We say YES! when other say no.
About our Lease Option (Rent to Own) Program
Our Lease Option (Rent to Own) Program is designed for people who cannot qualify for a mortgage today, but want to buy a house in the near future.
Our goal is for all of our tenants/optionees (tenant with the option to buy) to be successful in purchasing the house within the time needed, therefore we have worked hard to create a team that will take care of our tenant's/optionee's needs from day one. Our team consists of a mortgage broker and a lawyer who owns a Title Company.
The mortgage broker checks credit history to make sure that the tenant/optionee is following all the necessary steps to be successful in purchasing the house with a mortgage in the time frame needed, and the lawyer and his title company put together the documentation needed to close the Lease Option (Rent to Own) transaction as well as the final sale when the tenant/optionee is approved for a mortgage.
We require an option fee (initial payment), which is applied to the final purchase price when tenant/optionee is approved for a mortgage. For example:
Purchase price: $100,000
Option Fee (initial payment): $10,000
Balance owed: $90,000
Tenant/Optionee will pay a monthly rent and will be responsible for any repairs and maintenance to the property. Tenant/Optionee can fix/repair the property however they want.
The Landlord/Optioner (the landlord providing the option to the tenant) will be responsible for property insurance and property taxes.
This process is all done through contracts and a lawyer.
Amounts required to move into one of our properties:
Option Fee (initial pmt.) - amount varies depending on the house
First month's rent - amount varies per house
Pet fees (if applicable) - $250 for one pet, $400 for two. More accepted on case by case basis, just ask!
Lawyer fees* - $1,000
*Lawyer fees include title report and lien search (to show clean title), escrow services and lawyer processing fees*
Frequently Asked Questions
WHY SHOULD I DO LEASE OPTION (RENT TO OWN)?
When you Lease Option or rent to own, you are able to move in to the home as a future home owner, not just a tenant. You are able to modify and renovate the home however you want.
IS LEASE OPTION (RENT TO OWN) THE SAME AS OWNER FINANCING?
No. With owner financing we would be financing the home to you, as if we were the bank. With Lease Option (rent to own), you are renting the home from us, and we are giving you an option to buy it at a later time while you rent it and while you are fixing your credit to be able to qualify for a mortgage.
WHAT DO I NEED TO PAY TO MOVE INTO A LEASE OPTION (RENT TO OWN) HOME?
To move in you will need to pay the option fee (initial payment), plus first month's rent, pet fees if applicable ($250 for one pet, $400 for two. More accepted on case by case basis, just ask!) and a $1000 closing fee to the lawyer that will handle all the paperwork.
DO YOU RECEIVE RENT CREDITS (RENT APPLIED TO PURCHASE PRICE)?
No, we do not apply any of the monthly rent towards the purchase price.
IS MY OPTION FEE (INITIAL PAYMENT) REFUNDABLE IF I DO NOT PURCHASE THE HOME FOR ANY REASON?
No. Your option fee (initial payment) is non-refundable.
HOW LONG DO I HAVE TO BE APPROVED FOR A MORTGAGE?
Each individual's situation is different. We give the time frame that best fits your situation. This will be determined by the mortgage broker.
I HAVE BAD CREDIT, CAN I STILL DO LEASE OPTION (RENT TO OWN)?
Yes. As long as you are willing to work on your credit and be approved for a mortgage within a reasonable amount of time, bad credit, past foreclosure, bankruptcy, even no credit is not a problem.
WILL THE MORTGAGE BROKER "DENY" MY APPLICATION?
This is not a test :) The mortgage broker will not deny anyone. They will simply determine the amount of time you need to qualify for a mortgage, and they will tell you what needs to happen in order to become "approved" for a bank loan.
CAN I PAY THE HOUSE OFF IN CASH?
Yes. If your intentions are paying the house off in cash, then you have the option not to get pre-screened by the mortgage broker.
DO I GET AN INSPECTION PERIOD?
You are welcome to do any and all inspections you want BEFORE we sign a contract, as long as you meet the requirements (initial pmt + 1st month's rent + pet fee + lawyer's fee)
WHAT IS THE "WORK FOR EQUITY PROGRAM"?
Our Work for Equity program is designed for people who want to move into one of our fixer upper homes. The home is optioned at a discounted option price in exchange for the work that the tenant/optionee will put in.
HOW FAST CAN I MOVE IN TO A LEASE OPTION (RENT TO OWN) HOME?
You can move in to one of our homes within 10-14 days of beginning the application process, however, if you are in a hurry and the home you want is ready to move in we can rush the process and close in as little as 5 days.