"She Was Upside Down and Stuck" — Behind on Payments, Code Lien, $0 to Close

Behind on the mortgage, a code lien on top, and not enough equity to sell the normal way. We took over the existing US Bank mortgage and covered closing costs — she brought nothing to the table. Attorney-closed.

Serving Jacksonville + surrounding areas — Fernandina, Yulee, Orange Park, St. Augustine, Palatka, and nearby.

Behind on payments

Code lien

No equity

Subject-to

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Option 1: Net Cash Number (In Writing) As-is. We'll show what you'd actually pocket after typical costs and payoffs.

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Option 2: Higher-Price Terms (In Writing) Higher price than cash — put in writing and attorney-closed.

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Option 3: List vs. Sell "Truth Check" Comparison of listing net vs. selling as-is today.

Real Case — Attorney-Closed, 2024

A 78-year-old heir's mobile home had a trashed tenant, a shared well, and code restrictions that blocked a normal sale. We wrote a plan that protected her water, her living situation, and got her paid at closing.

See the redacted closing statement →

Get Your 3 Options

We reply fast: initial email review in 1–2 hours. No obligation.

What's the main situation?

The Situation

The version of this problem that a cash offer cannot solve.

Behind on payments, with a lien

She had fallen behind on the mortgage and a code lien had attached on top of it. Both had to be dealt with before anyone could take clean title.

Upside down — the part that traps people

Between the payoff, the arrears, the lien, and normal closing costs, a traditional sale would have required her to bring cash to the closing table. She didn't have it. That is exactly the situation where people stop answering the phone and let the foreclosure run, because every option they've been shown costs money they don't have.

A cash offer would not have worked

There was no equity for a cash buyer to buy. Any offer high enough to clear the debts was above what the house was worth.

What We Did

Took over the loan instead of paying it off.

Subject-to: we assumed responsibility for the existing mortgage

Rather than paying off the US Bank loan with new money, we took over the existing mortgage and kept it performing. On the redacted closing statement, the "Existing Mortgage" figure matches the sale price — that's the tell. There was no new loan and no new cash needed to make the numbers work.

We covered the closing costs

The costs that would have come out of her pocket came out of ours. That's the difference between a deal she could do and a deal she could only look at.

Attorney-closed, with the lien handled

The code lien was addressed as part of the closing. Nothing was left hanging for her to deal with afterward, and a real estate attorney closed it.

The Result

She walked away without writing a check.

$0 out of pocket

She brought nothing to closing. The mortgage stopped being her problem, the lien stopped being her problem, and the repairs stopped being her problem.

Why it's here

This is the deal we point to when someone says "there's no equity, so there's nothing you can do." Equity is what a cash offer needs. It is not what every structure needs.

The honest caveat

A subject-to structure isn't right for everyone and it isn't right for every loan. It's one of the three options we'd put in writing — alongside a cash number and the listing comparison — so you can see it against the alternatives instead of being sold on it.

Most Investors Only Give One Option. We Give Three.

Because every situation is different. Sometimes you need speed, sometimes you need the most money.

Best for Speed

Net Cash Offer

A guaranteed cash price. We typically cover all standard closing costs. We buy as-is. You pick the closing date.

Closes in as little as 10–14 days
No repairs needed

Best for Max Value

Terms (Higher Price)

We pay you a higher purchase price in exchange for paying over time (monthly). Everything secured by attorneys.

Beats the "Cash" price
Monthly income potential

The Truth Check

Market Comparison

We calculate what you'd net if you listed with an agent (minus commissions/fees). If listing is better, we'll tell you.

Transparent math
No pressure guidance

Real Closings — Redacted HUD Proof

We Don't Just Promise Solutions. We Prove Them.

Each card shows a real situation we solved — with a redacted closing statement you can review. Look for "Due to Seller" on the HUD.

InheritanceTenantsCode Issue

"She feared losing her water."

Situation: Inherited mobile home. Tenant trashed it. Shared well + code restrictions blocked a normal sale.
What we did: Structured a plan that protected her living situation and water rights.
Result: Clean closing with net proceeds in hand — no panic decisions.

LandlordTenantsRepairs

"She wanted out — without hurting tenants."

Situation: Burned-out landlord. Repairs needed. Didn't want to displace tenants or manage contractors.
What we did: Presented cash and terms options. Committed to keep tenants in place short-term.
Result: Sold without showings, repairs, or tenant chaos.

Late PaymentsLienRepairs

"She was upside down and stuck."

Situation: Behind on payments. Code lien. Would've needed cash to close a traditional sale.
What we did: Took over the existing mortgage and covered closing costs — no out-of-pocket for her.
Result: She walked away without bringing a check to closing.

Mobile HomeSeller FinancingAs-Is

"They wanted full price, not a cash discount."

Situation: 1959 mobile home on its own land. Too old for any lender, which caps what a cash sale can pay.
What we did: Paid the full $100,000 price — $5,000 down and $95,000 carried by the seller at 0% interest.
Result: Full price instead of a cash discount, plus $500 a month secured by the property.

📁 Full redacted closing statements available on request. Three of these closed through a Florida real estate attorney; the seller-financed purchase closed directly between the two parties.

Straight Answers — No Runaround

The existing mortgage stays in place and we take over responsibility for it, instead of paying it off with a new loan. It's how a sale can work when there's no equity to pay everyone off. It is not right for every situation, which is why it comes to you as one written option among three.

Yes — that's the exact case this deal covers. A cash offer needs equity. Taking over a loan doesn't.

It gets addressed at closing. Code liens are one of the most common things we deal with; bring the case number up front so the closing date stays real.

We typically cover standard closing costs on our offers. What we won't do is promise your exact numbers before we've looked at your payoff and your liens.