How It works


Favorable deals made and counting!


+ Years of experience


Million Dollars saved for our Clients
Time is on your side

Why a Terms Purchase Might Be Your Best Solution

To put it simply a Terms Purchase means to purchase a property subject to the terms of the agreement. Those terms often refer to a set length of time, monthly payments, and purchase price. This process allows us to create unique solutions to fit and solve your situation!

Our fast, easy approach to home selling has helped hundreds of people in the area, and it can help you! Our objective is to make this as simple as possible for you so that you can move on with your life, and quit worrying about your house. It is our goal to ensure the process of selling your home is a smooth and easy one for you.  We strive to achieve a win-win situation in all our terms solutions.

Okay, but how does it work? It’s quite simple really. Unlike a traditional real estate transaction where you spend weeks, or even months, preparing and repairing your property, cleaning your property, listing and advertising your property, dealing with realtors and people walking through your home during showings, then going through the inspection and negotiation process ONLY to end up spending more money on buyers request on top of all the fees and commissions associated with selling traditionally … we skip all of that!

We make our approach to buying your house simple and easy. We work with you to find out what your needs and expenses are with your property, and then from there we work out a deal where we pay your monthly payments and expenses, and take over full responsibility of the property till we can sell it and pay you off in full.

This is how many of our transactions go

Deal Schedule

Step #1 - Discovery Stage

We'll talk over the phone and see what your needs, goals, and situation is with your property. Once we have a good idea of what is going on with you and the property, we can help you better.

Step #2 - You Receive 3 or More Solutions

Most Sellers believe they only have two choices when selling a property. Here, we'll present you with all the possibly solutions on how we can help. Explaining how it all works it in plan simple English.

Step #3 - We Review and Go Over All Offers

Once you have had a chance to review our offers we'll discuss the different solutions we can make work for you. We'll review them in detail, how they'll work, and adjust any numbers you might need or want to see. Our goal is to put a deal together that is a win-win for everyone.

Step #4 - We Put It All In Writing

Now that we have a verbal agreement and it's all been explained, we need to put it all in writing for you to review. We'll draft up the contracts and documents and go over each page, sections and sentence with you so you have a clear understanding of everything.

Step #5 - We Go To Closing

All of our transactions are done with a lawyer and a closing company. Everything is above board and documented. We can meet in person at the closing company to sign the document, or in some cases we can do a digital closing over video chat. It all depends on what you prefer to do and what fits your schedule and needs.

Step #6 - You Get Paid!

After closing the property is transferred over to us and you are free and clear! We'll handle everything after that and you can sit back and collect your MONEY WORRY FREE!

Well that’s different!

Okay, But What Do YOU Do With the Property?

We do a variety of things with the property actually! It all comes down to what your home needs, what your goals with the sale of your house are, and what type of terms you can do. Here is a list of a few things we’ll do to the property once we take it over …

  • We’ll make all the necessary repairs needed to get the house into “For Sale” condition.
  • We’ll remodel, and renovate the property. Improving its condition and value.
  • Once all of the necessary repairs and renovations are complete we with ether …
    •  Rent-to-Own the property to one of our prequalified Tenant/Buyers.
      Continue reading to learn more about our Tenant Buyers or Click here.
    • OR once all the necessary repairs and renovations are complete we’ll sell the house and deal with that hassle.

Our system allows us to do some amazing things for you the seller. For starters it allows us to get you TOP DOLLAR for your property. Sometimes above market value. It also allows you to sell “as-is” which means you don’t have to do any repairs to the property. We’ll even cleanup and clean out the property if you need us too. It also allows you to sell quickly and on the date of your choice. Often in 7-14 days or sooner if needed. It puts you in control of the schedule. No stuck being at the mercy of the realtor, and potential buyer. Lastly you pay NO commission, NO closing cost, and NO fees. Saving you thousands of dollars!

