Georgui Kassaev Athens GA REALTOR Buyers Sellers Investors NE GA

Great question. I want to start off by saying I am not an attorney this should not be taken as legal advice and you should reach out to an real estate attorney and they can point you in the right direction. Below is my opinion. If your name is on the deed but not on the mortgage, you generally have an ownership interest in the property even though you are not personally obligated on the mortgage loan. The important distinction is that ownership and mortgage liability are separate issues. If you want to sell your portion The first thing to determine is how the deed is titled. The deed will tell you whether you and your children's mother own the property as joint tenants, tenants in common, or under another form of ownership. That affects what you can transfer and how a sale would work. There are generally a few possibilities: 1. She buys your interest. You can potentially agree on a price for your ownership interest and have a Georgia real estate attorney prepare the appropriate deed and closing documents. The attorney should also determine how the existing mortgage will be handled. 2. You both sell the entire property. If you agree to sell, the home can be marketed and sold normally. At closing, the mortgage is paid from the sale proceeds, and the remaining proceeds are distributed according to the ownership interests and applicable agreements. 3. You want to sell your interest to someone else. This can be more complicated. Whether you can transfer your interest without the other owner's cooperation depends on the deed, ownership structure, mortgage documents, and other circumstances. A third party may also be reluctant to purchase only a partial interest in a property. 4. You disagree about selling. If you cannot reach an agreement, a Georgia attorney can explain whether a partition action or another legal remedy is available. This is an area where you should obtain legal advice rather than relying solely on a REALTORA(R). Because this involves ownership rights and a mortgage, I would recommend having a Georgia real estate attorney review the deed and mortgage before you sign anything.

I am not an attorney and this should not be viewed as legal advice. This can be answered by real estate attorney fairly easily. What follows below is an opinion. Georgui Kassaev, if your name is on the deed but not on the mortgage, you generally have an ownership interest in the property even though you are not personally obligated on the mortgage loan. The important distinction is that ownership and mortgage liability are separate issues. If you want to sell your portion The first thing to determine is how the deed is titled. The deed will tell you whether you and your children's mother own the property as joint tenants, tenants in common, or under another form of ownership. That affects what you can transfer and how a sale would work. There are generally a few possibilities: 1. She buys your interest. You can potentially agree on a price for your ownership interest and have a Georgia real estate attorney prepare the appropriate deed and closing documents. The attorney should also determine how the existing mortgage will be handled. 2. You both sell the entire property. If you agree to sell, the home can be marketed and sold normally. At closing, the mortgage is paid from the sale proceeds, and the remaining proceeds are distributed according to the ownership interests and applicable agreements. 3. You want to sell your interest to someone else. This can be more complicated. Whether you can transfer your interest without the other owner's cooperation depends on the deed, ownership structure, mortgage documents, and other circumstances. A third party may also be reluctant to purchase only a partial interest in a property. 4. You disagree about selling. If you cannot reach an agreement, a Georgia attorney can explain whether a partition action or another legal remedy is available. This is an area where you should obtain legal advice rather than relying solely on a REALTORA(R). Because this involves ownership rights and a mortgage, I would recommend having a Georgia real estate attorney review the deed and mortgage before you sign anything.

Great question. I can only speack for Georgia. In a Georgia transaction using the current 2026 GAR F201 Purchase and Sale Agreement, the key question is whether the seller's promised repairs are actually part of the signed contract/amendment and whether the seller failed to perform that obligation. Under the GAR framework, if the seller defaults, the buyer can terminate and have the earnest money returned under the contract's procedures. GAR's current forms list both F704, Amendment to Address Concerns with Property, and F519/F522, which address termination and disbursement of earnest money. There is an important distinction: If the seller merely refused a repair you requested: That alone does not necessarily give you the right to terminate and get your earnest money back. During due diligence, a buyer can request repairs, but the seller generally does not have to agree unless the contract requires it. If the seller signed an agreement to make the repairs: That's different. If the repair obligation is in the purchase agreement, an amendment, or another binding contract provision and the seller fails to perform it, that can constitute a seller default. Under the GAR purchase agreement, a buyer whose transaction fails to close because of seller default may terminate and have the earnest money and other specified buyer payments returned according to the contract's procedures. NAR similarly explains that earnest money is generally protected when a seller fails to fulfill contractual obligations or a contract contingency cannot be satisfied, but the actual purchase contract controls. The most important thing to check Look at your signed contract and ask: 1. Were the repairs actually agreed to in writing? 2. Was there an amendment specifying what the seller must repair? 3. Was there a deadline for completing the repairs? 4. Has the due-diligence period expired? 5. Does the contract give you another contractual termination right? Don't simply tell the seller, " I'm cancelling and want my earnest money.aEUR? The termination and earnest-money-release procedures in the contract matter. Also, the fact that the seller refuses to make repairs during due diligence is very different from refusing to perform repairs the seller already agreed to make. GAR's forms specifically provide for an amendment addressing property concerns and separately address termination/disbursement of earnest money. I am not an attorney and this should not be taken as legal advice. Please verify all info. By showing a real estate attorney the agreement and getting their opinion

