fbpx

Frequently Asked Questions

In the case of Rent to buy solutions, what happens after I sign the LOA (Lease Option Agreement) Memo?

From here, The process breaks down to 2 easy steps:

  1. You sit back, relax, and allow us to send you the most qualified tenant buyers for your approval. We won’t stop sending you qualified candidates until you are satisfied. 
  2. Once you approve a tenant buyer, we will have you both sign the appropriate paperwork. You get your first month’s rent upfront on top of all the benefits of being a homeowner and a landlord without having to pay for repairs or maintenance. 

It’s really that simple. We put you at the center of what will prove to be one of the easiest, most hassle-free experiences you’ll ever have. It may end up being one of the best financial decisions you ever make.

In the case of All other solutions, what happens after filling out the form?

We’ll send you your ideal solutions to your real estate situation via email in 24-48 hours. From there, the process breaks down to 2 easy steps depending on whether or not you opted to have a phone or in-person conversation:

All other solutions in a few simple steps

  1. After you submit your information, you will be prompted to schedule an optional phone or in-person conversation at a time most convenient for you to discuss solutions to your real estate situation.
  2. If you like your solutions, sign the relevant paperwork, close on your timeline, and experience a fresh, stress-free start without worrying about the hassle that comes with listings and showings.

It’s really that simple. We streamlined the process of selling your home to put you at the center of what will prove to be one of the easiest, most hassle-free experiences you’ll ever have. 

 

In the case of Foreclosure solutions, what happens after filling out the form?

We’ll notify you of your ideal Foreclosure solutions via email in 24-48 hours. From there, the process breaks down to 2 easy steps depending on whether or not you opted to have a phone or in-person conversation:

Stop foreclosure in a few simple steps

  1. After you submit your information, you will be prompted to schedule an optional phone or in-person conversation at a time most convenient for you to discuss solutions to your foreclosure situation.
  2. If you like your solutions, sign the relevant paperwork, close on your timeline, and experience a fresh, stress-free start without the hassle that comes with listings and showings.

It’s really that simple. We streamlined the process of selling your house to put you at the center of what will prove to be one of the easiest, most hassle-free experiences you’ll ever have. 

Do I need to schedule a phone or in-person conversation?

No, you do not need to schedule a phone or in-person conversation. While filling out the form, you will be able to choose to skip the phone or in-person conversation and have us send you an email with your ideal solutions instead. We want you to feel confident and comfortable about choosing to work with us, so you’ll have a dedicated real estate expert throughout the process. No matter the review process you choose (email, phone, or in-person), the steps are the same: we will walk you through your solutions and answer any questions you have. After all your questions have been answered, sign the relevant paperwork, close on your timeline, and experience a fresh, stress-free start without the hassle that comes with listings and showings.

What if I forgot to include information in the form?

Our goal is to give you the most accurate offer we can. If you forgot to include an important detail like an upgrade, we’d love to know about it. Please let your dedicated real estate expert know and we’d be happy to reassess the details to offer the best solutions possible.

What are the costs associated with selling to DiGiovanni Real Estate?

We are not real estate agents or brokers. We are a family-owned and operated business. Therefore, you will never be charged any costs, fees, or commissions for any of our 3 selling categories when you decide to work with us. When you sell to us, you will avoid the hassle and stress of listing, showings, and months of uncertainty you would experience in a traditional sale and walk away with a fair, all-cash offer (in the case of Foreclosure solutions and All other solutions). In the case of Rent to buy solutions, you will receive all the benefits of being a landlord and a homeowner without having to pay for repairs or maintenance.

For a detailed breakdown on the comparison between how much you will walk away from the closing table with if you sold to us versus a traditional sale, please refer to our Pricing page.

What are All other solutions and how do they work?

Are you or a loved one feeling stuck in a real estate situation? Maybe you’ve inherited an unwanted property, facing divorce, lost your job, relocating out of state, or just tired of being a landlord. No matter your situation, we can help! 

We are not real estate agents or brokers. We are a Washington State family-owned and operated business. Since our inception, we have been helping clients avoid the hassle and stress of listing, showings, and months of uncertainty through buying their houses at fair prices. We believe in doing the right thing, building relationships, and getting the job done quickly and efficiently.

To qualify for this opportunity, simply fill out the form at the top of this page and answer a few basic questions.

