CREATIVE FINANCING OFFERS

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Voight Thornton

We are problem solvers:

Have a home that won’t sell due to low equity, pending foreclosure, or have a distressed situation?

We are a team of real estate investors who specialize in providing creative finance solutions for distressed homeowners. Our mission is to help homeowners get out of difficult situations while providing value and support to our real estate communities of real estate agents, buyers, and local investors. We understand that conventional methods can be challenging, which is why we strive to provide a high level of credibility and transparency in all our dealings. We've built our reputation on honesty, integrity, and a commitment to providing profitable solutions for all parties involved.

Experienced real estate professionals with Local Market Knowledge

Access to Comprehensive Property Listings

Personalized Guidance Based on Client Needs and Goals

Transparent Pricing and Fees, Including Commission Structure

Thorough Assistance Throughout the Buying or Selling Process

Responsive Communication and Support for Client Inquiries

Frequently Asked Questions

What is Subject-To? - TAKING OVER PAYMENTS

A "subject-to" transaction refers to purchasing a property while keeping the underlying mortgage intact, essentially assuming responsibility for the existing mortgage. The term "subject-to" is mentioned on HUD statement lines 203 and 503, signifying that we are acquiring the property subject to the existing mortgage terms.

Despite its long history, some seasoned investors and brokers may not be familiar with the subject to strategy, and may raise concerns about its legality. However, the IRS recognizes and acknowledges the subject-to strategy.

Is this legal? YES!

Absolutely, in the closing statements that get distributed at the end of every real estate transaction, there is actually specific language and placeholders in there for loans getting taken over using subject-to. These transactions happen everyday and you can verify on

https://www.hud.gov/sites/documents/1.PDF

The term "subject-to" is even listed on the HUD statement, and the IRS provides information on the subject in Publication 537, which can be found at this link:

Hud Example https://www.irs.gov/publications/p537?fbclid=IwAR2j_PUFuA4trhl1NdZNeLVM_kBfz2onjmA149A_mSfIvRY9iiwm22TIUN8.

How am I protected?

The seller is also protected by a document called a Deed of Trust , and Promissory Note enforced by the closing Title Company. A Deed of Trust is a legal document that allows a borrower to transfer the ownership of their property back to the original owner to avoid lengthy foreclosure and lawyer fees. This document is completed at closing and drafted by the Title Company.

Do you make payments to me, then I pay the mortgage?

No, we want this to be as painless as possible. so we will pay for a loan servicing company to service our agreement. A loan servicing company is a third-party entity that manages loan-related tasks such as collecting payments, sending statements, and ensuring that the borrower stays up to date on their payments. This helps the seller have peace of mind, knowing that their investment is being professionally managed.

What about my DTI when I am ready for a new loan?

When a borrower is obligated on a mortgage debt - but is not the party who is actually repaying the debt - the lender may exclude the full monthly housing expense (PITIA) from the borrower’s recurring monthly obligations if the party making the payments is obligated on the mortgage debt, there are no delinquencies in the most recent 12 months, and the borrower is not using rental income from the applicable property to qualify.

In order to exclude non-mortgage or mortgage debts from the borrower’s DTI ratio, the lender must obtain the most recent 12 months' cancelled checks (or bank statements) from the other party making the payments that document a 12-month payment history with no delinquent payments.

*Great question, we use third party loan servicing companies for every subject-to deal to ensure not only proof of payment, but to also eliminate the mortgage from your debt and protect your DTI ratio.

What should I consider when choosing a neighborhood for buying or renting a property?

Our valuation process involves a comprehensive analysis of various factors, including the property's location, size, condition, recent comparable sales in the area, current market trends, and any unique features it may possess. By carefully considering these factors, we provide accurate and competitive pricing recommendations to our clients.

Can you provide insights into current market trends and forecasts in the areas you serve?

The home buying or selling process typically involves several key steps. For buyers, these steps include pre-approval for a mortgage, property search, making an offer, negotiating terms, conducting inspections, securing financing, and closing the deal. Sellers should prepare by decluttering and staging their home, completing any necessary repairs or renovations, setting a competitive asking price, and working closely with their agent to market the property effectively. We guide our clients through each stage of the process, offering personalized support and expertise along the way.

What happens if you stop paying?

