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The cash-buyer model takes 30 to 40% of the seller's home in exchange for speed. That spread pays for the buyer's capital, the buyer's holding costs, the buyer's rehab, and the buyer's profit on the resale. The seller funds all of it out of equity that should have stayed in their pocket.
Sub-To is the alternative. When the existing loan is the structure, the buyer doesn't need a 60–70% offer to make the deal work — and the seller walks with the same number a 90-day traditional sale would have produced, in 15 days, without a bank in the room. We exist to do that, on every deal we touch.
We buy homes Subject-To the existing mortgage. We take title; the loan stays in place, in the seller's name, with the same rate and balance the seller originally signed. From closing forward, we make every monthly payment, on time, through an independent third-party loan servicer that sends the seller written verification each month.
That's the whole setup. We run it the same way on every deal.
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We close nationally, working with licensed local title professionals at closing in your state. The seller's attorney is welcome on the seller side. Title work, recording, and disbursement happen the way they happen on any other real estate transaction — at a licensed title company, on a date everyone agrees on, with documents the parties read before they sign.
The brand is anonymous on purpose. No founder photos, no team headshots, no LinkedIn-bio hero. Trust in this category should not come from a face — it should come from the structure of the deal, the protections recorded at closing, and the payment record on the loans we've taken over. Five Sub-To closes. Six-day average from offer to deed. Every one closed in under a week. When the next deal closes, the numbers update.
No fabricated metrics. No "100+ deals." No "thousands of happy sellers." No "America's #1 anything." We have five closes — we say five.
No "guaranteed top dollar." No "guaranteed stop foreclosure." No "guaranteed" anything. The setup does the work; the language stays honest.
No urgency theater. No "limited spots." No "act now or lose this." The seller's situation is the urgency; we don't manufacture more.
No bandit signs, no yellow-and-black palette, no smiling-family stock photography, no "we buy ugly houses" register. We built the brand the way we did because the alternative is the visible language of operators who behave badly toward people in hard moments. ProPublica's 2023 investigation into the cash-buyer franchise industry documented what happens when that register is allowed to operate without scrutiny. We don't sell that.
No franchise dilution. No licensees running the model under our name. One company, one operator, one payment record.
We take title to your home. Your mortgage stays in place, in your name, untouched — same rate, same balance, same lender. From that day forward, we make every monthly payment, on time, through an independent third-party loan servicer that sends you written verification each month. Our payment guarantee is recorded at closing — if we ever miss, you foreclose on us, with the property itself as collateral.
This is called a subject-to existing mortgage takeover — Subject-To for short.
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A cash buyer must offer 60–70% of fair market value to make their math work. They are deploying capital — buying the home outright, holding it, fixing it, flipping it, paying interest the whole time. To recover that capital plus a profit, they need a deep discount on the front end.
We are not deploying capital. We don't write a check for the loan portion of the purchase. We take title and the existing mortgage stays in place, with us making the payments going forward. The cash-discount math doesn't apply to our business model.
Same outcome — the home is sold, you walk away. Different setup — and a meaningfully different number on the offer.
Most mortgages contain a due-on-sale clause. Here's the truth about it, without the workaround language.
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When a seller has substantial equity above the existing mortgage balance — for example, you owe $200,000 and the home is worth $350,000 — pure Subject-To leaves the equity stranded. In those cases, we layer a carryback note on top of the Subject-To. We take title Subject-To the existing mortgage, pay you a cash down payment at closing, and the remaining equity becomes a carryback note from you to us — typically a 5 to 7 year balloon, low or no interest. Two instruments, one transaction.
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No commitment, no qualifying questions, no obligation. We run it the same way on every deal. The numbers depend on yours.
| Traditional listing | As Iz Homes | {lbl} | {a} | {b} |
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) : a}Still have a question we didn't answer?
Phone calls are answered during business hours. Voicemails are returned the same business day. If you'd rather talk than type, this is the path.
Name, phone, the property address, and what brought you here if you'd like to share. We don't qualify you on the form — no income questions, no employment questions, no credit-score questions. Paul or David will call you back.
Send the listing. We'll send a written offer the same business day. Include the listing address, MLS number if you have one, and anything else useful about the seller's situation.
Mon–Fri · 8am – 7pm PT
Sat · 9am – 3pm PT
Voicemail & text after hours.
All 50 states. If deal structure fits, we close in 15 days.
Phone calls are answered during business hours; voicemails are returned the same business day. Form submissions reach Paul or David directly — sellers and agents both hear back from a human, not an autoresponder. If the deal fits the structure, a written offer follows within 24 to 48 hours.
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If this fits your situation, we'll send a written offer in 24–48 hours.
Six situations bring most sellers to us. The product is one. The way out is the same.
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We take title to your home. Your mortgage stays in place, in your name, untouched — same rate, same balance, same lender. From that day forward, we make every monthly payment, on time, through an independent third-party loan servicer that sends you written verification each month. Our payment guarantee is recorded at closing — if we ever miss, you foreclose on us, with the property itself as collateral. This is called a subject-to existing mortgage takeover — Subject-To for short. We have closed 5 of them. The average from offer to deed is 6 days, and every one has closed in under a week.
Due-on-sale: the clause exists. Lenders rarely call loans current on payments, and we commit contractually to keep yours current. Your name stays on the loan; the payment burden moves to us. We don't pretend the legal picture is simpler than it is — that's exactly why you can trust the setup.
We typically pay full market value because we take over your existing loan instead of paying cash. Cash buyers need a 60–70% discount to cover holding costs, rehab, and profit. We don't.