Once submitted, we will calculate a fair, all-cash offer on your house and get it to you in the next 24-48 hours. In the event you like the offer we give you, we can close at a time you choose and we’ll even pay all of the closing costs for you. It really is that simple.

How else can we help you?

Many homeowners have sold their houses to us for many different reasons. Whatever your reason may be, you will have the opportunity to speak with a local real estate expert who is committed to treating you like family. Since our inception, it has been our goal to foster a community of honesty and integrity. We put our people and clients ahead of profits. That’s why our motto is “Continuing a tradition of honesty and integrity.” We are committed to providing you with options that are specifically customized to your individual situation. There is no charge for this extra service if you decide to submit your information today.

We are open and honest about what we do

You should never give away your information on a website if you don’t know why the website owners are asking for it. To be fully transparent, we are requesting that you submit your housing information today so that we are able to do our due diligence on your house, compile the proper research, and customize ideal solutions for your situation within the next 24-48 hours.

If you’re looking to sell your house quickly to a local real estate expert who can work with you directly, then it makes sense for you to request an all-cash offer today!

Sell in a few simple steps

The entire process can be broken down into 3 simple steps: 

  1. Answer a few basic questions on the following web form so that we can present you with the most ideal solutions to your situation. You can choose to have your solutions emailed to you when prompted.
  2. After you submit your information, you will be prompted to schedule an optional phone or in-person conversation at a time most convenient for you to discuss solutions to your real estate situation.
  3. If you like your solutions, sign the relevant paperwork, close on your timeline, and experience a fresh, stress-free start without worrying about the hassle that comes with listings and showings.

It’s really that simple. We streamlined the process of selling your home to put you at the center of what will prove to be one of the easiest, most hassle-free experiences you’ll ever have. 

For a detailed breakdown on the comparison between how much you will walk away from the closing table with if you sold to us versus a traditional sale, please refer to our Pricing page.

Where does DiGiovanni Real Estate operate?

DiGiovanni Real Estate is currently offering our services in King, Snohomish, and Pierce County in the state of Washington.

Don’t live in one of our service areas? We’re growing quickly and will expand to new locations soon.  Send us an email, and we’ll give you a heads up when we launch in your area.

How is selling to DiGiovanni Real Estate different than selling the traditional way?

Sellers who work with us skip the costly preparation, frequent showings, and months of uncertainty that come with the traditional process of selling a house. Instead of listing your house on the market and waiting to find a buyer, we purchase your house from you directly in the case of Foreclosure solutions and All other solutions. You also get to choose your close date to avoid expensive double-moves, double-mortgages, and storage units.

For additional information, check out our blog post on how DiGiovanni Real Estate’s cost compare with a traditional home sale.

How is DiGiovanni Real Estate different from Zillow, Trulia, and Realtor.com?

Websites like Zillow, Trulia, and Realtor.com make it easier for people to find homes online and view estimates of their value.

DiGiovanni Real Estate is different in that we make offers on houses and purchase them from you directly in the case of Foreclosure solutions and All other solutions. Throughout the selling process, our customers are assisted by a dedicated real estate expert who treats you like family. Once we’ve purchased a house, We make our revenue by providing affordable housing rentals and revitalizing communities by renovating and selling houses. Prospective buyers can tour our homes on their schedule by simply giving us a call or using the DiGiovanni Real Estate app (coming soon), and once they find a house they love, they can make an offer to purchase it.

In short, DiGiovanni Real Estate is far more than just a website for listing your houses or finding available houses online. It’s a way to get ideal solutions to your unique real estate situation by choosing between our 3 categories with 3 simple steps in each category.

Is DiGiovanni Real Estate a house flipper?

No, we are not a house flipper. Flippers typically look for undervalued houses and aim to make a substantial profit at the expense of the homeowner.

By contrast, we are a service company that revolutionized the selling process by offering 3 categories with 3 simple steps in each category to fit all real estate situations. We aim to give every seller an ideal solution that’s a win-win scenario for all parties involved. To accomplish this, we review comparable home sales along with seller-provided details to provide competitive offers.

What types of houses does DiGiovanni purchase?

