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You don't owe me a deal.

Call me about one and never send me another thing. That's fine. I'd rather be the number you call when something's weird than the guy waiting on your inventory.

A listing that's been sitting and you can't work out why. A seller who says something that doesn't add up. A payoff that came back higher than anyone expected. Somebody offering your client a structure you've never seen and you want a second opinion on whether it's safe. Any of that. Call. It's free and it's not a pitch.

And to say the obvious thing plainly: I'm not trying to get between you and your client. They're your client. That's not a courtesy I'm extending — it's just true, and any buyer who behaves otherwise is telling you what they are.

It doesn't have to be today, either. Most agents read a page like this and don't call, because the listing that needs it isn't on their desk yet. Fine. Keep the number. Call me in four months when the file gets ugly — that's what it's for.

Why work with me

You get paid. Full commission — that's the goal on every deal, including a cash purchase. I'm not trying to save a few points by squeezing the person who brought me the file. I'd rather have an agent who sends me three more deals than win one negotiation against you.

Your seller nets the most I can get them. I take care of closing costs and fees where I can, because the number that matters is what your seller walks away with, not what the contract says on top. If I can move that number up, I will.

And you get a straight answer, fast. Yes, no, or here's exactly what I'd need. Within a day. A no is a real answer, and you'll get it before it costs you another month.

And you won't be on the hook afterward.

Here's a fear I've heard and it's a fair one: if this turns into an ongoing relationship — seller financing, a note, payments over time — am I going to be the one getting phone calls about it for the next five years?

No. The seller calls me. I own a seller-financed property in Palm Coast right now, and when those sellers want to talk about the terms, they text me directly. Not the agent. That relationship is mine to carry, and I carry it.

You close the file, you get paid, and you get your Saturdays back.

Husband · Dad · Pilot · Investor · Problem Solver

"Is that even legal?"

It's the first thing every agent thinks, and nobody wants to be the one to ask it out loud. So let me answer it before you have to.

Pull up a HUD-1 Settlement Statement. The federal closing form. Go to the borrower's column, Section 200.

Line 203. Existing loan(s) taken subject to.

It's on the seller's side too — line 503. It's been on that form for decades, and it means exactly what it says: the buyer takes the property while the seller's existing loan stays in place. The federal government printed a line for it. It closes like any other sale — through a title company, or a closing attorney if you're in an attorney state like North Carolina. It is an ordinary conveyance with its own paperwork, not a workaround someone invented on YouTube.

That doesn't mean every subject-to deal is a good one, and I'm not going to pretend otherwise. The loan stays in the seller's name, and a buyer with no reserves and no servicer can wreck someone's credit. Those are real risks and your seller deserves to hear them from someone. I'd rather it be me, on a call, with you listening — and I put every one of them in writing on the page I wrote for homeowners, including exactly what to demand from a buyer like me.

Legal isn't the same as safe. Both things are true, and an agent should be told both.

Don't take my word for it. Don't take your broker's either.

Here's what usually happens. An agent asks their broker, and the broker says "we don't do that." The agent hears a legal ruling. It wasn't one.

"I've never done one" and "it isn't allowed" are completely different sentences, and they get collapsed into each other constantly. Your broker may be telling you the honest truth about their own experience. That's not the same as telling you what the law permits.

So go around all of us. Ask a real estate attorney — and make it one who actually closes these. Some attorneys don't handle them, and that's fine, but it makes them the wrong person for the question, not an authority on it. There are attorneys who have closed thousands of these over thirty-year careers. There are mortgage brokers who structure around them every week. Those are the people whose answer means something.

If you want an introduction to someone who does this daily, ask me and I'll make it. Then go verify what they tell you independently. I'd rather you check me than trust me.

And to be clear about my own lane: I don't draft legal documents. Attorneys do. A transaction coordinator runs the file. I'm the buyer, not the paperwork — and anyone in this business who tells you they'll handle the legal side themselves has just told you something important about them.

Don't ask me for an offer. Ask me for a conversation.

Agents ask me all the time: send me your offer. And I won't — not because I'm being cagey, but because an offer without the situation is a guess. And when I've pushed back and asked what's actually going on, the honest answer is usually that the agent doesn't know either. Not their fault. Nobody taught them to ask.

There's a second reason, and it matters more. A seller-financing offer that lands cold, with no explanation, reads as an insult. Your seller doesn't know they'd be the one carrying the note. They don't know what terms means. They see a number and a payment schedule from a stranger, and they feel like someone's trying to work them. I'd rather earn the right to make that offer than blow the relationship by leading with it.

So what I want first is simple. What's the seller's actual goal? How much do they truly need to walk away with? What's really going on? Then I can build something that fits.

And here's the thing the lowball offers are hiding

You've got a listing that's been sitting, and the only thing coming in is lowball cash. So you tell the seller the market has spoken.

But run the payoff. On the files that get stuck, the mortgage payoff — principal plus arrears plus fees plus liens — is frequently higher than what any cash buyer can pay. Which means those offers were never going to close anyway. The seller can't accept them. They'd have to bring money to the table to do it.

That's not the end of the deal. That is precisely the deal where terms works and cash can't. Because a terms structure takes commission, repairs and holding costs out of the math, the number can clear a payoff that no cash offer ever could.

The lowball isn't the market speaking. It's the market telling you it can't buy this house.

Price or terms. Not both.

This is the law, and I'll say it to your seller as plainly as I'm saying it to you: you can name the price, or you can name the terms. You don't get to name both.

If your seller needs maximum cash on closing day, they get a discounted price. That's what cash costs. If they don't need it all up front, the price can go up — sometimes a lot. Money later is worth less than money today, and that isn't a trick. It's the entire reason terms can pay more.

I'm not going to lose money on a deal, and I'll tell you that to your face. But I'd rather build something that actually works for your seller than win a negotiation and watch it fall apart at the closing table.