Hello Priscilla. The hard deadline makes it urgent, but you want to compare the deed-in-lieu terms with the possibility of selling before you surrender the property. A deed in lieu means you voluntarily transfer the property to the lender instead of going through foreclosure. The CFPB specifically advises making sure the agreement addresses the entire mortgage balance and, where applicable, obtaining any deficiency waiver in writing. The biggest questions I would want answered before signing are: 1. Does the lender agree that the debt is completely satisfied? This is probably the most important question. Do not assume that signing over the deed automatically means you owe nothing afterward. The CFPB recommends getting a deficiency waiver in writing if you could otherwise remain responsible for a deficiency. 2. What happens to your ability to sell? If the lender accepts the deed in lieu, you are transferring ownership to the lender. That generally means you are no longer in control of marketing and selling the property. 3. Is there still enough time for a sale or short sale? Only two showings in a month is a warning sign, but it does not by itself prove the property cannot sell. Price, condition, photography, marketing exposure, showing restrictions, and buyer financing can all affect activity. With a hard deadline of the 11th, however, you need the lender and your REALTORA(R) to work from an actual timeline rather than simply waiting for another buyer to appear. 4. What are the tax consequences? A deed in lieu can create tax consequences because the IRS treats a voluntary transfer of secured property as a disposition, and cancellation of debt may create taxable income depending on the circumstances. The IRS says canceled debt is generally taxable unless a specific exclusion or exception applies. My practical take I would not sign the deed in lieu until you have read the lender's paperwork carefully enough to know exactly what happens to the mortgage debt, any deficiency, and your ownership of the property. At the same time, I would not simply keep the listing alive and hope when the lender has given you a firm deadline. Contact the lender immediately and ask whether they will consider a short sale or extension of the foreclosure/preforeclosure deadline while the property is actively marketed. The CFPB specifically recommends contacting the lender early because borrowers may have alternatives to foreclosure. Because this involves surrendering real property and potentially eliminatingaEUR"or failing to eliminateaEUR"a substantial debt, we are not attorneys and this is not legal advice. Before signing a deed-in-lieu agreement, you should have a real-estate/foreclosure attorney review the actual paperwork and, because of the possible cancellation-of-debt consequences, consider getting advice from a qualified tax professional as well.

Rosalind, not necessarily. The key point is that a VA loan does not automatically require a new full home inspection. VA distinguishes between the buyer's home inspection and the VA appraisal, which checks value and whether the property appears to meet VA Minimum Property Requirements (MPRs). VA strongly recommends a home inspection, but says it is not required by VA itself. With your second VA buyer, there are really two separate questions: The buyers' inspection: If the new buyers have chosen to obtain only an electrical inspection and water inspection, VA itself does not require them to order a full home inspection. However, their lender or the buyers themselves may impose additional requirements. The VA appraisal: The lender will generally order a new VA appraisal for the new transaction. The VA-approved appraiser evaluates the property for value and observable MPR issues. A previous VA appraisal from the first buyer should not be assumed to automatically carry over to the second loan. VA says the lender requests the appraisal after a ratified purchase agreement, and the appraisal is tied to that loan transaction. Your documentation of the chimney repairs and sump-pump work is very useful, though. Keep the invoices, receipts, permits where applicable, contractor documentation, photographs, and the previous inspection report. If the new VA appraiser observes a condition related to those items, having documentation showing that the problem was corrected can help establish what was repaired. Also, VA's current appraisal requirements were updated effective May 1, 2026, so I would not rely on older VA advice about MPRs without checking the current requirements. So, in your situation, I would think of it this way: You probably do not need to order another full inspection simply because the new buyers are using VA. However, you should expect a new VA appraisal, and the appraiser can still identify MPR-related repairs if something is visibly deficient. The buyers' choice to obtain only electrical and water inspections does not prevent the VA appraiser from identifying an observable property-condition issue. Most importantly, don't assume that because the first VA buyer's inspection was completed and the repairs were made, the second VA appraisal will automatically be cleared. The new lender controls the appraisal process for the new loan. This is general real-estate information, not legal or lending advice. We are not attorneys or lenders. For a definitive answer about what the new lender will require, the buyer or their lender should confirm the specific underwriting requirements for this loan.

Vivian, for a private sale like this, I would treat it almost like a normal transaction without the REALTORA(R), rather than trying to negotiate the house price by guessing what the owner still owes. How to arrive at a fair price Start with market value, not the mortgage balance. The amount you owe the bank matters when determining whether the sale works financially, but it does not establish what the house is worth. A reasonable approach is to get: 1. A comparative market analysis (CMA) based on recent nearby sales of similar homes. 2. An independent appraisal if you and the neighbor want a more objective number. 3. A net sheet showing exactly what you would receive after paying the mortgage payoff, closing costs, taxes/prorations, and any agreed concessions. The appraisal is particularly useful in a private sale because it gives both sides an independent reference point. An appraisal is a professional opinion of market value, and a lower appraisal can become an important negotiating point. Then negotiate the number that actually matters Suppose: Market value: $350,000 Mortgage payoff: $315,000 Your selling costs: $10,000 Minimum amount you need: $325,000 You aren't really negotiating around the $315,000 mortgage balance. You're negotiating whether the buyer will pay enough that your net proceeds accomplish what you need. You could say something like: " I'd like us to establish the value using recent comparable sales or an appraisal. Once we agree on a reasonable purchase price, we'll have the closing attorney calculate the exact payoff and closing expenses so we both know what the transaction looks like.aEUR? That's much better than simply telling your neighbor, " I need $325,000 because that's what I owe.aEUR? Don't overlook closing costs Because this is a cash transaction, you can negotiate who pays which closing expenses. The CFPB notes that sellers and buyers can negotiate how certain closing costs are allocated. For example, instead of: $350,000 purchase price + you pay $10,000 in costs you might negotiate: $355,000 purchase price + seller pays $10,000 of agreed costs But you need to compare the net amount you actually receive, rather than focusing only on the contract price. I strongly recommend using a closing attorney Skipping the REALTORA(R) does not mean you should skip professional assistance altogether. For a private transaction, I'd have a Georgia real-estate attorney/closing attorney handle the purchase contract, title work, payoff, deed, settlement statement, and closing. The CFPB recommends carefully reviewing closing documents and notes that consumers may want an attorney to review the transaction documents. The cleanest structure is: Agree on price a+' sign a written purchase agreement a+' attorney/title company verifies title and payoff a+' buyer completes any agreed inspections/appraisal a+' attorney prepares closing figures a+' close. You don't need a REALTORA(R) simply because you're buying or selling a house, but you do need a legally enforceable agreement and a properly handled closing. We are not attorneys, and this is not legal advice. Real-estate contracts, title issues, disclosure requirements, tax consequences, and the rights of the parties can vary by situation and jurisdiction. For a private Georgia transaction, the parties should have a Georgia real-estate attorney review the purchase agreement and closing documents before signing.