In the highly unlikely event that we are abducted by aliens and unable to make payments, the property would be transferred back to the seller through the Deed of Trust. This means that the seller would keep all the funds we’ve paid so far and regain possession of the house.

We use third party loan servicing companies for every subject-to deal to ensure not only proof of payment, but to also eliminate the mortgage from your debt and protect your DTI ratio.

Furthermore, we structure the exact same instrument that your mortgage company uses to protect themselves against a missed payment. If we were to default, you would be protected with the same document your bank uses for themselves to take the home back for yourself.

You would actually benefit from any and all loan paydown, all home improvements & any increased appreciation. A lot of homeowners we work with often tell us they “hope” we miss a payment.

What happens after I send property information?

We’ll take a look at the information that you provided and may contact you by phone to get additional details about your situation and the property that you want to sell.

Then, after considering all of the specifics of your home, we’ll usually be able to come up with a fair and honest offer on your property that’s a win-win-win for all of us. And once you have an offer from us, there’s no obligation whatsoever for you to accept it.

We promise that the decision of whether or not to sell your home will always be totally left up to you. If you do decide to sell your home to us, the process will go fast and you even get to pick a closing date that fits your schedule!

How do I submit information to take next steps ?

In order to present your seller with a tailored offer, We will need some specific information about their situation.

Don't worry, while some of the questions might seem a bit personal, they're essential for us to dive deep into the details and create an offer that's a perfect fit.

Here are the key pieces of information I need to send the perfect offer:

We will need the following information.*Full Address*Loan Amount Remaining*Interest rate*Monthly Payment* Major Repairs Needed.

If you have a a recent mortgage statement for an mortgaged home we will need this as well.

What if the buyer defaults and the house is trashed?

Simple, the buyer is required to insure and renew an insurance policy specifically to protect the sellers in this specific situation.

If the property is damaged, a claim gets filed and will be held in an escrow account to be released only for property repairs.

The seller is placed as the beneficiary to all new insurance policies created by the buyer.

What about the DUE ON SALE?

Due on sale clause is something to be aware of, but the due on sale is something very rarely happens and we have ways to protect you against it.

A subject to real estate deal is when you buy or sell a property with an existing mortgage. Under a subject to deal, the buyer takes over the property, but the seller retains the mortgage. The buyer makes mortgage payments for the seller, and the lender is not informed that the property has been transferred.

The good news is that most lenders never enforce this clause (probably because they don't want to go through the hassle and expense of foreclosing on a property).

Generally, lenders will only enforce this clause if they feel like they're at risk of losing money on the loan or if their security is at risk.If payments are getting made on-time, then you probably have nothing to worry about. But it's still important to be aware of.

Solution: watch full video Overcoming the Due on Sale Clause in Subject to | Attorney Available

https://youtu.be/RZpKVqqUZPQ?list=PL2Y6uEs9DYr1im5O5e8Q5QyOm_5UusFO7

https://youtu.be/W60Ytz4Wb5U

What if the economy crashes?

If the economy crashes I didn't buy your property based on the value of the purchase price.

I bought your house based on the value it presents in cash flow. And when the economy falls apart, more and more people rent, the rent rate actually goes up, therefore, I am actually in a more secure position. So I dont mind where the economy crashes or doesn’t crash.

I will make sure this mortgage is paid. We keep 6 months reserves on a property.

The seller’s mortgage stays in their name, but we take over the deed.

What if we stop making payments?

So I was like to say, what if I get abducted by aliens what happens next? Lol Well #1, we set up Servicing.

Also, we have a Performance deed and performance deed states, if I don’t perform you get the house back.

So any down payment, you get, any payments I have made along the way, closing costs and all things I pay for, any renovation I’ve paid for all of those things the seller would keep everything and give the house back.

As the sellers are put in a better position, and we get you caught up on the mortgage through the performance deed.

Why is the mortgage still in my name?

So in Subject To, the seller keeps the mortgage obligation on paper, but the buyer takes title/ownership through the deed.

Why the Mortgage Stays in the Seller’s Name

Banks don’t allow mortgages to be transferred to another person without a refinance or new loan.

Instead of going through that process, the buyer simply starts making the payments on behalf of the seller, keeping the loan current.

This way, the bank is happy (they’re still getting paid), and the buyer gets control without needing to qualify for a loan.