We’re currently purchasing homes that fit the following criteria:

  • Single family
  • Townhomes
  • Duplexes
  • Condos
  • Houses in gated communities
  • Houses that are site-built (not pre-fabricated or mobile)
  • Houses located in our service areas
  • Houses in which the seller has clear ownership of the property (no double escrow)
  • Houses built after 1960
  • Houses that are not in age-restricted communities
  • Houses that are not in or near flood zones
  • Houses that are Real Estate Owned
  • Houses that don’t have any un-permitted additions or significant foundation issues
  • Houses that don’t have a solar lease (even one that has been pre-paid)
  • Houses that do not have polybutylene plumbing
  • Houses that do not have masonite woodruff roofs
  • Houses that do not have asbestos or methamphetamines

This is subject to change, and there may be exceptions, so feel free to get in touch at support@digiovannirealestate.com if you’d like to discuss your property.

How do I request my ideal solutions from DiGiovanni Real Estate?

Receiving your solutions from us is free and comes with absolutely no obligation. Simply enter your information on digiovannirealestate.comand we’ll walk you through some basic questions about the home’s condition, features, and upgrades. We want to know about all the things that make your house special, and we’ll consider these details when generating your solutions.

How long are the presented solutions good for?

Every DiGiovanni Real Estate solution is active for 5 days. However, you can request a refreshed solution anytime. Just ask your dedicated real estate expert directly, and we’ll present you with an updated offer right away.

How does my DiGiovanni home value differ from others like the Zestimate?

We don’t just estimate house values. We believe the process of selling a house shouldn’t be lumped into a “one size fits all” approach, but customized to fit the client’s individual situation. That’s why we provide homeowners with their ideal solutions to their real estate situation using 1 of 3 categories based on your situation with 3 simple steps in each category. Every offer is backed by a combination of local real estate expertise and the most current market data. We take hundreds of factors into consideration, like sales prices of comparable homes in your neighborhood, local market conditions, and the unique information that you provide us with the goal of presenting you with the best solution possible.

Why should I work with DiGiovanni Real Estate?

Simply put, there’s no easier way to sell your house. We empower you to sell on your timeline and avoid listing, showings, and months of uncertainty. Selling to us means you receive:

  • A free, competitive offer in just a few clicks
  • Ideal, customized solutions to your real estate situation
  • The convenience of skipping showings and open houses
  • You avoid costly double-moves and double-mortgages
  • No contingencies or financing fall-through risk
  • Expert support from offer to close

Don’t take it from us. We’ve helped hundreds of clients streamline their house sales and move on to the next chapter in life. You can read more from our customers here. If you’re interested, you can always request a free, no-obligation offer at digiovannirealestate.com.

How does the process of selling my house to DiGiovanni Real Estate work?

We believe the process of selling a house shouldn’t be lumped into a “one size fits all” approach, but customized to fit the client’s individual situation. That’s why we provide homeowners with their ideal solutions to their real estate situation using 1 of 3 categories based on your situation with 3 simple steps in each category. Every offer is backed by a combination of local real estate expertise and the most current market data. We take hundreds of factors into consideration, like sales prices of comparable homes in your neighborhood, local market conditions, and the unique information that you provide us with the goal of presenting you with the best solution possible. Here are the steps for each category:

Rent to buy solutions in a few simple steps

  1. You sign the following simple, one-page no obligation document that allows us to market your property to our qualified tenant buyers Rent to buy.
  2. You sit back, relax, and allow us to send you the most qualified tenant buyers for your approval. We won’t stop sending you qualified candidates until you are satisfied. 
  3. Once you approve a tenant buyer, we will have you both sign the appropriate paperwork. You get your first month’s rent upfront on top of all the benefits of being a homeowner and a landlord without having to pay for repairs or maintenance.

Stop foreclosure in a few simple steps

  1. Answer some basic questions on the following web form so that we can present you with ideal solutions to your foreclosure situation. You can choose to have your solutions emailed to you when prompted.
  2. After you submit your information, you will be prompted to schedule an optional phone or in-person conversation at a time most convenient for you to discuss solutions to your foreclosure situation.
  3. If you like your solutions, sign the relevant paperwork, close on your timeline, and experience a fresh, stress-free start without the hassle that comes with listings and showings.

All other solutions in a few simple steps

  1. Answer a few basic questions on the following web form so that we can present you with the most ideal solutions to your situation. You can choose to have your solutions emailed to you when prompted.
  2. After you submit your information, you will be prompted to schedule an optional phone or in-person conversation at a time most convenient for you to discuss solutions to your real estate situation.
  3. If you like your solutions, sign the relevant paperwork, close on your timeline, and experience a fresh, stress-free start without worrying about the hassle that comes with listings and showings.

