A Titan Property Investors Website
Facing Foreclosure in Tennessee or Arkansas?
You may have options — let's talk about them.
If you're behind on your mortgage, have received foreclosure notices, or are simply worried about losing your home, you're not alone. Depending on your situation, there may be several options worth exploring. We help homeowners in Memphis and Nashville and across Arkansas think through the next move, even when that move isn't selling to us.
Reinstating, a modification or repayment plan, listing with a Realtor, a sale before the auction, housing counseling — which of those is realistic depends on your loan, your equity, and your timeline. If selling your home before foreclosure is one of the options, we can help you understand what a sale could look like.
No repairs. No commissions charged to you. No pressure to sell.
Start here
New here? Here's exactly where to start.
Most people land on this page in the middle of a bad week and don't know what to read first. So here's the short version — four steps, in order. It takes about ten minutes and it'll put you ahead of where most homeowners are when they finally call.
- 1
Figure out which stage you're actually in
Pull out the letters and find the newest one. A late notice is a very different situation than a scheduled sale date. Read the four stages below so you know where you stand before anyone gives you advice.
- 2
Learn your state's timeline
Tennessee is non-judicial and moves in about four to six months. Arkansas is usually judicial, takes six months or more, and gives you a one-year redemption window. Same problem, very different clocks.
- 3
Open your city or county page
Your courthouse, your circuit clerk, and the newspaper that runs the sale notice all matter. Every city page we've written spells out those local details for that exact market.
- 4
Talk it through with somebody who knows the process
Call 501-602-6825 or send a private message. We'll lay out every option you have, including the ones where you keep the house and we don't get a deal.
Why we created this website
Facing the possibility of foreclosure can be overwhelming. Many homeowners don't know where to start, who to talk to, or how much time they actually have.
There may be several possible paths depending on your circumstances — working with the mortgage servicer, seeking qualified housing counseling, exploring a loan workout, considering a sale, or pursuing another available option.
We created this site to give Tennessee and Arkansas homeowners a straightforward place to explain their situation and understand what options may be worth exploring. If selling the property is something you're considering, we can also help you understand what a potential sale might look like.
We're real estate investors, not attorneys, mortgage lenders, government agencies, or government-approved housing counselors. If you'd like free help reading your paperwork, a HUD-approved housing counselor is a good first call — we list those resources here.
What pre-foreclosure actually is (and why it's not the end)
Pre-foreclosure is the stretch of time after you've fallen behind on the mortgage but before the bank actually takes the house back. It's stressful, sure. It's also the window where you still have real control. You still own the property, you still have legal rights, and you still have several different ways out.
Most homeowners freeze here, and the freeze is what costs them the house. The bank's letters get scary, the phone won't stop ringing, and instead of opening the mail people stop opening it. Two months go by. Now the auction notice is in the paper.
That's the pattern we're trying to break. Open the mail. Read the notices. Call somebody who actually knows what your county's process looks like. The earlier you do that, the more options stay on the table.
The 4 Stages of Pre-Foreclosure (TN & AR)
You fall behind
Late fees start and the calls begin. Nothing has been filed yet. This is the cheapest, easiest stage to fix, and it's the stage most people spend not opening the mail.
Formal notices
Your servicer sends letters with real deadlines in them, and the file typically moves to a trustee or an attorney. Federal servicing rules limit how early this can happen and require your servicer to consider a complete loss mitigation application.
A sale is scheduled and advertised
Notice goes out by mail and, depending on your state and the process used, gets published. The notice names the date, the place, and who is conducting the sale. Options narrow here, but they don't disappear.
The sale happens
The property is sold or goes back to the lender. What happens next with possession, any remaining balance, and any right to redeem depends on your state, the type of sale, and your loan documents.
Acting before stage 3 keeps the most doors open. That is simply when you have the most choices, whether or not selling ends up being one of them.
Why people end up here (the real reasons)
Almost nobody we talk to is in pre-foreclosure because they were irresponsible. Life just hit hard. The most common stories we hear:
- Job loss or reduced hours
- Medical bills
- Divorce or separation
- Death in the family
- Disability or injury
- Rising adjustable-rate mortgages
- Unexpected home repairs
- Business slowdown
- Tax problems
- Temporary income disruption
None of those moments define you. How fast you respond is what shapes the outcome.
What happens if you do nothing
People don't lose houses because they're irresponsible. They lose them because they freeze and let the calendar run. Here's what the calendar actually does to you:
1. Fees keep adding up
Late fees, attorney fees, trustee fees, and property inspections all get added to what you owe. The longer it runs, the bigger the number to cure it.
2. The file moves to legal
At some point the servicer hands your loan to a trustee or a foreclosure firm. From then on you are dealing with deadlines, not customer service.