Odessa, if you and the seller both signed a binding purchase agreement, the seller generally cannot simply back out because another buyer offered $40,000 more four days later. A higher offer does not automatically cancel the contract you already have. Your agent's basic understanding is likely correct: the signed contract controls, subject to any contingencies, inspection periods, financing provisions, or other termination rights written into that agreement. The important thing now is to keep meeting every deadline on your side of the contract. If you complete your required inspections, financing requirements, earnest-money obligations, and other contractual deadlines, you generally strengthen your position. The seller may have limited circumstances in which they can terminateaEUR"for example, if the contract gives them a specific termination right or if you fail to satisfy an applicable contractual requirement. But simply receiving a higher offer normally is not, by itself, a contractual reason to cancel. If the seller refuses to proceed anyway, don't agree to cancel the contract just because they ask you to. Tell your agent you want the matter reviewed against the exact contract you signed. Depending on the circumstances and the contract, a buyer may have remedies for a seller's breach, but the available remedies can depend heavily on the contract and state law. Because this is an Illinois transaction, there is another important point: Illinois REALTORSA(R) emphasizes that a real-estate purchase agreement is a contract and recommends that consumers understand the terms and seek legal counsel when appropriate. Bottom line: A seller generally cannot say, " I received a $40,000 higher offer, so I'm cancelling your contract.aEUR? The contractaEUR"not the later offeraEUR"controls. Continue complying with your deadlines and have your agent and, if necessary, an Illinois real-estate attorney review the signed agreement before you agree to anything. We are not attorneys, and this is not legal advice. Real-estate contracts and available remedies depend on the specific agreement and applicable Illinois law. If the seller is threatening to terminate or refusing to perform, you should seek advice from an Illinois real-estate attorney promptly.

Dominic, I would recommend not leaving your dog in the yard during a showing, even if he is friendly and securely leashed. The best option is to have the dog secured inside a crate or separate room that buyers will not need to enter, or make arrangements for someone to take the dog elsewhere during showings. If you are at work, you could ask a neighbor, friend, dog walker, or pet sitter to help when necessary. A dog that is friendly with you may react differently when a stranger enters the property. Buyers may also have allergies, fear of dogs, or young children with them. Even a leashed dog can become excited, get loose, or interfere with a buyer's ability to comfortably inspect the yard and property. There is also a practical consideration: you want buyers focused on the house, not the dog. A buyer who is uncomfortable may shorten the showing or avoid part of the property altogether. If leaving the dog at home is unavoidable, tell your listing agent in advance and discuss a consistent showing procedure. A visible notice such as " Dog on PropertyaEUR? can also help prevent surprises, but it is better to have the dog safely secured away from the showing area. Bottom line: A friendly dog in the yard is not automatically a problem, but I would not rely on a leash as the solution. For safety, buyer comfort, and liability reasons, keep the dog separated from the showing whenever possible. We are not attorneys, and this is not legal advice. Liability rules can vary by state and circumstance. If you have concerns about responsibility for an injury or other incident involving your dog during a showing, you should seek advice from a qualified attorney and discuss appropriate precautions with your real-estate professional.

Marlon, after two years of marketing, multiple offers below the value you believe comparable sales support, and repeated extensions of firm deadlines, I would get an independent valuation before accepting another lower offer. I'd approach it in this order: First, get an independent opinion of value from someone who is not affiliated with your current brokerage. For a commercial property, that could mean a qualified commercial real-estate appraiser or an experienced commercial broker who regularly handles the specific property type in your market. A formal appraisal and a broker's opinion of value are not the same thing, so be clear about which you are getting. Next, ask the independent professional to explain the valuation rather than simply giving you a number. You want to see the comparable sales, adjustments, income analysis if applicable, current competing properties, market conditions, and the reasons they believe buyers would or would not pay your target price. NAR's Code of Ethics says REALTORSA(R) preparing opinions of value should be knowledgeable about the property type, have the information necessary to formulate the opinion, and be familiar with the relevant area. Then compare that independent analysis with your current brokerage's pricing recommendation. If two genuinely independent analyses support your current price, you have stronger evidence that the property may simply need more time or a different marketing strategy. If both point substantially lower, I'd take that seriously even if it is disappointing. The fact that a colleague at the same brokerage valued a sister property similarly low is worth considering, but I would not treat that as proof of either a problem or a correct valuation. The important question is whether the valuations are supported by independent market evidence. I'd also ask your current broker for a written explanation of the two-year marketing history: number of inquiries, showings, offers, pricing changes, feedback from prospective purchasers, competing properties, and why deadlines have repeatedly been extended. That can help distinguish between a property that is overpriced and one whose marketing, positioning, financing assumptions, or buyer pool may be the problem. Finally, review your listing agreement before engaging another brokerage. You may still have contractual obligations to the current broker, including an expiration date, termination provisions, or potential protection-period provisions. I would not accept another substantially discounted offer solely because you've been on the market for a long time. At the same time, I wouldn't reject it solely because your own estimate of value is higher. The goal of the second opinion is to establish what the market is actually supporting and then decide whether the problem is price, marketing, property condition, terms, or the market itself. NAR's professional guidance also recognizes that a REALTORA(R) should recommend an appraisal when the broker cannot adequately advise on value because of limitations in experience or knowledge of the property type or market. We are not attorneys, and this is not legal, appraisal, or financial advice. Because this is a commercial transaction, you should consider having a qualified commercial appraiser and appropriate legal and financial professionals review the property and transaction before making a decision to accept an offer or terminate/change your brokerage relationship.

