Deals that never hit the MLS.
Because we sell estate, trust and court-ordered homes every week, investors who work with us see fixers, multi-unit buildings and off-market opportunities before anyone else does.
Where our deals come from
Six pipelines most agents don't have.
Our probate and court-ordered practice puts us in front of motivated sellers months before a listing would appear online.
- Pipeline 01
Probate & trust estates
Heirs and trustees who need a clean, fast sale and will often take an as-is offer from a buyer who can close.
- Pipeline 02
Court-ordered & receivership sales
Conservatorships, partition actions and receiverships, where the court — not a homeowner — sets the terms.
- Pipeline 03
Pre-foreclosure
Owners behind on payments who contact our Stop Foreclosure service and would rather sell than lose the equity.
- Pipeline 04
Tired landlords & multi-unit
Duplexes, triplexes and 4-units whose owners are done managing tenants — frequently sold off-market.
- Pipeline 05
Restore to Get More™ resales
Estate homes we have renovated and relisted, plus the ones where the estate prefers a quick as-is sale to an investor.
- Pipeline 06
1031 exchange timelines
Sellers and buyers on a 45-day identification clock who need a counterpart that can perform on schedule.
What we help with
From buy box to disposition.
- 1
Define the buy box
Cities, property types, price range, condition you will take on, and the return you need. We only send you what fits.
- 2
Underwrite with real comps and rents
Sold comps, current rents from our property-management side, repair estimates from the crews we use on our own restorations, and a conservative exit price.
- 3
Offer strategy
As-is offers that estates accept, court-confirmation and overbid tactics for probate sales, and terms that beat a higher price when the seller needs certainty.
- 4
Closing & tenant transitions
Estoppels, security-deposit transfers, lawful notices and relocation where needed, handled by the same Tenant Interface team that serves our estates.
- 5
Disposition & 1031 timing
When it is time to sell, we list it, time the close to your exchange deadlines, and have the next acquisition identified before the clock starts.
A note on rent control and multi-unit due diligence
Much of Los Angeles falls under the city's Rent Stabilization Ordinance, and the state's Tenant Protection Act caps increases almost everywhere else. Those rules change what a building is worth and what you can do with it after closing — relocation assistance, just-cause eviction, Ellis Act timelines.
Before you write an offer on a 2–4 unit building we pull the rent registry, review every lease and estoppel, confirm the unit count is legal, and check for open code cases. It is slower than the listing agent would like. It is also why our investors do not buy problems.
Investor alerts
Tell us your buy box.
- You get previews that match your criteria — address, photos, rents, repair estimate — usually days before a listing would go live.
- No fee to be on the list. We are paid as your buyer's agent at close, like any purchase.
- Proof of funds or a pre-approval before your first offer, so we can move when a deal is real.
2883 E. Spring Street
Long Beach, CA 90806
(562) 355-8060 · [email protected]
Investor questions
Asked often.
What investors ask us before their first deal.
Do you work with first-time investors?
Yes. Many of our investors started with a single duplex or a modest fixer. We will walk you through the numbers on your first deal line by line — purchase, repairs, carrying costs, rents, exit — and tell you plainly if a property does not work. You need financing or proof of funds in place before we write an offer.
How do court-confirmed probate sales work for a buyer?
When the estate's representative lacks full authority, the accepted offer goes to a court hearing where other buyers can overbid, starting at the accepted price plus 10% of the first $10,000 and 5% of the balance. We prepare you for the hearing, set a ceiling in advance, and handle the paperwork. Sales with full authority under the IAEA usually skip the hearing entirely.
Can I buy an estate home as-is?
Yes, and estates often prefer it. As-is means no repair credits, but you still get inspections and a title review before your contingencies expire. We bring our own repair estimates from the crews we use on restorations, so your offer reflects the real cost of the work.
How fast do off-market deals move?
Fast. A preview usually goes to our list on a Monday and has offers by the weekend. That is why we ask for your buy box and proof of funds up front: when a property fits, you can write a clean offer within a day instead of starting from zero.
Do you help with 1031 exchanges?
Yes. We coordinate with your qualified intermediary, time the sale of your relinquished property, and have replacement candidates identified before the 45-day clock starts. Our off-market pipeline matters here because the identification deadline is the step that most often fails.