No sales pitch on this page
How we buy houses, and what it actually costs you
Most "we buy houses" pages are a headline and a form. This one is the math. If you're going to hand somebody your house, you should know how they priced it, what they charge, and where their interests and yours don't line up.
Who we are, and what this page is not
Titan Property Investors is a private real estate investment company. We buy houses directly from homeowners with our own funds. We are not a law firm, not a mortgage lender or servicer, not a government agency, and not a HUD-approved housing counseling agency. Nothing on this page is legal, tax, or financial advice.
We are not real estate agents and this is not a listing service. When we buy, we're the buyer. Our offer is a wholesale cash offer, which is normally below what the same house would bring on the open market with an agent, repairs, and time.
We can't promise to stop a foreclosure, save your credit, or reach any particular outcome. Whether a sale can close before a scheduled foreclosure sale depends on your lender, your title, and your timeline — not on us alone.
Foreclosure procedure is set by state law and by your own loan documents. Deadlines and notice requirements are different in Arkansas and Tennessee, and different again depending on how your lender chooses to foreclose.
Please talk to a licensed attorney in your state about your legal rights and deadlines, and to a HUD-approved housing counselor about loss-mitigation options. Both are free or low cost, and you don't have to talk to us first. Here's the list — no form, no phone number required.
The one thing to understand before anything else
Our offer is below retail. That is not a trick, it's the entire business model. We pay cash, we buy the house as-is with whatever is wrong with it, we don't ask you to fix or clean anything, and we take on the risk that the repairs cost more than we guessed. The discount is what pays for all of that.
So the honest question isn't "is this offer as much as my house is worth?" It's "after commission, repairs, concessions, and the months it would take to list, am I better off this way?" For some people the answer is clearly yes. For plenty of people the answer is no, and those people should list their house.
Step by step, start to closing
- 1
You tell us the address and roughly where things stand
Four fields on the form, or a phone call. We don't need your life story to start, and we don't need any sensitive account numbers at all.
- 2
Jeff looks at the property and the comparable sales
Sometimes that's a drive-by and a records pull, sometimes it's a walkthrough. We're looking at condition, recent sales on your street, and what the house would need.
- 3
We give you a number and show our work
Recent comparable sales, minus realistic repair cost, minus holding and closing costs, minus our margin. If the number seems low to you, ask which line you disagree with. That's a fair question and we'll answer it.
- 4
You take your time, or you tell us no
There's no exploding offer and no pressure call at 9pm. If listing with an agent is the better move for you, we'll tell you that ourselves.
- 5
If you say yes, a title company or closing attorney runs the closing
Not us. A neutral third party pulls title, orders the payoff from your lender, and prepares the settlement statement showing every dollar in and out. You see it before you sign anything.
- 6
Your lender gets paid off at closing and you get the balance
The payoff, liens, and prorated taxes come out of the price. What's left is yours, wired or by check. If the payoff exceeds the price, the deal doesn't work as a straight sale and we'll have told you that long before this step.
What we do
- Buy with our own funds, and tell you if we plan to assign the contract
- Close through a neutral title company or closing attorney, never in our kitchen
- Cover standard closing costs on our side, with no commission on our purchase
- Give you the number and then leave you alone to think
- Tell you when listing, reinstating, or calling a counselor beats selling to us
What we don't do
- Charge any upfront fee, ever
- Give legal, tax, or credit advice — we're not licensed to
- Promise to stop a foreclosure or protect your credit score
- Ask you to sign a deed before you understand the paperwork
- Sell your information to lead buyers or call centers
Warning signs, including about us
Walk away from any buyer or "foreclosure rescue" service that charges a fee before doing anything, tells you to stop talking to your lender, wants the deed signed over before closing, asks for Social Security or bank account numbers to make an offer, or pressures you to decide today. That applies to us too. If anyone at Titan does any of that, tell Jeff directly at 501-602-6825.