Benefits of Rent-to-Own

You Can Sell Quickly: We can close in as little as 7 days if needed. With us taking full responsibly of the property and payments, you are reassured everything will be taken care of and all expenses and payments will be paid. We have a list of interested and pre-screen potential Tenant/Buyer applicants already ready and waiting for to purchase your house. This means we can have a buyer ready for your property in a few weeks. 

You Get Top Dollar: If the home you have been trying to sell has not sold after some time on the market, you can conclude the property and your expected price is not matching the market demand.  Since there is not much you can do to change the fundamentals of the property, or the market, your choice is to reduce the asking price … or Rent-to-Own to one of our Tenant/Buyers. 81% of current buyers who want a home can’t qualify for a mortgage and will pay a premium price for a lease option situation so they can live the American dream.

Higher Demand: Rent-to-Own offers a new advantage and choice that is not available for many other homes for rent in your market.  Plus, the terms of a Rent-to-Own should bring you closer to the higher price you are seeking while you receive a nonrefundable payment for the cost of letting the buyer get qualified while living in the house.

Great Tenants: Our Tenant/Buyers will live in a home differently when they plan to own it vs typical renters. They will be the future owners of the home, so they will take care if it as such. Keeping the house in great condition, and often making improvements over their term. You will not be a landlord, you will be the bank!

Immediate Cash Flow and Relief: Our Tenant/Buyers are willing to pay your current expenses to have the opportunity to live in the property until they can purchase. These tenants have the potential of losing their down payment deposits if they damage or forfeit the deal and are extremely vetted before given possession of the property and have much to lose if they mess up. 

Continued Tax Deductions: Unlike a traditional sale, a Rent-to-Own allows the owner to continue to receive tax deductions as the owner. Interest, taxes, maintenance and depreciation may still be deducted against the payments received.

Invested Renter: A future buyer is going to take care of a property more than a renter with no skin in the game. Our Tenant/Buyer is already invested in the property and has an interest in maintaining and improving it.

Quick Relief: Some of our sellers have overwhelming problems with the property and just want relief or someone to step in and take off all the stress related to the property. We are experts in this case. We can do a transaction within 7-days if the seller requires this. In most cases the seller isn’t desperate and just needs some guidance and help. That’s how we help!

The Advantages Are Endless

Summary of Benefits For You

  • No more vacancies
  • We take the house in an as-is condition
  • Save or repair your credit
  • Immediate debt relief
  • We make your payments, guaranteed.
  • No more missed or late mortgage payments
  • Longer than a normal lease period
  • Automatic principal reduction in your mortgage
  • No management / rental headaches.
  • No more minor repairs
  • Opportunity for significant increase in total income
  • You retain all property tax benefits
  • You may qualify for additional tax deductions (including depreciation, improvements, and repairs)
  • Possibly decrease tax liability by turning short term capital gain into long term capital gain (lower tax rate)

Our Different Buying Options

Lease Option

We will be your Tenant/Buyer and your Property Manager. We’ll be responsible to pay rent every month (even if the house is vacant), and handle all regular maintenance and repairs. Then we will sub-lease the property to one of our pre-qualified Tenant/BuyersWe will stay in the middle of the entire deal and be fully responsibly for the property and managing our Tenant/Buyers. We also pay all closing cost and fees! You don’t have to worry about anything. Just sit back and collect your money!

Sandwich Lease Option Transaction

With this option we will set you up with one of our pre-qualified Tenant/BuyersHowever unlike our Lease Option, we will not stay in the middle. We’ll do all the marketing, background checks, prescreening, negotiating, and paperwork but once all the paperwork is signed and the Tenant/Buyer is in place you will be in charge of them. You will have more responsibilities but it will also allow you to earn more money!

Wrap Around

We will take over your property as-is with your current debt and mortgage on the property so you are free and can move on with your life. The deed will go into our name and we’ll write a Wrap Around Mortgage making us responsible for all the current existing debt on the property. We’ll take over and continue to make all the monthly payments and expenses and will be FULLY responsible for ALL maintenance and repairs on the property until we sell it. We’ll write a note in the second position for your equity, payable to you, paid when we sell the house OR we can pay you your equity when we take over the property.