It’s really that simple. We put you at the center of what will prove to be one of the easiest, most hassle-free experiences you’ll ever have. Read more about how the three categories work by clicking on the relevant link below:

Rent to buy solutions

Foreclosure solutions

All other solutions

 

How can I stop receiving emails from DiGiovanni Real Estate?

We send emails to homeowners with information on selling and buying homes. If you’d no longer like to receive emails from us, you can opt out by click on the “unsubscribe” button on the bottom of any of our emails. Please allow 6 to 8 weeks after unsubscribing to stop receiving mail.

What happens after I fill out the form and request solutions from DiGiovanni Real Estate?

We’ll send you your ideal solutions via email in 24-48 hours. From there, the process breaks down to 2 easy steps:

Stop foreclosure in a few simple steps

  1. After you submit your information, you will be prompted to schedule an optional phone or in-person conversation at a time most convenient for you to discuss solutions to your foreclosure situation.
  2. If you like your solutions, sign the relevant paperwork, close on your timeline, and experience a fresh, stress-free start without the hassle that comes with listings and showings.

All other solutions in a few simple steps

  1. After you submit your information, you will be prompted to schedule an optional phone or in-person conversation at a time most convenient for you to discuss solutions to your real estate situation.
  2. If you like your solutions, sign the relevant paperwork, close on your timeline, and experience a fresh, stress-free start without worrying about the hassle that comes with listings and showings.

Can I sell to DiGiovanni Real Estate if I’m already working with an agent?

Yes! Although you don’t need an agent to sell your home to DiGiovanni Real Estate, if you’re already working with an agent, we’re happy to communicate directly with them. You will need to pay them a listing commission, usually around 1-3% of the sale price. 

How does DiGiovanni Real Estate determine the offer price for my house?

We empower you to receive ideal solutions to your real estate situation in just a few clicks, saving you from the stress and hassle that comes with listing your home on the market. Every offer is backed by a combination of local real estate expertise and the most current market data.

We take hundreds of factors into consideration, including:

  1. The information that you submitted about your house, including its special features and upgrades (Sending photos can be really helpful)!
  2. Current local market trends like house price appreciation or depreciation.
  3. Recent sales of similar homes (a.k.a “comps”). First, we find homes that are within a half mile of yours that have similar features, and use them as a baseline for your house’s price. Then we make line item adjustments. For example, if your house has granite countertops, and the comparable home doesn’t, we’ll give you credit for the upgrade.

You can read even more about how we calculate your home’s value on our blog.

Does someone come out to value my house?

We typically offer solutions within 24-48 hours without needing to send someone to your house to value it in-person. Our offer is based on the information you provide about your house, current market trends, and recent comparable house sales.
 
Your solutions come with a detailed breakdown of what you will walk away with if you sold to us versus selling the traditional way. If you choose one of our solutions, we’ll schedule a free house assessment to confirm the condition of your house. If we don’t find anything during the assessment that would warrant re-evaluating the offer (i.e. large-scale repairs that weren’t previously discussed), sign the relevant paperwork, close on your timeline, and experience a fresh, stress-free start without the hassle that comes with listings and showings.

Can I negotiate the offer DiGiovanni Real Estate presents?

We aim to present you with an accurate, fair offer for your house. That said, we want to make sure your offer takes into account all the things that make your house truly special. If you think we may have missed something in your offer, please feel free to let your us know. We’d be happy to learn more about your house and reassess to offer your ideal solutions to your real estate situation.

What happens to my house after I sell it to DiGiovanni Real Estate?

After we purchase your home, we handle the repairs and maintenance. We often make additional investments such as landscaping, painting, replacing countertops and floors. Once the house is ready, we make our revenue by providing affordable housing rentals and revitalizing communities by renovating and selling houses.

I made improvements to my home. Will that increase the offer price?

If you’ve renovated your house, we want to know! While you’re requesting your ideal solutions, we’ll give you an opportunity to tell us about any renovations you’ve made so that we can factor them into your offer price. It’s best to provide us with multiple photos of the improvement so we can get you the most accurate offer.

 

One thing to keep in mind is the difference between repairs and renovations. Repairs typically refer to items that buyers expect to be in good condition before they purchase a house. For example, if an HVAC unit isn’t in working condition, or there are tiles missing for the floor, a buyer may ask for a credit to cover the costs of the repairs.