Why the Buyer Takes the Deed

Ownership is where the real power lies. By getting the deed, the buyer gains control of the property: they can rent it, sell it, refinance it, or use creative financing.

Without the deed, the buyer would just be making payments without owning anything.

The Win-Win

Seller: Relieved of the financial burden of making the payments, avoids foreclosure, possibly gets some equity or relief.

Buyer: Gains ownership and control without using their credit or getting a new loan.

Well again you're asking for too high of a number and I am willing to come up to that number as long as

I get TERMS AND the only way I can get terms is by keeping the mortgage in your name.

The seller’s mortgage stays in their name, but we take over the deed.

VIDEO:

WITH CODIE SANCHEZ

https://www.youtube.com/watch?v=HTYmJft_Npo

How can we verify you?

I can review the options with you over the phone.Alternatively, we can schedule a Zoom call to introduce myself and the team.

If you'd like, we can arrange a conversation with Creative Finance attorney, who handles thousands of these transactions.

We can also provide Proof of Funds if needed.

Voight Thornton, MBA
602-641-3600
[email protected]
Scottsdale, Arizona
Background: Mortgage Loan Officer (MLO), IAPDA
https://www.linkedin.com/in/voightthornton/

What are your buying strategies?

Our Buying Strategies

1. Low Cash Offers

(Hoarder/Distressed Properties)For heavily distressed or hoarder homes, we typically offer 40-50 cents on the dollar in cash.
Cash offers only work about 10% of the time especially if the seller expects retail value.Our main goal is to build relationships, establish credibility, and show that we are serious buyers.

2. Seller Financing

Sometimes, sellers want more money than their property is worth in a cash offer.Instead of haggling on price, we offer a full asking price with terms over a time period.We cover the agent’s commission and closing costs so the deal is smooth and beneficial for everyone.

3. Subject-To (Taking Over Payments)

The seller’s mortgage stays in their name, but we take over the deed.

We ensure the mortgage is paid on time, helping the seller rebuild credit.If the seller wants to

buy another home, our payment history helps keep them qualified.

Why Would You Offer Over Asking on a Property?

Q: What’s the advantage of offering over asking for a property?

· We structure payments in a way that are lower than what a traditional mortgage would typically cost.

· This approach creates an incentive for the seller while still keeping the deal profitable.

· The goal is to beat the bank’s terms and create a win-win structure.

Example:

If I bought a $485K house with a traditional bank loan, the payment might be around $3,500 per month, leading to negative cash flow.

Instead, we structure the deal creatively so the payment is affordable enough to cash flow, making the property a sustainable investment.

Q: Why would you buy a property for more than asking?

· Many sellers want interest on their money.

· But interest calculations can get confusing especially if I make extra payments or pay ahead. Does it go toward principal? Does it change the interest?

· To simplify, we often propose:

Every payment we make goes 100% toward principal.

Instead of layering on separate interest charges, we pre-build the “interest” into the purchase price by offering over asking.

How this benefits the seller:

· You still receive full retail value (or above) for the property.

· The “interest” is secured because it’s built directly into the sales price.

· We can structure this at 0% financing, which eliminates confusion about payments while ensuring you get the financial benefit upfront in the contract.

How do you get your comps or comparables?

How we handle our comping due diligence when reviewing properties.

Each of us on the team (3 people) runs comps separately, then we compare our findings to ensure we’re aligned before moving forward.

On the properties we make sure all of our numbers are aligned after we deliberate on a property.

To add another layer of verification, we checked across multiple sources PropStream, Deal Sauce, Zillow, and an AI ARV comping program.

Each tool or person will confirm the same figures we manually came up with, which gave us confidence that we’re looking at this deal from every angle.

Testimonials

Jammy Kiggundu

Attorney, TV Legal Analyst, Adjunct Professor of Law, Spokesperson
"Voight has consistently gone above and beyond in every project we've worked on together. His expertise in real estate from creative financing strategies to navigating complex transactions sets him apart from the average investor. He's resourceful, professional, and solution-oriented. I highly recommend his services to anyone looking to work with someone who truly understands how to create win-win real estate solutions."

Lucy Rosen

Voight is a consummate professional in every sense of the word. He under promises and over delivers and is a joy to work with! I would highly recommend Voight.

President, Smartmarketing communications, Inc