Owner Financing

Because you own your property free and clear, you are in a unique position to become the bank! With owner financing you sell the property to us, and we’ll file a mortgage between you and ourselves. We’ll make the agreed upon monthly payments until we can pay you off in full when we sell the house. We cover all the taxes, insurance, and expenses, along with make all maintenance and repairs. All you have to do is sit back and receive payments until we sell your house and pay you in full!

Are you a FSBO (For Sale By Owner) and just want some Advice? Or are you interested in finding your own Tenant/Buyer?

We have you covered! We’ve sold hundreds of homes and know the in’s and out’s of the whole process from start to finish. We’re more than happy for a small fee to consult you on how to sell your home as a FSBO. We can set you up with the right people, guiding you through how and where to list (even how to get your house on the MLS), market and prepare you house for showings, and handle all the negotiation from start to finish. 

IF you’re interested in finding your own Tenant/Buyerfor one months rent we’ll guide you through the whole process. Show you how to market and advertise, how to pre-screen the applicants, and even provide you with the necessary paperwork.

What If One Of Our Options Don’t Work For You?

That’s not a problem! We can mix and match aspects from all of the above, OR even come up with a one of a kind option just for you. Just reach out to us and tell us what you need to achieve from the sale of your house and we can craft a one of a kind option just for you.
You have nothing to worry about

We Handle Everything!

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Step Two

Curious to know what happens after we’ve signed the paper work?

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The Next Step

Sounds Great, But What Do You Do With The Property?

Our fast, and east approach to home selling has helped hundereds of people in the area. However, there is a second part to our process. Helping people achieve home ownerships!

81% of all buyers these days don’t qualify for a loan for reasons besides income. They can afford the property, but other circumstances hold them back and they are often very close to qualifying. They just need a little more time but are ready to be in the home they’d like to buy. We help bridge that gap for them by providing them an opportunity to get into their future home sooner than the conventional process. Once in the home (and prior) we work with them personally to ensure they qualify quickly for the mortgage.

This entire process is handled and managed by us. Once we sign the paper work between you and ourselves we take full responsibility of the property and the process. You don’t have to deal with anything besides receiving your money! We stay in the deal, working with and handling our Tenant/Buyers to ensure they qualify to purchase the property as soon as possible. Our team of credit specialist, mortgage specialist and contractors ensure our Tenant/Buyers have a smooth and easy path to quickly qualify to purchase your home.

Our Goal is to Help on Both Sides

We strive to make this process a win-win for everyone involved.

You, as the seller of the property, win by receiving the assurance of knowing that while the house is being sold, all of the expenses are taken care of, you are receiving mortgage reduction each month, the house is maintained (and often improved), and you are receiving all of the tax benefits associated with being a landlord, with NONE of the management responsibilities.

Our Tenant/Buyer wins by getting to own a home in a shorter amount of time than it would take them if they were trying to buy conventionally, as well as being able to immediately occupy their new home, while qualifying for a loan. No trying to time the end of their lease with the schedule of purchasing a home. No having to pay both rent and a mortgage when they do find a home. They are already in the home they intend to purchase. We have created a system that creates the paperwork that mortgage lenders look for when qualifying people for loans to assist our Tenant/Buyers. In addition, we give our Tenant/Buyers immediate credit tips and set them up with a credit specialist and mortgage broker to assist in the loan qualification process.