 

Renovations, on the other hand, are improvements made to an item in the house. Good examples of renovations are things like upgraded granite countertops, or new stainless steel appliances.

How long does the selling process take?

Receiving your offer can take anywhere from 2 to 48 hours. In rare cases, it could take longer. Once your offer is ready, we’ll contact you to review it, and provide a summary via email along with the contact information for your dedicated real estate expert.

Since we’re purchasing the house from you instead of searching for a buyer, you get to control the timeline by choosing the close date that works best for you.

 

How does the DiGiovanni Real Estate repairs & renovations estimate work?

We estimate the repair & renovation costs for your house in advance with the information provided from the form so you can better understand how we came up with your ideal solutions. Your solutions will come with an estimate of repair and renovation costs, which is calculated based on houses we’ve purchased that are similar to yours. 

When does DiGiovanni Real Estate charge for repairs?

We have purchased hundreds of houses, and through this process, we’ve learned about the types of repairs that are important to buyers and required by law to stay code compliant. We will ask to address repairs that impact the functional condition of the house if they were not previously factored into your ideal solutions and surpass 80% of the fair market value of the house.

For example, let’s say you own a house that’s worth $100,000 and you choose the solution that nets you $75,000 at closing. However, say during our assessment we discover a foundational issue that’s going to cost $20,000 to repair that wasn’t previously mentioned. In such a case, we would need to renegotiate your solution or have you cover the cost of the repair before we could proceed to close of escrow. However, incidences like this are rare.
 
We look for items that are broken, inoperable, or can affect the safety, structure, or functionality of the house. The most common items relate to foundation, flooring, roofing, plumbing, and HVAC systems. We will pay for the assessment and you’ll get a detailed report of needed repairs(if applicable) along with an itemized cost. If you feel the final repair amount is too high, you can also choose to cancel the contract without penalty or fee. Again, incidences like this are rare and are in place to protect both you and us. 

Why does DiGiovanni Real Estate do a home condition assessment?

Ultimately, the home condition assessment is in place to protect both you and us. We provide a free home condition assessment in order to verify the condition of your home and identify any repairs that need to be addressed before closing that weren’t previously factored into your ideal solutions (if applicable). A team of DiGiovanni Real Estate Home Condition Assessment Providers—authorized independent contractors—will check the interior and exterior of your house, including the foundation, roof, plumbing and electrical systems, and major appliances such as A/C units. Your home does not need to be empty or even tidied up for us, as long as we can easily access all parts of the house. During the assessment, the team will look for items that are broken, inoperable, or affect the safety, structure, or functionality of the home that weren’t previously factored into your ideal solutions. Typical items include the roof, foundation, electrical, plumbing, or any of the major systems or appliances such as the AC unit.

We will ask to address repairs that impact the functional condition of the house if they were not previously factored into your ideal solutions and surpass 80% of the fair market value of the house.

For example, let’s say you own a house that’s worth $100,000 and you choose the solution that nets you $75,000 at closing. However, say during our assessment we discover a foundational issue that’s going to cost $20,000 to repair that wasn’t previously mentioned. In such a case, we would need to renegotiate your solution or have you cover the cost of the repair before we could proceed to close of escrow. However, incidences like this are rare and are in place for both of our protection.

What if the unlikely event happens and unforeseen repairs are needed on my house?

Following the house condition assessment, we’ll provide a cost estimate of the repairs, and you’ll have three options:

  1. Deduct the repair costs from your net proceeds and skip the work altogether. The majority of our customers choose this option.
  2. Make the repairs yourself or with a trusted contractor. Once you’ve completed the repairs, we’ll schedule a follow-up assessment to ensure that the work is completed.
  3. You’re free to walk away from the sale or talk to your dedicated real estate expert about alternative selling options. We let you cancel the contract at any point prior to the close of escrow, penalty-free.

We want you to feel happy with your sale, and we’ll only move forward if you say so. 

Can I change my close date while I’m in contract?

Absolutely! We help customers adjust their closing date every week to better accommodate their sale timeline within our 60-day window, free of charge.

Can I stay in my home after my close date?

We offer a Late Checkout Program that enables you to close your home sale, receive your proceeds from the sale, and temporarily rent back your home from us for up to 14 days. Feel free to reach out to your dedicated real estate expert for further details.

When do I need to move out of the house?

