When the property has complications, we’re who you call.
Inherited homes stuck in probate. Multiple owners who can’t agree. Liens, code violations, clouded titles, problem tenants. The properties most cash buyers won’t touch — those are the ones we built ExitVest for.
You’ve probably been turned away before.
If you’ve talked to other cash buyers, real estate agents, or attorneys about this property, you’ve likely heard some version of: “It’s too complicated.”
That’s not a failure on your part. Most buyers and agents are built to handle clean, simple transactions. The moment a property has a lien, a probate issue, multiple owners, code violations, or a clouded title, they back away — or they propose a long, expensive process that leaves you carrying the burden.
We’re the opposite. The complications are what we do. We’ve structured our entire business around the deals other people walk away from.
What other buyers tell you:
- “You’ll need to clear the liens first.”
- “We can’t close until probate is finished.”
- “All the heirs need to agree before we proceed.”
- “The title issue makes this uninsurable.”
- “You’ll have to evict the occupants first.”
- “Fix the code violations, then call us back.”
- “That’s outside our buying criteria.”
Twelve situations we’ve solved — and the ones we’re solving right now.
Each of these comes through our pipeline weekly. None of them are edge cases to us. If your situation matches any of these — or doesn’t appear here but feels similar — submit the form and we’ll review it.
Inherited property still in probate
A family member passed away and left you a property. The will is in probate court, paperwork is unclear, or there’s no will at all. You can’t sell because legal ownership hasn’t fully transferred yet — and the months of waiting are costing you in taxes, insurance, and maintenance.
Multiple owners or heirs who can’t agree
You’re on the deed with siblings, ex-spouses, or extended family. Half want to sell, half don’t. One can’t be reached. Another wants more money than the property is worth. The property sits while everyone argues — and nothing gets done.
Tax liens, mortgage liens, IRS liens, and judgments
Back property taxes piling up. An IRS lien from years ago. A judgment from a lawsuit you forgot about. A mechanic’s lien from a contractor you disputed. Each one is a cloud on the title that prevents a normal sale.
Clouded title or broken chain of ownership
A title search comes back with a problem — a missing deed from decades ago, an old mortgage that was never released, a deed signed by only one spouse, or a previous transfer that doesn’t quite line up. The title company won’t insure it.
Behind on payments or facing foreclosure
You’ve fallen behind on the mortgage. The lender is sending notices. A foreclosure sale date may already be on the calendar. You want out before it damages your credit for the next seven years.
Code violations, city fines, and condemned properties
The city has cited the property — unsafe structure, open permits, accumulated fines, or formal condemnation. Each month the violations grow. The municipality won’t let you sell or rent until they’re resolved.
Vacant, fire-damaged, or hoarder-condition properties
The property has been sitting empty for years, suffered fire or water damage, or is filled floor-to-ceiling with belongings. Every photo a buyer would see kills the deal before it starts.
Squatters, non-paying tenants, or holdover occupants
Someone is living in your property who shouldn’t be — a tenant who stopped paying, an ex-occupant who refuses to leave, or someone who moved in without permission. Eviction is expensive and slow.
Out-of-state ownership and absentee landlord situations
You inherited or bought a property far from where you live. Property managers are unreliable. Tenants are problematic. Repairs keep piling up. Flying back to deal with it isn’t an option anymore.
Divorce, partition, or contested ownership
You’re in the middle of a divorce, a partition lawsuit, or a contested estate. The property is one of the assets being fought over. Both parties need it sold, but agreement on price or process is impossible.
Failed listings and deals that fell through
You listed the property. You got under contract. Then the buyer’s inspection revealed something. Or financing fell through. Or the appraisal came in low. Or they backed out for reasons no one will explain.
Vacant land, raw lots, and small commercial
You own a vacant lot, raw land, or a small mixed-use building that no one seems to want. Holding costs — taxes, insurance, occasional violations — keep accumulating with no income to offset them.
The team behind every complicated closing.
Properties with problems aren’t solved by one person making a phone call. They’re solved by the right specialists working together. Here’s who works on your file the moment you reach out.
Direct conversation with decision-makers
You don’t get routed to a call center. You speak directly with the people authorized to make the offer and close the deal. No hand-offs, no “I’ll have someone call you back.”
Full title chain pulled before the offer
We pull the complete recorded history of the property — every transfer, every lien, every encumbrance — before we put a number on the table. We know what we’re buying.
Every transaction reviewed by counsel
Our real estate attorney structures the closing path. Probate workarounds, partition strategies, lien negotiations, quiet title actions — they’re handled by counsel, not by sales reps.
Closings through licensed title professionals
Every transaction closes through a licensed title company with title insurance. Your transaction is legally documented, recorded, and protected — not a back-of-the-napkin handshake.
Three steps. No agents. No surprises.
Share the situation
Submit the form or call. Tell us what’s going on — liens, heirs, condition, occupants, timeline. Whatever you know is enough.
We review and structure the offer
Our team pulls the title chain, identifies every issue, and builds a closing path. You see real numbers — no jargon, no surprises.
You decide. We handle the rest.
If the numbers work, we close on your timeline through a local title company. The liens, heirs, repairs, and legal work become our problem.
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A family-run firm, not a corporate sales operation.
ExitVest is a father-son team backed by private investors. We buy houses, land, and small apartment buildings directly from owners — including the properties most others walk away from. No call centers. No hand-offs. The person you speak with is the person who closes your deal.
If the property has become a burden, let’s see if we can help.
One conversation. Real numbers. No pressure to move forward. You stay in control the whole way.
Get Your Exit PlanNo fees · No obligation · 100% confidential · Or call (908) 913-7526