Marlon, after two years of marketing, multiple offers below the value you believe comparable sales support, and repeated extensions of firm deadlines, I would get an independent valuation before accepting another lower offer. It could be approached in this order: First, get an independent opinion of value from someone who is not affiliated with your current brokerage. For a commercial property, that could mean a qualified commercial real-estate appraiser or an experienced commercial broker who regularly handles the specific property type in your market. A formal appraisal and a broker's opinion of value are not the same thing, so be clear about which you are getting. Next, ask the independent professional to explain the valuation rather than simply giving you a number. You want to see the comparable sales, adjustments, income analysis if applicable, current competing properties, market conditions, and the reasons they believe buyers would or would not pay your target price. NAR's Code of Ethics says REALTORSA(R) preparing opinions of value should be knowledgeable about the property type, have the information necessary to formulate the opinion, and be familiar with the relevant area. Then compare that independent analysis with your current brokerage's pricing recommendation. If two genuinely independent analyses support your current price, you have stronger evidence that the property may simply need more time or a different marketing strategy. If both point substantially lower, I'd take that seriously even if it is disappointing. The fact that a colleague at the same brokerage valued a sister property similarly low is worth considering, but I would not treat that as proof of either a problem or a correct valuation. The important question is whether the valuations are supported by independent market evidence. I'd also ask your current broker for a written explanation of the two-year marketing history: number of inquiries, showings, offers, pricing changes, feedback from prospective purchasers, competing properties, and why deadlines have repeatedly been extended. That can help distinguish between a property that is overpriced and one whose marketing, positioning, financing assumptions, or buyer pool may be the problem. Finally, review your listing agreement before engaging another brokerage. You may still have contractual obligations to the current broker, including an expiration date, termination provisions, or potential protection-period provisions. I would not accept another substantially discounted offer solely because you've been on the market for a long time. At the same time, I wouldn't reject it solely because your own estimate of value is higher. The goal of the second opinion is to establish what the market is actually supporting and then decide whether the problem is price, marketing, property condition, terms, or the market itself. NAR's professional guidance also recognizes that a REALTORA(R) should recommend an appraisal when the broker cannot adequately advise on value because of limitations in experience or knowledge of the property type or market. We are not attorneys, and this is not legal, appraisal, or financial advice. Because this is a commercial transaction, you should consider having a qualified commercial appraiser and appropriate legal and financial professionals review the property and transaction before making a decision to accept an offer or terminate/change your brokerage relationship.

Wyatt, yes aEUR" that can happen, especially when you're self-employed. Two lenders can receive the same tax returns and financial documents yet arrive at different qualifying-income figures because the underwriting process involves more than simply looking at your gross income. For a self-employed borrower, the lender generally has to determine what portion of the business income is stable, documented, and reasonably expected to continue. That can involve analyzing tax returns, business income and expenses, year-to-year trends, ownership structure, distributions, and the financial strength of the business. There is also a big difference between "you don't qualify based on what we have" and "we need more information before we can determine whether you qualify." The second lender asking for additional documents may simply be trying to resolve something in the income analysis rather than reaching a different final conclusion. For example, business structure matters. The treatment of income from a sole proprietorship, partnership, S corporation, or LLC can differ, and lenders may need to determine whether income shown on a tax return was actually available to you personally or needed to remain in the business. I wouldn't choose a lender simply because that lender initially gives you the higher qualifying income, though. I'd ask both lenders: "What monthly qualifying income did you use, what income did you exclude or adjust, and what underwriting guideline or calculation caused the difference?" That gives you something concrete to compare rather than simply comparing two verbal approvals. Also, make sure both lenders are evaluating the same loan program and the same information. Differences in loan programs, automated underwriting findings, documentation requirements, or assumptions in the file can change the result. So yes, different results are possible. The important question isn't which lender says yes first aEUR" it's why their qualifying-income calculations are different and whether the final calculation is properly supported by the applicable underwriting guidelines. Just a note: this is general real estate information, not legal advice, and it shouldn't be taken as a substitute for advice from a licensed attorney who can review the specific facts and applicable law. Hope this helps