If you don’t plan on taking advantage of our Late Checkout Program that enables you to close your home sale, receive your proceeds from the sale, and temporarily rent back your home from us for up to 14 days, you should plan to move out 48 hours before the official closing. It’s important that you have fully moved all of your belongings before we do the final walkthrough and hand over the keys. Your home doesn’t need to be professionally cleaned (we’ll handle that), but there should be no trash, personal items or debris left over at the final walkthrough.

What happens to my appliances when I move out?

You are welcome to keep your fridge, washer, and dryer or leave them behind if that’s more convenient for you. We expect the stove, dishwasher and built-in microwave to stay with the home.

What happens at the final walkthrough?

A member of our team will visit your home and verify that all personal property has been removed and that the home’s condition hasn’t changed. It’s entirely up to you if you’d like to be present during the final walkthrough or if you would like to leave a key for us to access the home. The process should only take about 20 minutes to complete.

How does the closing process work?

A title and escrow agent will schedule a time for you to sign the closing documents. You may choose to have a mobile notary come to you, or sign closing documents at the title office. You’ll also schedule your final walkthrough with your dedicated real estate expert. On the close date, the transaction is recorded on the public record and the escrow agent distributes funds. This process may vary slightly depending on the category and the ideal solution you choose.

What are Rent to buy solutions and how do they work?

Are you or a loved one interested in getting all the benefits of being a homeowner and landlord without having to pay for repairs or maintenance with the potential of selling in 1-3 years at or above fair market value? This is your answer! Rent to buy solutions allow you to reap all the benefits of being a homeowner and a landlord without having to pay for repairs or maintenance on the property. The tenant buyer in a Rent to buy agreement typically rents the property from you for a set amount of time (usually three years), after which he or she has the right, but not the obligation, to purchase the house from you for an agreed upon price.

Here are some of the primary benefits:

  1. It doesn’t cost you a dime to fill the property. That is our job, and we are paid by the buyer.
  2. The percentage of evictions with this type of transaction is way below standard tenant eviction rates — so it’s a lot safer than a standard tenant.
  3. You reap all the tax benefits of home ownership (i.e. the interest and property tax portion of your mortgage payment are tax deductible).
  4. You no longer have to lose your mortgage or property tax payment every month since you will offset it with the monthly income.
  5. You don’t have to do any repairs or maintenance on the property – the new tenant buyer is responsible for all of it.
  6. You don’t pay for utilities
  7. They don’t call you like standard tenants.
  8. You get a 3-year lease rather than 1 year for most renters.
  9. You get a more stable tenant than a standard renter because the folks that move in see themselves as owners rather than renters. Remember the old adage, “You don’t wash a rental car.” Same goes for a standard tenant vs. a tenant buyer in a Rent to buy situation.

The entire process can be broken down into 3 simple steps: 

  1. You sign the following simple, one-page no obligation document that allows us to market your property to our qualified tenant buyers Rent to buy.
  2. You sit back, relax, and allow us to send you the most qualified tenant buyers for your approval. We won’t stop sending you qualified candidates until you are satisfied. 
  3. Once you approve a tenant buyer, we will have you both sign the appropriate paperwork. You get your first month’s rent upfront on top of all the benefits of being a homeowner and a landlord without having to pay for repairs or maintenance.

It’s really that simple. We put you at the center of what will prove to be one of the easiest, most hassle-free experiences you’ll ever have. It may end up being one of the best financial decisions you ever make.

For more information, please refer to the following page. If you have any questions, please feel free to send us a message at support@digiovannirealestate.com, call us at (425) 651-6517, or schedule an in-person conversation with us here. Once you are ready to proceed, please fill out this simple one-page, no obligation document that gives us the right to market your property to our tenant buyers Rent to buy.

If I no longer want to continue using DiGiovanni Real Estate's service to market and provide me with tenant buyer applicants, can I terminate our LOA (Lease Option Agreement) Memo?

Yes, up until the point where you have accepted the qualified tenant buyer, you can cancel at anytime. However, once you receive your first month’s rent from the tenant buyer, the transaction will have been finalized.

What sort of option consideration/down payment do most people have?

We try to get between $5k and $15k as a lease option fee from the tenant buyer depending on many different factors related to the house. Also, the more we get as a down payment, the more stable the tenant is for you, so it benefits us both.

What is the percentage of people who walk away from the house when the lease is over (either because they are unable to get regular financing or decide they no longer want the home)?