Straight answers
Is your offer the market value of my house?
No, and we won't tell you otherwise. We make a wholesale cash offer, which is normally below what the same house would sell for listed with an agent, repaired, cleaned, and given time on the market. What you're trading that difference for is speed, certainty, no repairs, no showings, and no agent commission on our purchase. If you have equity and time, listing usually nets you more, and we'll say so.
How do you come up with the number?
We look at what comparable homes in your neighborhood have actually sold for recently, subtract what it would realistically cost to repair and update the house, subtract our holding and closing costs, and subtract the margin we need for the deal to be worth doing. What's left is the offer. If you ask us to walk through those numbers with you, we will.
Do you charge any fees?
No. We don't charge a fee to look at your property, make an offer, or talk through your options. There's no agent commission on our purchase, and we typically cover the standard closing costs on our side. Your payoff, any liens, and prorated taxes still come out of the proceeds — the title company handles that math and shows it to you on the settlement statement before you sign.
Do you ever assign or sell the contract to someone else?
Sometimes. If we can't close a particular deal ourselves, we may assign the contract to another buyer who can. If that's a possibility on your property, we tell you before you sign, and it will be written into the contract. You should never learn about an assignment after the fact.
Can you guarantee you'll stop my foreclosure?
No. Nobody honest can. Whether a sale closes before a scheduled foreclosure sale depends on your lender's payoff turnaround, what the title search finds, and how much time is actually left. We can usually tell you within a day or two whether the timeline looks workable. That's an assessment, not a promise.
What if I owe more than the house is worth?
Then a normal sale doesn't work, because the payoff exceeds the price. The options at that point are usually a short sale (your lender agreeing to accept less than the full balance), a deed in lieu, or letting the foreclosure proceed. Those all have credit and possible tax consequences, and in some situations a lender may pursue a deficiency. That's a conversation for an attorney and a HUD counselor, not for us.
What do you need from me to make an offer?
The address, a rough sense of the condition, who's on title, and any payoff or notice paperwork you already have. We don't need your Social Security number, your bank account, or your login credentials for anything. If anyone asks you for those to "buy" your house, stop.
Still deciding whether to sell at all? Walk through every option first.
Free help that isn't us
Call these before you call us. They're free, they don't want to buy your house, and several of them can talk to your servicer on your behalf. You don't have to give us your information to use any of them.
Nationwide
- HUD-approved housing counselors
Free or low-cost counseling from agencies approved by the U.S. Department of Housing and Urban Development. They can talk to your servicer with you about forbearance, repayment plans, and loan modification.
- CFPB housing counselor search
The Consumer Financial Protection Bureau's version of the same search, sorted by distance from your ZIP code.
- Homeowner's HOPE Hotline
888-995-HOPE (888-995-4673). Free counseling by phone, 24 hours a day, in English and Spanish.
- CFPB mortgage help
Plain-English explanations of servicer obligations, what to send in writing, and how to file a complaint if your servicer isn't responding.
- Fannie Mae homeowner relief
If Fannie Mae owns your loan, the relief options are different. This tool tells you who owns it.
We don't get paid if you use any of these, and we're not affiliated with any of them. Watch out for anyone who charges an upfront fee to "save" your home, asks you to sign the deed over before you understand the paperwork, or tells you to stop talking to your lender. Those are the classic signs of a foreclosure rescue scam. See the full resource list.
Related foreclosure guides
Same situation, more detail — state law, county procedure, and the options you still have.
- Can I sell my house in foreclosure?You generally still own the home until a sale happens. How selling pays the lender and what the timing looks like.
- Equity & net proceeds calculatorEnter value, payoff, back payments, and repairs to estimate what each path could leave you with.
- Foreclosure help in Memphis, TNShelby County filings, sale procedure, and private-offer options for Memphis homeowners.
- Foreclosure help in Nashville, TNDavidson County filings, sale procedure, and private-offer options for Nashville homeowners.