Tyler, the first thing I would find out is **exactly where the foreclosure process stands**. Whether you can get the house back depends heavily on whether the foreclosure sale has already taken place. If the property has **not been sold yet**, Florida law generally gives the borrower an opportunity to stop the foreclosure by curing the default. Under Florida Statute A?45.0315, the borrower can prevent the sale by paying the amount required under the foreclosure judgment, or, in certain circumstances, the amount necessary to cure the mortgage default plus allowable foreclosure expenses and attorney's fees. If a foreclosure judgment has already been entered, the amount needed can be substantial because it may include the loan balance required by the judgment, interest, court costs, attorney's fees, and other expenses. I would not guess at that number. I would get the foreclosure case number and ask the lender or its foreclosure attorney for the exact amount required to reinstate or otherwise satisfy the judgment. Because the property is in Broward County, you can also check the Broward County Clerk's court records to determine the status of the foreclosure case. Broward County also maintains a foreclosure-sale system for properties scheduled for sale. If the **foreclosure sale has already occurred**, the situation is very different. Florida's statute provides that the redemption right ends at the time specified by the statute and foreclosure judgment, and generally there is no right of redemption after that point. In that situation, you generally cannot simply pay the old mortgage and put the property back in your name. You may instead have to determine who obtained title and whether the property could be purchased from that owner. So my next step would be to locate the Broward County foreclosure case and determine three things: **Has a final judgment been entered? Has a foreclosure sale been scheduled? Has a certificate of sale or certificate of title already been filed?** Because the timing can affect your legal rights, I would contact a Florida foreclosure attorney promptly rather than relying solely on a real estate agent or the lender's verbal explanation. The Florida Bar also recommends contacting an attorney promptly when foreclosure papers have been served and provides lawyer-referral and legal-aid resources. Just a note: this is general real estate information, not legal advice, and it shouldn't be taken as a substitute for advice from a licensed attorney who can review the specific facts and applicable law. Great question.

Great question. First, let's talk about walking away. A few things to keep in mind. How much earnest money did you put down? Are you still within your due diligence or inspection period? And what did the property appraise for? If you're past your due diligence period and have a large earnest money deposit at stake, there is a good chance you could lose that money by walking away. The purchase agreement and related forms will determine what happens to the deposit and whether you still have a way to terminate. A simple comparison of the earnest money you could lose to the $125K repair can help put the decision in perspective. The appraisal is important too. If the property appraised for more than the $3.3M purchase price, especially by more than the $125K repair estimate, there may be enough built-in equity to make the repair worthwhile. You mentioned that the purchase was as-is but that structural problems were supposed to be an exception. The exact wording in the purchase agreement and forms is important here. Hope that helps. Just a note: this is general real estate information, not legal advice, and it shouldn't be taken as a substitute for advice from a licensed attorney who can review the specific facts and applicable law.

Callum, you're right on time looking for answers. With almost no recent sales in your valley, a good place to start is finding a local appraiser who regularly handles rural properties in that area. When there aren't enough recent comps, an appraiser can go farther out, use older sales and make adjustments for location and market conditions. The goal is to find the sales that best reflect what buyers are actually paying for properties with similar characteristics. The Agricultural Land Reserve is important too because land-use restrictions can have a real effect on value. I would verify the exact designation on this property, since Montana has its own agricultural land classifications and valuation rules. Hope that helps.

Tammy, an unsecured personal loan is probably the most straightforward option if you don't want your house used as collateral. The lender will generally look at your credit, income and existing debts rather than taking a lien against your home. Since your husband is a 100% permanent and total disabled veteran, it is also worth checking whether any of the bathroom work qualifies for a VA home-improvement benefit related to his disability. For the rest of the workaEUR"windows, doors, garage doors and paintingaEUR"an unsecured personal loan is probably the type of financing that fits what you're asking for. Hope that helps.

Thomas, there are ways to buy a home without traditional financing, even with little or no money down. The key is getting creative with how the purchase is financed. One option is **seller financing**, where the seller becomes the lender and the down payment, interest rate and monthly payment are negotiated between you and the seller. Another possibility is a **lease option**, where you rent the home with the right to purchase it later. There are also transactions where a buyer takes over the seller's existing financing, commonly called a **subject-to** purchase. The challenge is finding a seller who is willing to structure the deal that way. Having no fixed income may also make a traditional mortgage difficult, but it doesn't necessarily prevent a purchase through one of these arrangements. With no money down, the seller's willingness to structure the deal becomes especially important. The property, the seller's situation and the numbers have to make sense for both sides. Hope that helps.

Heather, with a November 2 auction date, this is something to get help with immediately. A loan modification being denied does not necessarily mean there are no other options. A good place to start is South Carolina Legal Services. They specifically handle foreclosure cases and can review the foreclosure action, the amount claimed to be owed, whether the lender followed the required procedures, and whether there are defenses or other options available. Their statewide intake number is 1-888-346-5592. Also contact a HUD-approved housing counselor as soon as possible at 800-569-4287. Foreclosure-prevention counseling is free, and they can work with you on available loss-mitigation options. Since there is already a scheduled sale, this is not something to handle on your own or wait on the disability decision to resolve. A South Carolina foreclosure attorney or Legal Services can look at the foreclosure case and determine what options remain before the sale date. Hope that helps. Just a note: this is general real estate information, not legal advice, and it shouldn't be taken as a substitute for advice from a licensed attorney who can review the specific facts and applicable law.

Barbara, the key is finding a commercial real estate agent who regularly handles commercial land and development, not just someone with a commercial designation. Look for an agent who has recently sold similar properties and ask about their experience with development sites, convenience stores, former auto lots, or other similar commercial properties. You can also look at recent commercial sales in the area and see which agents represented those transactions. Interviewing two or three agents can also help. The right agent should be able to explain who the likely buyers are, how the property compares with similar properties, and what issues could affect its value or marketability. Hope that helps.

Jennoris, a good real estate agent can help with pricing, marketing, negotiations, contracts, and getting the transaction from listing to closing. The biggest advantage is having someone who knows the local market and can help you avoid costly mistakes. The commission is not automatically a set percentage. In Florida, real estate compensation is negotiable, so the best thing is to ask a few agents what they charge and what services are included. As for the new roof, I wouldn't automatically raise the price by the amount you spent on it. The question is what buyers are willing to pay for the house compared with similar homes. A new roof can make the property more attractive and remove an expense a buyer would otherwise have to take on, but the market determines how much of that cost you can recover. A great real estate agent would be able to guide you through that decision. Hope that helps.