Less than 30% of lease option tenant buyers will exercise the option to purchase the house from you when the lease expires. So it is likely that they will not buy it at the end. But there are some real benefits –

  1. It doesn’t cost you a dime to fill the property. That is our job, and we are paid by the buyer.
  2. The percentage of evictions with this type of transaction is way below standard tenant eviction rates — so it’s a lot safer than a standard tenant.
  3. You reap all the tax benefits of home ownership (i.e. the interest and property tax portion of your mortgage payment are tax deductible).
  4. You no longer have to lose your mortgage or property tax payment every month since you will offset it with the monthly income.
  5. You don’t have to do any repairs or maintenance on the property – the new tenant buyer is responsible for all of it.
  6. You don’t pay for utilities
  7. They don’t call you like standard tenants.
  8. You get a 3-year lease rather than 1 year for most renters.
  9. You get a more stable tenant than a standard renter because the folks that move in see themselves as owners rather than renters. Remember the old adage, “You don’t wash a rental car.” Same goes for a standard tenant vs. a tenant buyer in a Rent to buy situation.
If the person walks away from the lease what becomes of their down payment/option consideration?

It is non-refundable to the tenant buyer. When they end their lease, we would be happy to help you fill the property again – we have a very active and growing list of tenant buyers.

Who is responsible for upkeep and maintenance on the home?

This is one of the primary benefits of our Rent to buy solutions: all the repairs and maintenance on the property are the responsibility of the tenant buyer.

Since the home has a mortgage are there any problems with leasing that would cause the "Due on sale" clause of the mortgage to be invoked by the lender?

No, a lender would see this as a lease, not a transfer of ownership.

Because it's a lease, does the tenant buyer get the homestead exemption or would it be treated like a rental property, and if so, at what point would the taxes go up without that exemption?

It would be treated like a rental property so eventually the exemptions would be removed and the taxes would go up.

However, you also get the benefits of owning rental property. We know that some people think owning rental property is nuts, but we own a lot of rental property and know how easy it is to handle if you set it up properly.

You will get several financial benefits from keeping your property and selling it as a lease option:

  1. Depreciation on the property. This is a good thing. You can deduct 3.64% of the tax basis (27.5 years depreciation) of the improvement of the property against either active or passive income (depending on how you are set up). On a $100k property, this would equal about $1k in real cash savings on your taxes each year. (talk to your CPA for details about how this works).
  2. Appreciation of the property. Over time, the value of the property goes up. I know it’s been a rough patch in the market these last few years, but the likelihood is that the values will eventually go back up. This will make it possible for you to sell the property in the future and make a profit rather than have the potential (in many cases) of actually having to come to closing with cash to sell it.
  3. Buy down of the mortgage over time. Over time, the note will pay itself off. You may have years before this happens, but every month a little bit of your payment goes toward the principle and you will build equity.
  4. Rents go up over time as a hedge against inflation. The thing I love best about my investment property is that the rents go up. I know of no other investment that has an automatic hedge against inflation like this. Most houses have 30 year fixed payments, but as rents go up, if you apply the extra income to the mortgage each month, you will likely pay it off in 10-15 years because of the increased cash flow.

There are also some negatives to consider:

  1. Risk of vacancy. Over time, you will have vacancies. Each month the property is vacant, you lose money. The beauty of working with us is that we have buyers and can fill it very quickly. The risk of selling it on the open market is often much higher than selling it through us with a Lease Option. Keeping it on the open market, you must pay the mortgage, utilities, taxes, insurance, grass cutting, maintenance and wear and tear that comes from keeping a property vacant (did you know that the plumbing will often deteriorate in a vacant house because of lack of use?).
  2. Risk of damage from tenant buyers. There is always going to be wear and tear on a house when someone lives in it. When they move out, you will need to have it cleaned before you sell it again. It’s also possible that someone will deliberately ‘trash’ your house. This is very rare and is covered by insurance.
  3. Picking a bad buyer/tenant. This is another mistake many people make. That is why we put our tenant buyers through a qualification process that vastly improves the success rate.

The downside risk of taking on tenant buyers, in my opinion, is much smaller than the upside – especially if the alternative is a vacant house. We know that in a good market, 33% of all properties listed for sale on the MLS do NOT sell. We also know they will usually not sell for more than market value and that the cost to sell with a Realtor will run you about 10-20% after commissions, closing costs, holding costs, repairs, and negotiation. For many people who are close to market value on their mortgage, this cost just isn’t possible.