3. The calendar stops waiting on you
Once a sale date is set and published, the timeline comes from the notice, not from how busy your week is.
4. Equity can get consumed
Whatever room exists between the value and the payoff can be eaten by fees, or handed over at a sale price you did not set.
5. Credit damage lasts years
A completed foreclosure typically stays on a credit report for seven years and affects renting, borrowing, and insurance along the way.
6. A balance may remain
If a sale does not cover the loan, a lender may be able to pursue the difference, depending on your state and loan. Ask an attorney how it applies to you.
7. You lose the choice
After a sale, the decisions belong to somebody else. Before it, they are still yours.
The good news: none of that has to happen
We can't promise an outcome, and we won't. What we can say is that homeowners who move early tend to have more choices than homeowners who wait. Depending on the situation, those choices have included:
- Reinstating the loan with the servicer
- A repayment plan or loan modification
- Free help from a HUD-approved housing counselor
- Listing on the open market with an agent
- Selling privately before a scheduled sale date
- A short sale with lender approval
- Talking to an attorney about a legal option
Which of those is realistic depends on your loan, your income, and your timeline. That is what the first call is for.
Talk through your options, free and private →Why homeowners across TN & AR call us
When you're behind on the mortgage, the last thing you need is pressure or a sales pitch. You need someone who'll pick up the phone, knows your county's actual process, and tells you straight what your real options look like.
You get a person, not a queue
You call, someone who knows this process answers. No phone tree, no lead-routing to five strangers.
Pre-foreclosure is what we do
We'll walk through every option with you, including the ones where we don't make anything.
We move at your timeline
We can look at a property quickly and work toward a closing date that fits your situation.
We work Tennessee and Arkansas
Two states, two different processes. We know the difference and we'll point you at the official rules.
Respect and privacy
No judgment, no pressure, and we don't sell your information to a network of buyers.
Straight numbers
Estimated value, payoff, costs, and what would be left. You should be able to check our math.
We consider homes as-is
Roof, HVAC, foundation, paint. You don't need to fix anything for us to look at it.
We handle the closing side
Title company, paperwork, payoff coordination. We can't control your lender, but we'll keep our part clean.
The five questions we'll ask you
There's no script and no qualifying quiz. This is genuinely how the first call goes. If you want, sit with these before you pick up the phone, and the conversation will be a lot shorter.
- 1
Where are you in the process?
A couple of late payments and a scheduled sale date are two completely different conversations. Pull out whatever mail you've received and look at the dates on it. That tells us more than anything else you could say.
- 2
Do you want to keep the house?
There's no wrong answer, but it changes everything that follows. If the answer is yes, the work is with your servicer and a housing counselor. If it's no, or it honestly isn't affordable anymore, then we're talking about how you exit on your own terms.
- 3
Can you afford the regular payment going forward?
Not the back payments. The ordinary monthly payment, if the past-due amount vanished tomorrow. If that's a no, a modification or a sale is the real conversation, and waiting only adds fees.
- 4
Is there equity in the property?
Roughly what's it worth, and roughly what's the payoff? If there's real room between those two numbers, that money is yours right now and it's at risk in a foreclosure sale. If there isn't, a short sale or a deed in lieu may be the more realistic path.
- 5
Who else has a claim on the house?
Second mortgages, HELOCs, tax liens, contractor liens, a divorce decree, or heirs on the deed all affect what's possible and how fast. Better to name them now than to find them at a title search two days before closing.
If your answers point somewhere other than selling, we'll say that out loud. It happens often, and we'd rather be the call you remember as honest than the one you regret.
Pre-foreclosure questions, answered straight
No legalese. If your question isn't here, call us — we'll answer it on the spot.
1. How much time do I have before a foreclosure sale?+
It depends on your loan, your servicer, your state, and what notices have already gone out, so nobody honest can give you a single number over the internet. What we can tell you is that the dates that matter are printed on the paperwork you've received. Federal mortgage servicing rules also limit how early a servicer can start the process. Read the notices, and if you're not sure what they mean, call a HUD-approved housing counselor or an attorney.
2. How is Tennessee different from Arkansas?+
Tennessee foreclosures are typically non-judicial, handled by a trustee under a power-of-sale clause. Arkansas allows both judicial foreclosure through circuit court and a statutory non-judicial process. Which one applies to you, and what deadlines and rights come with it, depends on your documents. The Tennessee rules live in Tenn. Code Ann. Title 35, Chapter 5 and the Arkansas rules in Ark. Code Ann. 18-50-101 et seq.
3. Can I still sell my house once foreclosure has started?+
In most cases, yes. You generally own the home until a foreclosure sale actually takes place, which means you can list it, sell it privately, or pursue a short sale with lender approval. The closer the sale date, the tighter the timing gets, and some paths need lender cooperation.
