We buy houses in situations most buyers walk away from.
Most people land on this page because one thing matters more than price: an auction date, unpaid taxes, heirs who cannot agree, tenants who stopped paying, a roof nobody will lend against, or a house they simply cannot afford to fix. Find the closest match below and you will see what can be sold as-is, what has to be cleared before closing, and what actually comes out of your proceeds.
What is actually blocking the sale?
Not every seller fits neatly into a category. Sort by the problem instead.
The details that change your number.
A cash offer is only useful if it solves the actual problem. These four things move the price, the closing date, or whether a sale can happen at all.
What comes out first
Mortgage payoff, back property taxes, IRS or judgment liens, code fines, and HOA balances are deducted from proceeds before you see a dollar. We put every deduction in writing.
Who has authority to sign
Probate status, trust language, divorce orders, business ownership, death certificates, and missing heirs all decide whether a sale can legally close at all.
Condition and access
Photos, repair estimates, insurance claim status, whether utilities are on, and whether every room can be walked determine how much repair risk has to be priced in.
The deadlines you are working against
Trustee sale dates, court dates, move-out dates, and insurance cancellations matter because title work still takes time no matter how fast we close.
When selling to us is the wrong move.
Some sellers should list, refinance, work out a modification, or talk to an attorney before they sell anything. An offer from us should make that decision clearer, not push you toward the wrong one.
The house could be financed as it stands
If repairs are cosmetic, title is clean, and you can wait out showings and a buyer loan, listing with an agent will usually produce a higher top-line number. We will tell you when that is the case.
There is not enough equity to work with
When payoff, taxes, and liens exceed what the house is worth, a straight sale does not solve it. That becomes a lender conversation, a short sale, or a debt strategy first.
Ownership is genuinely in dispute
If heirs, spouses, trustees, or partners disagree about who controls the property, that has to be settled before any buyer can help. No cash offer shortcuts a real ownership fight.
Where to check any of this yourself.
Every claim on this site can be verified through a public source. Here is where to start.
- Washington State Department of Financial Institutions — foreclosure prevention resources and the state mediation program.
- Washington Homeownership Resource Center — free HUD-approved housing counselors. Their hotline is 1-877-894-4663.
- Washington Courts — probate procedures, court forms, and case lookup.
- Washington Department of Revenue — real estate excise tax rates, which affect your net at closing.
- Your county treasurer, assessor, and code enforcement office — for tax balances, ownership records, liens, open permits, and code cases. In our service area that is Snohomish, King, or Pierce County.
Start with the problem, not the pitch.
Tell us the deadline, the payoff, the damage, the ownership question, the tenant situation, or the title problem. We will tell you honestly whether a written cash offer is realistic and what still has to be solved before anything can close.
Get your cash offer
The clearer the facts, the clearer the answer. Takes about 60 seconds.
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