Crystal, if you inherited a percentage of the house, you may be able to sell your ownership interest, but the process depends on how the property was inherited and whether the other heirs agree to sell the entire property. A good first step is finding out whether the estate has been settled and whether your ownership is properly documented. If you want to sell only your portion, a Texas real estate attorney or title company can determine exactly what you own and what is needed to transfer it. If all of the heirs are willing to sell, selling the entire property is usually much more straightforward than selling just one person's interest. For a more specific answer, the important details are: What county is the property in? How many people inherited it? Was there a will? Has the estate gone through probate? And are the other heirs willing to sell? The next step is to take the deed, probate or inheritance documents, and any will to a local title company or Texas real estate attorney and have them confirm exactly what ownership interest you have. Once that is clear, you can determine whether selling your share separately or selling the property with the other heirs makes the most sense. Hope that helps.

Janis, have you tried making a larger price adjustment? Going from $648K to $639K is only about a 1.4% reduction, so it may not be enough to get the attention of buyers who are looking at a lower price range. The fact that you had a lot of showings at first and now have none is useful information. It may be time to look closely at how the home compares with the properties currently competing for those buyers, not just the May appraisal. A few things to look at are current competing listings, recent pending sales, and whether your home is priced where buyers are actually choosing to make offers. A May appraisal can be helpful, but buyers are making today's decision based on today's market. Have you tried getting your agent to do a fresh competitive market analysis using the homes that are currently selling and going under contract? Hope that helps.

Linda, possibly, but the mortgage has to be dealt with before the lot can be sold because the lender may have a lien on both the home and the extra lot. A common way to do this is a partial release of the mortgage, where the lender agrees to release the lot from the mortgage so it can be sold. The lender may require part of the sale proceeds to be paid toward the mortgage before releasing its interest in the lot. The first step is to contact your mortgage company and ask whether they will release the lot from the mortgage and, if so, how much they require from the sale. A title company or real estate attorney can also review how the lot is currently titled and help coordinate the sale with the lender. Hope that helps.

Michael, if you inherited the property with tenants already living there, you generally can't evict them simply because you inherited the house. In Wisconsin, an existing lease generally continues when ownership changes, so the first thing to look at is the lease and whether the tenancy is month-to-month or for a fixed term. If there is a lease violation or unpaid rent, Wisconsin has specific notice and court procedures for eviction. You can't simply change the locks or make the tenants leave on your own. The next step is to have the lease and inheritance documents reviewed by a Wisconsin landlord-tenant attorney or local housing attorney. That will tell you whether the tenancy can be ended now and what notice, if any, is required. Hope that helps. Just a note: this is general real estate information, not legal advice, and it shouldn't be taken as a substitute for advice from a licensed attorney who can review the specific facts and applicable law.

Milo, there may still be an option worth checking. Did you submit a written request for repairs or a corrective proposal before your inspection period expired? If you did, that may still give you some options even though the original inspection period has expired. The bedroom count and the 100-amp versus 200-amp electrical service are also worth looking into, particularly if that information came from the seller or appears in the seller's disclosure. Since you're this far into the transaction, a Pennsylvania real estate attorney can review the purchase agreement, forms, listing, disclosures and anything submitted during inspections and tell you what rights you still have before closing. Hope that helps. Just a note: this is general real estate information, not legal advice, and it shouldn't be taken as a substitute for advice from a licensed attorney who can review the specific facts and applicable law.

Preston, you actually have a few options here, and being underwater doesn't automatically mean you can't sell the property. One option is to finish getting the work permitted. Since the final inspection was never completed, the first thing to check is the status of that permit. Austin allows owners to look up permit history through its AB+C system, and the City can inspect work that was completed but never signed off. If the walls need to be opened so the inspector can verify the work, that is a possibility too. Austin even has a permit category for interior exploratory work to expose walls for inspection. Development Services: 512-978-4000. You also may be able to sell it without correcting everything first, but the unpermitted work needs to be disclosed. Texas's current Seller's Disclosure Notice specifically asks whether the seller knows of room additions, structural modifications, alterations or repairs made without required permits or not in compliance with building codes. Another option worth exploring is renting the property to a nonprofit housing organization through a master lease. That could potentially give you income while you work out the property's longer-term situation. A nonprofit lease doesn't make an unpermitted bedroom legal, though, and the use of the property may have additional Austin occupancy or licensing requirements depending on how it is operated. Austin requires an operating license for certain boarding and rooming-house uses. 211 Texas, 2-1-1 or 877-541-7905, can help identify local organizations working with domestic-violence housing, recovery housing and supportive housing. Finally, if you owe more than the property can sell for, talk with your mortgage servicer about a short sale. A short sale requires the servicer's approval, and the terms of any remaining deficiency need to be understood before agreeing to one. A HUD-approved housing counselor can also help you evaluate that option at 800-569-4287. With the amount at stake, a Texas real estate attorney is also worth bringing in before you put the property on the market. The Lawyer Referral Service of Central Texas is 512-472-8303 or 866-303-8303. Hope that helps. Just a note: this is general real estate information, not legal advice, and it shouldn't be taken as a substitute for advice from a licensed attorney who can review the specific facts and applicable law.