4. Can foreclosure be stopped once it's started?+
Sometimes. Reinstating the loan, a repayment plan, a modification, a completed loss mitigation application, bankruptcy, or a sale that pays the loan off are all things that can change the outcome, depending on your situation. We can't promise any specific result, and neither can anyone else who hasn't seen your file.
5. Will I owe money after a foreclosure?+
Possibly. If a sale doesn't cover the balance, a lender may in some circumstances pursue the difference, and the rules differ by state and loan type. This is a legal question and worth asking an attorney rather than guessing.
6. Should I call my servicer or a buyer first?+
Call your servicer, and ask for loss mitigation specifically. A free HUD-approved housing counselor is a good second call. If keeping the house isn't realistic and selling is on the table, that's when a conversation with us makes sense. We'll tell you on the first call if we think you're better off with one of the other options.
7. What do you charge?+
Nothing. We don't charge fees for talking with you, and when we buy a house directly, there's no agent commission on our purchase and we don't ask you to make repairs. Whether our number is the best number for you depends on your situation, and we'll walk through it honestly.
8. Are you attorneys or housing counselors?+
No. We're real estate investors. We're not attorneys, lenders, a government agency, or a HUD-approved housing counseling agency, and nothing on this site is legal or financial advice. For advice, talk to a licensed attorney or a HUD-approved counselor.
Areas We Serve in Tennessee & Arkansas
We focus on the Memphis and Nashville areas in Tennessee, and homeowners across Arkansas.
Arkansas
We work with homeowners across Arkansas: Little Rock and the Pulaski County suburbs, Conway, Benton and Bryant, Cabot, Searcy, Batesville, Heber Springs, and Northwest Arkansas from Fayetteville up through Springdale, Rogers, and Bentonville. Start with the Arkansas guide.
Where to go next
Pick the page that matches where you are right now: the month-by-month guide if you're newly behind, the state guide if a sale date is on the table.
- Behind on mortgage payments?What happens month by month, and how to decide between reinstating, modifying, and selling.
- Foreclosure help in ArkansasHow the Arkansas process generally works and what you can still do at each stage.
- Foreclosure help in TennesseeTrustee sales, notices, and the options Tennessee homeowners actually have.
- Equity and net proceeds calculatorEstimate what each path could leave you with before you decide anything.
You probably have more options than you think.
Not a promise, just the reason it's worth a call today instead of next month.
Jeff Campbell
Owner, Titan Property Investors
Heber Springs, AR
Who you're actually talking to
One person. One phone number. No call center.
I grew up in South Fulton, Tennessee, and my office is in Heber Springs, Arkansas. When you call about your house, you get me — not a script, not a rotating team of acquisition reps, and not a lead form that gets sold to six other investors.
How I get paid
I buy at a discount to market, then repair and resell or hold the property. That spread is my profit — it's why a cash offer comes in under retail. You pay no commission, no fees, and no closing costs out of pocket. The number I quote is the number you get.
What I won't do
No knocking on your door. No "this offer expires tonight." No sending your information to a list of other buyers. And no pretending selling is your only option when it isn't.
When we're the wrong call — and I'll say so
- You've got steady income and just hit a rough patch — call your servicer's loss mitigation line and ask about reinstatement or a modification first.
- You have real equity and a few months before the sale date — listing with a Realtor almost always nets you more money than we can.
- You need legal advice about bankruptcy or fighting the foreclosure — that's an attorney's job, not mine.
Selling to us makes sense when the sale date is close, the equity's in the house but the income isn't, or you just need certainty and a date on the calendar.
Real homeowners. Real closings.
These are verified Google reviews from people who sold a house to Titan Property Investors. Read the rest on Google.
"I live out of state and my mother had passed away very unexpectedly and I had her house to handle. Mr. Campbell and his team made it easy. Honestly the best possible experience and not an easy case to deal with either. Very impressed and thankful."
"I had a rental property left in bad condition. I was in the middle of cancer treatment and just didn't have the time to mess with all the repairs. Jeff handled everything. It was such a relief."
"The process of selling my rental property to Titan was very easy. Working with Jeff and his team was professional, and the closing process was within 30 days. Would recommend this company for selling your property as is."
"I wasn't sure what to expect, but all of my concerns were put to rest after meeting Jeff and sharing my story with him. Jeff was so kind, very professional and compassionate with me and my situation."
"Everyone at Titan was super kind and very easy to work with. I live out of state and just wanted to get the best price quickly for my property. They were professional, courteous, and very knowledgeable. The process was so easy."
"The service was exceptional. Throughout the experience, I felt valued as a customer. Each company representative was responsive, thorough, transparent, and patient."