  • You receive immediate financial relief from the property.
  • You receive mortgage reduction during the term of the deal which means more money in your pocket at the end!
  • You are able to sell quickly and when it’s most convenient for you.
  • You don’t have to stress over repairs and renovations. We handle all of that.
  • You can earn top dollar for your property while having your monthly expenses covered.
  • You pay NO fees or commissions, every. Saving you thousands!
  • We have your back. Over seeing every step of the process ensuring everything goes smoothly. We are ultimately responsible for the property.
  • Our Tenant/Buyers are able to move in and occupy their new home while qualifying for their loan.
  • Our Tenant/Buyers are finically and emotionally invested in keeping the property in great condition because they are the future buyers
  • Our Tenant/Buyers don’t have the hassle of timing their current lease’s end period with when they can/want to purchase a property.
  • Our Tenant/Buyers get the opportunity to put money towards their future home, while living in it, till they qualify for their loan.
  • Our Tenant/Buyers receive professional help with their credit and the mortgage qualification process, ensuring they qualify quick and easily for the property.

It is our goal and mission to help you and others with their real estate troubles. Turning what can be a hard or tough situation into a win-win for you, others, and everyone else involved. Making home ownership easier to obtain for others, while providing you with relief. Making a solution that works for everyone!


Ready to see how we can help? Click below to see what we can do for you.

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Why it works:

81% of all buyers these days don’t qualify for a loan for reasons besides income. They can afford the property, but other circumstances hold them back.

Because they are buyers, they pay well and on time, and DO NOT do damage to the house. It will soon be theirs

You sell today and we assume ALL the landlord duties as we pay your monthly expenses until paid off.

You get to move on with your life because we are now responsible for the property and the new buyers!

Everyone has them

Common Questions of What We Do

Below you'll find a few answers to some of out most common questions.

A lease option is essentially a purchase contract combined with a rental agreement. The buyer leases the property for a specified period of time and then has the option of purchasing the property before the end of the lease agreement. Sales price, length of rental, closing costs, and maintenance are all negotiated much the same as a conventional real estate transaction. A lease option, if properly utilized, is both a seller and a buyer’s dream come true because it can eliminate many of the negatives normally attributed to the selling and buying of a home.

We present a monthly lease amount as well as a pre-determined sales price that is agreed to by all parties. A lease option/purchase is basically a monthly lease set up over a pre-determined period of time. At the end of that time, we purchase the home from you for whatever the pre-determined price is. 

The basics are simple:

  • You rent your property to 412 Real Estate Solutions, LLC
  • You give 412 Real Estate Solutions, LLC the right to buy your property for a set price.
  • 412 Real Estate Solutions, LLC places on of our Tenant/Buyer in your property.
  • Our Tenant/Buyer receives the right to buy your property from you from us.
  • Out Tenant/Buyer purchase the property once we've got them qualified to do so.

They can afford the monthly payment and will qualify within 1 or 2 years. Everyone of our prequalified Tenant/Buyers have been screened and qualified. They've talked to a mortgage broker and a credit specialist before we put them in the house. We work with them to get them qualified to take out a loan and pay off the house.

These buyers will also give you full market value for your house and full market rent during the lease period… sometimes a little bit more than that.

Think about it. If you knew you were going to be buying the house you are currently  in would you ruin it? Or would you take extra good care of it?

Our Tenant/Buyers take care of the property better than a normal tenant would because it will be their property. AND we have a written agreement that makes them responsible for all repairs to the house. So if the furnace goes out, they have to fix it. If the toilet is leaky, they have to fix it. There is no late night calls in the middle of the night.

What if the Tenant-Buyers don't perform you ask? This is a worst case scenario and rarely has every happened. For starters, they are legally responsible for any damage they make. Second, we hold a substantial down payment on the property. So in the very rare case there is any damage done we have the funds (and crew) to make the necessary repairs. The reality tho is this scenario is very, very, rare, and if it happens the tenants leave on good terms. In this case we simply put in another qualified candidate until they purchase the property.

Not a dime! Simple as that. The price and payments we agree upon is the set price. There is NO hidden commission, NO closing cost, NO fees. NO nothing!

So how do we make our money you ask? We make our money from our future Tenant/Buyers. We manage the property, keeping it in good condition and being patient until our Tenant/Buyers purchase the property. Our money comes from the sale of the house to them. Never from you.