Sub-To works best when your existing loan has a decent rate and you'd rather walk away with full market value than take a cash haircut.
If the structure doesn't fit your situation — the rate is too high to be worth taking over, the equity picture is unusual, or you specifically want cash in hand — tell us. We also buy for cash where the math works for both of us. The price is lower than Sub-To, the timeline is similar, and there is no obligation to choose fast on the call.
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These are the numbers we have. When the next deal closes, the numbers update. We say what's true.
Paid from our down payment at closing.
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A real-deal-shape preview. We name the numbers in the first message because that's the only way an agent can present to a seller without a second round of qualifying.
A typical offer names: purchase price, the existing mortgage balance and rate we're taking over (subject-to existing mortgage takeover — Subject-To for short), the down payment we're paying at closing, the commission line (your full 3%, paid from our down payment), the close timeline, the $0 due from your seller at the closing table, and the seller protections recorded at closing.
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The table is what shows up on the closing statement on each path, not what shows up in the pitch.
| Cash buyer | As Iz Homes (Sub-To) | {lbl} | {a} | {b} |
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Cash buyers don't discount because they're greedy. They discount because the math doesn't work without it. Every cash buyer's offer has to cover, out of the spread between purchase price and resale price, five line items:
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Add those up against a typical resale price and you get a purchase price around 60–70% of fair market value. That's not a negotiation tactic. That's the floor below which the deal stops being a deal for the buyer.
When you read about iBuyers offering 90% of fair market value, that's a different surface presentation — they typically tack on a 5–10% service fee that brings the net to the seller back into the 60–70% range. The structural math is the same.
We take title and the existing mortgage stays in place — same lender, same rate, same balance the seller originally signed. From closing forward, we make every monthly payment, on time, through an independent third-party loan servicer that sends the seller written verification each month.
The capital deployment that forces the cash-buyer math doesn't apply. We're not paying cash for the loan portion of the home value; the existing mortgage is doing that work. What we put up at closing is a down payment that covers the seller's equity above the loan balance plus the agent's commission — not the full purchase price.
Because we don't deploy capital on the loan portion, we don't need a 60–70% haircut to recover it. We typically pay full market value because the structure makes that workable.
We won't pretend Sub-To beats cash every time. Three cases where a cash offer genuinely fits better:
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If you tell us where you are and the rate / equity / condition picture, we can be honest with you about which path fits. If Sub-To doesn't fit, we'll say so and, where we can, point you toward someone who buys for cash at honest numbers.
In each of our closes, the seller walked away with the same net they'd have received from a 90-day traditional listing — without the listing, the showings, or the bank approval process. The gap between what a cash buyer would have paid and what we paid in those same five deals was, on average, 30–40% of fair market value. That gap is the seller's equity that would have funded the cash buyer's spread.
A cash buyer gives the seller a closing check and a recorded deed. That's the protection: the money is in hand, the deal is done. A Sub-To buyer demonstrates protection differently, because the seller's mortgage stays in place after the deal closes. We do that with three named pieces, recorded or written into the closing documents.
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A cash buyer offers none of those because they don't need to — the cash itself is the protection. A Sub-To buyer who can't name those three pieces is not a real Sub-To buyer.
A short sale is the lender's loss-mitigation department agreeing to accept less than the loan balance to release the property. The bank is a party to the deal. The bank decides whether the deal happens.
A subject-to existing mortgage takeover (Subject-To for short) is title transferring to us while the existing mortgage stays in place, untouched. The bank is not a party to the deal. The bank has no approval to give.
Time: short sale runs 60–90 days because the bank's review takes that long. Sub-To closes in 15 days because there's nothing for the bank to review.
Credit: short sale typically reports as a settled-for-less account, which damages the seller's score for years. Sub-To keeps the loan in place and the on-time payments continue to register as a positive tradeline.
Certainty: short sale approval is not guaranteed — the bank can decline, counter, or take months and then decline. Sub-To certainty depends on whether the structure fits the seller's loan and timeline.
Walk-away cash: short sale usually leaves the seller with $0 above the loan payoff, because the bank takes the proceeds. Sub-To pays the seller any equity above the loan as a down payment at closing.
| Short sale | As Iz Homes (Sub-To) | {lbl} | {a} | {b} |
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The short-sale process exists because the bank is being asked to accept less than what it's owed. That's a loss-mitigation decision the lender makes through a defined process.
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Each step takes time. Each step can stall or restart. The seller is on the bank's calendar, not their own. For sellers in active pre-foreclosure, the timeline can collide with the trustee's sale date — a short sale that doesn't close in time doesn't stop the foreclosure.
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If your situation fits the structure, we can take over the existing mortgage payments and close before a trustee's sale date, which moves the lender's foreclosure clock. We do not say "guaranteed stop foreclosure" — whether we can close before a specific auction date depends on the date, the lender, the title work, and the seller's situation. The honest answer: if deal structure fits, we close in 15 days. Call us early enough that the timeline works.
Two cases where a short sale fits better than Sub-To:
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If you tell us where you are and the loan / equity / timeline picture, we can be honest with you about which path fits. If Sub-To doesn't fit, we'll say so.
A short sale ends when the bank approves and the closing happens. Until that moment, there is no formal protection for the seller — only the loss-mitigation department's pending review. A Sub-To deal ends with three named seller protections, recorded or written into the closing documents.
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A short sale offers none of those because the loan is being closed out, not continued. A Sub-To buyer who can't name those three pieces is not a real Sub-To buyer.