketed sale, because we buy as is and take the risk and the work.
The loan payment takeover
The second route works differently. Instead of paying off your mortgage at closing, we take over the monthly payments on it under a written agreement, and the deed moves to us. You do not receive the full equity as cash on day one, but you stop making the payment, you stop being the landlord and in some cases you receive a smaller sum at closing.
This route can fit when the balance on your loan is close to the house's value, when your interest rate is lower than rates available today or when you need the monthly obligation gone more than you need a large check. It is also the one with more moving parts. Whether it is possible at all depends on your loan documents, and the paperwork needs an attorney's review. We only propose it when it can be documented properly, and we tell you plainly when it cannot.
Best when
The loan terms are worth keeping and you want the payment off your books without writing a check.
What changes for you
You no longer manage the house or make the payment. Ask your attorney how the loan stays on your credit record while it is open.
What to do first
Pull your most recent mortgage statement and have an Arizona real estate attorney read the loan paperwork.
Not sure which route fits?
Send the numbers you have. We will tell you which one makes sense, or that neither does.
Side by side
The table below is a simple comparison. It is general information, not advice, and the right answer for your house depends on your own numbers.
| Cash purchase | Loan payment takeover | |
|---|---|---|
| Your mortgage | Paid off from the sale proceeds | Stays in place, payments taken over |
| Money to you at closing | Whatever remains after liens and costs | Often a smaller amount, sometimes none |
| Your name on the loan | Off after closing | Ask your attorney what stays on record |
| Tenant and lease | Handled in the offer and at closing | Handled in the offer and at closing |
| Paperwork | Simpler | More involved, attorney review advised |
| Good fit | Clean exit, equity in hand | Loan terms worth keeping, payment relief |
How tenants are treated in either route
The tenant situation is the same in both routes. A lease stays in place and the new owner follows it. The deposit and prepaid rent are accounted for on the closing paperwork. If the house is vacant when we close, none of this applies. We do not ask anyone to leave because ownership changed.
If you have a tenant who is behind or a dispute in progress, say so up front. It changes the price, and sometimes it changes which route is sensible. A payment takeover on a house with a serious tenant problem may not be a good idea for anyone, and we will say that. See the how-it-works page for the step-by-step version, or the FAQ for short answers.
Lease in place
The new owner follows it, rent goes to the new owner after closing.
Deposit
Documented on the settlement statement so nothing is lost.
Vacant
Quickest. No notice, no coordination, no tenant questions.
How we decide which route to offer
We start with the facts you share: the address, the condition, what you owe and what the tenant situation looks like. If the loan is large relative to the house, a cash purchase may not leave you anything, and the takeover may be the only route that works for both sides. If the loan is small, cash is usually simpler. If we are not sure, we say so and we may ask for the mortgage statement before we put a number on paper.
We will not push a route because it suits us. You decide which one fits, an attorney reviews the paperwork, and a title company closes it. If neither one works for your house, we will tell you that directly and you will have lost nothing but a few minutes. To start, use the form on this page or visit our contact page. If you want background on who is behind the site, our about page explains how we work.
Quick answers
Can I get both a cash payment and have you take over the loan?
In some deals there is a smaller payment to the owner and a takeover of the loan. It depends on the numbers and the paperwork.
Who is responsible for the loan after a takeover?
The paperwork spells that out. Ask an attorney how it affects your credit record and your obligations before you sign.
What if I owe more than the house is worth?
Tell us. A takeover is sometimes the only route that works in that case, and sometimes neither works.
Do you charge a fee for an offer?
No. Asking for an offer is free.