We make your monthly payments while our Tenant/Buyer is qualifying for a loan. All your expenses related to the house are taken care of. Will a Realtor do that? No.

We also can start making payments immediately. No making you wait months to receive any money.

We don't work for commissions. And, because our profits are made by selling for slightly higher than what we buy for, we have a vested interest in the house and in making sure it gets sold. You save thousands by not paying commission, closing cost and fees.

Another advantage is that our objective is to put only high quality Tenant/Buyers in the house since we make our profit by selling for higher than we buy. Since we guarantee all minor maintenance on the house, it is in our best interest to ensure that our Tenant/Buyers will take care of the home and eventually secure financing to cash you, the seller, and us out (by paying it off). This means that we put our Tenant/Buyers through an intensive pre-screening process before they are even permitted to look at the house. 

As far as price goes ...It doesn't really matter to us how much you want for your house, but if we put it too much over market value, we won't be able to find a buyer. It all comes down to time.

But there is no reason we shouldn't be able to get you full market value or maybe a little more because the way we are selling it. Our Tenant/Buyers are very motivated and will pay for the opportunity to be in a position to purchase a house with our Rent-to-Own Program. Our goal is to find a solution that works best for you and your needs

That can depend on a number of different factors. We work with many mortgage brokers that are usually able to get most people financed after they have paid for 12 months on the lease option. Since everyone's credit history and circumstances vary, that time period can be shorter or longer for the tenant/buyer that we eventually put into the home. Because of this, we cannot guarantee the exact time our Tenant/Buyer will secure financing. However, until our Tenant/Buyer qualifies for financing, we continue to pay all the expenses related to the home. It is also in our best interest to get our Tenant/Buyer a new loan as soon as possible, since that cashes us out (gets us paid) as well. We aggressively work to get our them financed as soon as possible so everyone involved benefits.

These are always options available to you. The difference would be that you are responsible for your monthly payments, maintenance and repairs during the selling period. You need to try to find someone who can actually qualify for financing, wait for them to get approved, and hope that they don't pull out of the deal, making you start the whole process over again. Renting during this period opens entirely new difficulties that accidental landlords often overlook, especially when you are trying to show the home and sell while renters are living there.

If you have the expertise to screen potential tenant/buyers, check references, know what sort of credit scores will allow someone to be able to be financed, deal with maintaining your home while someone else lives in it, work with mortgage brokers to get them financed, and finally, process all the paperwork and set up a closing, then finding a tenant/buyer on your own would be a viable option for you. If you lack the expertise in any of these areas, we are able to help.

Our Tenant/Buyers are carefully pre-screened to ensure that they want to buy the house and are able to do so at some point in the future. However, circumstances can change in someone's life, such as an unexpected job transfer that can make it necessary to move. In situations like that, we continue to pay all the expenses for the house while we find another qualified Tenant/Buyer to put into the home. Remember, we make our money when your house sells.

You won’t because your tenant will be us, 412 Real Estate Solutions.  We’ll agree on a lease term—2 years, 5 years, whatever you want.  And that’s the end of your vacancy problem. If our Tenant/Buyer moves out, then that’s our problem, not yours. We’ll keep paying like clockwork.

You’ll have 4 levels of protection. First, we will purchase a homeowner’s warranty at no cost to you and will keep it in force for the life of the lease. Second, the Tenant/Buyer will be required, by the terms of his or her lease, to perform all regular maintenance and repairs. Third, if any problem comes up that the Tenant/Buyer is unable or unwilling to perform, we will do it. And, fourth, you’ll maintain your homeowner’s policy to protect against incidents covered by insurance (which we pay for).

For the most part, as the homeowner you don’t have to do anything.  We take care of all the paperwork as well as the placement of Tenant/Buyers and cover the monthly payments. And because you don’t have to worry about the day to day repairs, the only thing you need to decide is where you want your monthly checks sent. Not much of a different position than a bank is in when giving a mortgage actually. It is really quite simple.