How do tenant buyers get financing when it's time to exercise their option to buy?

They go to any conventional lender and apply for a loan. The reason they are buying Rent to buy”right now is because they do not qualify for a conventional loan. Since 2007, conventional loans have become much harder to qualify for. That is why so many properties that are for sale by real estate brokers don’t sell. Buyers just can’t get loans without almost perfect credit. Appraisals have also been a problem recently, so even if the Buyer qualifies, if the appraisal doesn’t come in, they won’t be able to finance it.

Our goal is to help good, responsible people get into a home. People who will take care of it and treat it like their own. We’ve had good luck finding those people over the years.

If the tenant buyer exercises the option, that’s great and you make your money. If they don’t, the advantages of having someone pay down your mortgage are enormous.

What are Foreclosure solutions and how do they work?

Are you or a loved one behind on payments and facing foreclosure? We can help.

We are not real estate agents or brokers. We are a Washington State family-owned and operated business. Since our inception, we have been helping clients avoid foreclosure, save their credit, and experience a fresh, stress-free start to their real estate situation through buying their houses at fair prices. We believe in doing the right thing, building relationships, and getting the job done quickly and efficiently so you can put your real estate situation to rest and move on to how it used to be before your house started causing you so much grief.

The entire process can be broken down into 3 simple steps: 

  1. Answer some basic questions on the following web form so that we can present you with ideal solutions to your foreclosure situation. You can choose to have your solutions emailed to you when prompted.
  2. After you submit your info, you will be prompted to schedule an optional phone or in-person conversation at a time most convenient for you to discuss solutions to your foreclosure situation.
  3. If you like your solutions, sign the relevant paperwork, close on your timeline, and experience a fresh, stress-free start without the hassle that comes with listings and showings.

It’s really that simple. We streamlined the process of selling your house to put you at the center of what will prove to be one of the easiest, most hassle-free experiences you’ll ever have. For more information, please refer to the following page.

If there are 11 days or less left until the trustee sale, please call the trustee now to let them know you have someone interested in purchasing the property and would like to see if they’d be willing to postpone the trustee sale date. We need you to do this because, by law, the trustee has the right to refuse back payments needed to bring the loan current and proceed to the trustee sale if there are 11 days or less left until the trustee sale date.

For a detailed breakdown on the comparison between how much you will walk away from the closing table with if you sold to us versus a traditional sale, please refer to our Pricing page. If you have any questions, please feel free to send us a message at support@digiovannirealestate.com, or call us at (425) 651-6517. Once you are ready to proceed, please answer some basic questions on the web form above so that we can present you with the most ideal solutions to your foreclosure situation.

What is a Credit Improvement Plan?

In the case of Foreclosure solutions, The Credit Improvement Plan is the reason that we are able to offer you the solutions that we do. If we had to get a new loan, there is no way we could pay close to the amounts we offer because we would be in the red due to origination fees, prepayment penalties, and other costs associated with acquiring the new loan. But because we can use your existing loan, we will be able to avoid the origination fees, prepayment penalties, and other costs associated with acquiring a new loan. Plus, to be honest, there is no time to get a new loan because of the impending trustee sale date. With our Credit Improvement Plan, instead of paying off the loan in full, we will take over the monthly payments for you in order to improve your credit. We will begin by making all the back payments for you to bring the loan current. The bank is going to report to all 3 credit bureaus that you caught up on your payments. We are also going to set up automated payments to make payments on your loan for you like clockwork, on time, every month. Again, the bank is going to report to all 3 credit bureaus that you are making your payments on time. Therefore, the credit bureaus will show in their records that you were able to catch up on your mortgage payments, continue to make them on time, and your credit will improve immensely. This program has proven to be seller’s favorite part about working with us!

We have issued countless Credit Improvement Plans over the years and have never missed a single payment thanks to the system we’ve put in place.

What if there are 11 days or less left until the trustee sale?

If there are 11 days or less left until the trustee sale, please call the trustee now to let them know you have someone interested in purchasing the property and would like to see if they’d be willing to postpone the trustee sale date. We need you to do this because, by law, the trustee has the right to refuse back payments needed to bring the loan current and proceed to the trustee sale if there are 11 days or less left until the trustee sale date.