Tobias, a $4,000 special assessment for a roof repair is not unusual, but the HOA still has to follow its governing documents and the required procedures when imposing it. A good place to start is your CC&Rs, the special-assessment notice and the board meeting minutes. Those should show why the assessment was made and how it was approved. If the assessment was properly imposed, the most likely outcome is that it will have to be paid. They also can't simply record a lien the next day because you missed the payment. California has specific collection and notice requirements before an HOA can record a lien for unpaid assessments. If anything about the assessment or the way it was imposed looks questionable, a California HOA attorney can review those documents and tell you whether the HOA followed the rules. Hope that helps. Just a note: this is general real estate information, not legal advice, and it shouldn't be taken as a substitute for advice from a licensed attorney who can review the specific facts and applicable law.

Portia, you're not crazy for considering it. A 2.3% mortgage is hard to give up, especially when you may have enough equity to keep the house and turn it into a rental. The first thing to figure out is whether the house actually works as a rental. Rent covering most of the mortgage isn't quite enough. You also have taxes, insurance, maintenance, vacancies and possibly property management. The HELOC can provide part of the down payment without replacing that 2.3% mortgage, but it does add another payment and HELOC rates are usually variable. One other thing to check is how much of the rental income your new mortgage lender will count when qualifying you for the next house. That can depend on your documentation and the lender's guidelines. If the rental numbers work after all of the expenses and the new home payment still works with the HELOC, keeping that 2.3% mortgage is definitely worth exploring. Hope that helps.

Dario, seller financing can work well for what you're describing. Your parents can sell you the house, transfer title to you, and take back a note that you pay monthly instead of having a bank finance the purchase. The important part is setting it up properly. The purchase price, interest rate, payment schedule, length of the loan, late-payment terms and what happens if payments stop all need to be spelled out. Texas has a specific Seller Financing Addendum for these transactions, and having a Texas real estate attorney involved is a good idea because there are several pieces that need to be handled correctly. The fact that your parents are willing to sell it below market value is important too. Depending on how far below market value you buy it, there can be gift and tax consequences for your parents. The seller-financing arrangement can also have tax implications. A Texas real estate attorney and CPA can help put the sale and financing together before you transfer title. Hope that helps. Just a note: this is general real estate information, not legal advice, and it shouldn't be taken as a substitute for advice from a licensed attorney who can review the specific facts and applicable law.

Callan, selling after six months doesn't automatically mean you're going to lose money. The important numbers are what the house is worth today, your mortgage payoff, and your selling costs. The $613K appraisal from March is helpful, but the current market value is what matters now. The 5.5% assumable mortgage could also be a good selling point if a buyer qualifies for it. An assumable loan can allow the buyer to take over the existing loan instead of getting a new one, although the buyer may need to come up with the difference between the sale price and the remaining loan balance. Since the move is because of your husband's job, there may also be a partial tax exclusion available even though you haven't owned the home for two years. A good local listing agent can run the current numbers and a seller net sheet, and your mortgage servicer can explain exactly how the assumption works. A CPA can also explain the tax side of the sale. Hope that helps.

Seraphina, there isn't a set percentage premium to ask for in this situation. Since comparable properties are hard to find, a good starting point is getting an independent appraisal from someone who knows the Asheville market. That gives you a number to compare with the town's offer. The town will likely have its own valuation, so having your own appraisal can give you a much better idea of where the numbers stand. Also find out exactly what the town is offering to cover. Depending on the project, relocation costs and some other expenses may be separate from the purchase price. Since this is a government acquisition, a real estate attorney who handles eminent domain or condemnation can review the offer and explain your options if the town's number isn't enough. Hope that helps. Just a note: this is general real estate information, not legal advice, and it shouldn't be taken as a substitute for advice from a licensed attorney who can review the specific facts and applicable law.

That is lamentable. What is your question?

Dave, if you're referring to the NAR rule change that took effect in August 2024, that rule does not require a written buyer agreement simply because a homeowner or flipper shows their own property to someone. The NAR requirement applies when an MLS participant is working with a buyer and the buyer is touring a home. If the flipper owns the property and is personally showing it to an acquaintance, that is different from a real estate agent working with that person as a buyer. If a real estate agent becomes involved in representing the buyer, then the written-agreement rules can come into play. Hope that helps. Just a note: this is general real estate information, not legal advice, and state law or the person's licensing status can affect the answer.

Stephanie, with four rental properties, there are several ways to use the equity you already have to raise money for the business. A good place to start is a local bank or credit union that does portfolio or commercial real estate loans. They may be able to make a cash-out loan secured by one of the rentals, or in some cases set up a line of credit using the property as collateral. Your credit will still matter, but the lender can also look at the property, equity and rental income. An SBA 7(a) loan is another option because it can be used for business working capital and startup expenses. SBA has a Lender Match program, and the Oklahoma Small Business Development Center offers no-cost help with finding and preparing for business financing. Their number is 580-745-2877. A CDFI is also worth checking if traditional banks turn you down. They often work with borrowers who don't fit a bank's normal lending box. Hard-money or private lenders are another possibility, but those loans can be expensive and are usually better suited to short-term real estate deals than everyday business operating expenses. Hope that helps.

Marguerite, a real estate agent can purchase a property from a client in Minnesota, but there are disclosure requirements when the agent is buying the client's property. The agent has to disclose that she is a licensed real estate professional and that she is acting as the buyer before negotiations or the sale. The fact that she offered to buy the house for 60% of the price you agreed to list it for, less than 24 hours after taking the listing, is certainly something worth discussing with the broker in charge. As for getting out of the listing agreement, that depends on the cancellation terms in the listing agreement you signed. Minnesota requires listing agreements to state whether they can be canceled and the terms for doing so. A good next step is to ask the brokerage in writing to release you from the listing and have a Minnesota real estate attorney review the agreement if there is any disagreement. Hope that helps. Just a note: this is general real estate information, not legal advice, and it shouldn't be taken as a substitute for advice from a licensed attorney who can review the specific facts and applicable law.