It depends on what you're asking exactly? Are you asking how you'll know we are making your monthly payments? Thats simple. Odds are you already have online access to your mortgage, right? This will continue during our deal. You will have access online to see your statements and that it's being paid every month. We can also forward you documentation showing payment each month if you're worried. Transparency is number one.

If you're asking how can you trust us to pay your mortgage each month. Well that's simple also. We've been in the business of buying houses this way for 15+ years. We keep large amounts of cash reserves on hand to ensure that no mater the issue or situation that arises we can make your payments. Plus it wouldn't be beneficial to us after spending the time and money on all the repairs and renovations we make to the house to simply throw it away.

We've been in the business of buying houses this way for 15+ years. We've done 100's of deals like yours. We keep large amounts of cash reserves on hand to ensure that no matter what happens we can make our monthly payment to you. That is our promise and guarantee. We are equally invested in the property as you are. Especially after making the repairs and renovations on the property.

We can set it up however you like. Some of our sellers prefer automatic electronic payments each month directly to their bank account. Other sellers prefer to go old school and have a check mailed to them. Others prefer us to set up an escrow account where we mail the rent to the escrow account and that account pays the mortgage. (You can call the escrow account anytime and request a statement of activity so you can see when the rent was paid and when the mortgage was paid.) What we normally do is set it up to automatically pay your lender each month and send you the difference. That way you won’t have to worry about a thing. We do all the work and you sit back and collect money!

This an absolute worst case scenario and also very unlikely. To be honest it has also never happened. We wouldn't be in business today and for last 15+ years if it did.

However, as a smart investor, you should know the risk. If this were to ever happen, the worst thing is that you'd get your house back and keep any all down payments payments, monthly payments and appreciation. This is because you are the first position lien holder on the property. Any and all money you have received is yours. Any repairs and renovations we've made are yours. You not only get your money, but you get the asset back to go and sell, already ahead of where you started.

"But doesn't that mean I have to do a long and costly foreclosure?" Nope.. you don't want to do a foreclosure just as much as we wouldn't want to do one. Why is that? The good news for you and bad news for us.. is we have a lot of assets (other properties). Why would we put those at risk to hold your house hostage? The people who benefit from stalling foreclosures are home owners with nothing to lose - not investors.

There's no way that we can guarantee you that a tenant won't damage your house since you or we won't be living with them. But under the agreement that we will have with you, as the seller, if that happens, we will repair it at our expense. Our objective is not to find a tenant ... my objective is to find a buyer who will eventually own your house. We screen them thoroughly before entering into an agreement with them. Damages are rarely a problem. In fact, in most instances we have found that our Tenant/Buyers many times have improved a house with new flooring or some other upgrades, such as a new kitchen, or fencing. Again, if it does happen, we'll fix it, and we put that in writing so you are safe.

Our attorney handles all of the necessary documents to make the transaction happen.  And the best part is that you don’t need your PhD to be able to read them. Of course, you are always welcome to have these items reviewed by your real estate agent or lawyer at any time during the course of the transaction. We want you to be 100% comfortable with everything before moving forward.

Not a problem! Some people have very specific goals from the sale of their home. If any of the solutions we present don't work for you, or the numbers for each one aren't quite what you want, tell us! We're more than happy to work with you to make this a win-win for everyone. Worst case scenario is we can't come to an agreement and we part as friends. Plus if we can't help you, we can point you in the direction of someone who can.

If you have any other questions or concerns, please feel free to contact us. If you like the ideas/offers proposed but the numbers don’t work for you, let us know. We are always willing to work to find a win-win situation. We have done hundreds of these transactions with others before you, so we are confident we can help you with a stress-free agreement and closing.

If you still have questions we'd be happy to talk in person. If we end up working together we'll go over every aspect of the process in plain simple English. We want make sure you understand the offer, documents and agreement inside and out. We can answer any questions you might have. Our goal is to be clear, direct, and honest with you from start to finish.

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