What is the questions?

Talmadge, a recent bankruptcy doesn't necessarily keep you from buying this rental, especially since the property has already been sitting on the market for three months. Seller financing is one option. The seller becomes the lender and the down payment, interest rate and payment terms are negotiated between you and the seller. Another option is a subject-to purchase, where you take ownership of the property and continue making payments on the seller's existing mortgage. A private investor or equity partner can also bring the money or financing that is missing from the deal. Since it's a rental property, the property's income and expenses are also important to the deal. A seller may be more interested in creative terms if the property isn't getting the offers they're looking for with traditional financing. A local investor-friendly real estate agent can help you approach the seller with these options, and a real estate attorney can put the final arrangement together correctly. Hope that helps.

Declan, buying directly from your landlord generally doesn't mean the lender will require a lot of extra paperwork. The mortgage process is basically the same as any other purchase, including your financial documents, appraisal, title work and purchase agreement. Since the seller lives overseas, there may be a few additional steps for getting documents signed and transferred, but that is more about the seller's situation than the fact that you are buying directly from your landlord. Hope that helps.

Yolanda, helping your daughter buy land could make sense, especially if she plans to stay in the Dallas area for several years. Instead of putting rent money into an apartment, she would have land that she owns. A duplex is another option worth comparing. That $19K"$30K could potentially be part of the down payment on a two-unit property, allowing her to live in one unit and rent the other. FHA financing is available on owner-occupied 2"4 unit properties with as little as 3.5% down for qualified buyers. The land and tiny-home option may still be the better fit, but comparing the total cost of that plan with the cost of owning a duplex could give you another path to consider. Hope that helps.

Pamela, yes. HUD does have a $100 down program, but it only applies to certain HUD-owned properties and you have to qualify for the program and use FHA-insured financing. The important part is finding a HUD home that is eligible for the $100 down incentive. Not every HUD home qualifies. A good place to start is the HUD Home Store and a real estate agent who regularly handles HUD properties. An FHA-approved lender can also tell you whether you qualify for the financing and the $100 down option. Hope that helps.

Louise, the first step is finding a local real estate agent who has experience helping older homeowners sell when taking care of the property has become difficult. You don't need to get everything fixed or cleaned up before talking to an agent. They can look at the property, explain what it could sell for in its current condition, and let you know what is worth doing before putting it on the market and what isn't. A good agent can also help coordinate the next steps so you don't have to handle everything yourselves. Hope that helps.

Gloria, si vendiste la casa hace cinco meses y desde entonces los pagos han llegado tarde, lo primero es saber cA3mo se hizo la venta. Si tAo todavA-a tienes un pagarA(C) o financiamiento del vendedor, el incumplimiento puede darte opciones, pero no es lo mismo que tener inquilinos y simplemente desalojarlos. No cambies cerraduras ni intentes sacar a la gente por tu cuenta. Lo que se puede hacer depende de los documentos que firmaron y de si la propiedad ya estA! a nombre del comprador. Una buena opciA3n es llevar la escritura, pagarA(C), contrato y registro de pagos a un abogado de bienes raA-ces en Texas. Puede revisar exactamente quA(C) derechos tienes por los pagos atrasados y quA(C) proceso corresponde. El State Bar of Texas puede ayudarte a encontrar un abogado al 800-252-9690; ofrecen referencias tambiA(C)n en espaA+-ol. Hope that helps. Just a note: esto es informaciA3n general y no asesorA-a legal. Un abogado de bienes raA-ces de Texas puede revisar tus documentos y decirte quA(C) opciones tienes en tu situaciA3n. Georgui. MyResidenceSold.com

Sue, selling a vacant lot yourself is usually not that complicated, especially if the township has already confirmed that it meets the requirements for building. The biggest challenge is usually pricing the lot correctly and finding the right buyer. Once you have a buyer, a title company can handle the title work, deed and closing. A local land agent can also help with pricing and marketing if you decide you want help without giving up control of the sale. If the 120' refers to the lot frontage, that is useful information when comparing it with other lots in the area. Hope that helps. Georgui MyResidenceSold.com

Linda, if this is the home you live in, the tax rule to look at is Section 121, the primary residence capital-gain exclusion. If you've owned and lived in the home for at least 2 of the last 5 years, you may be able to exclude up to $250,000 of the gain, or up to $500,000 for a qualifying married couple. Buying another home isn't required to receive that exclusion. If the property is a rental or investment property, Section 1031 may be an option instead. That can defer the gain when one qualifying investment property is exchanged for another investment property. If the home has been used as both a residence and a rental, the rules get more complicated and the amount of gain that can be excluded or deferred can depend on how the property was used and when. A CPA or tax professional can look at your purchase price, improvements, selling costs and how you've used the property and tell you which tax treatment fits your situation. Hope that helps. Georgui MyResidenceSold.com I'm not an attorney or tax professional; this is general information.

You're thinking about this the right way. Keeping a house with only $47,000 left on the mortgage and turning it into a rental can be a smart way to move up. With $250,000 in household income, an $840,000 home with 10% down is certainly possible. The big question is whether the lender can use enough of the rent from your current house to help with that mortgage payment. They'll also look at your other monthly debts, credit, taxes and insurance. Having three months of expenses saved is another good sign. You're clearly not walking into this without a plan. So yes, this is absolutely worth pursuing with a lender. The numbers you gave don't make the purchase sound out of reach, but the lender will need to run the full picture before giving you a definite answer. This is general information, not a lending determination or financial advice. Georgui Kassaev, REALTORA(R) Buyer & Seller Resources: MyResidenceSold.com