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- Situations
Nobody calls a cash buyer because it sounded fun.
Something is driving it: a date on a court calendar, a contractor's quote, a parent who passed, a tenant who stopped paying, a job in another state. Here is what we see most in Chicago, and what we actually do about each one.
Moving a parent into senior living
Assisted living or memory care moves fast once a bed opens, and the deposit is due long before the house sells. We work backward from the community's date, and we clear the house out.
ForeclosureBehind on payments
Illinois foreclosure is judicial, so it runs through a courtroom and it takes months. In Cook County it often takes more than a year. If you were served recently, you have more room than you were told.
Cook County taxesDelinquent property taxes
The county sells the debt, not the house. Once a tax buyer holds a certificate on your PIN, the redemption deadline governs everything, and it is the one deadline that quietly takes all the equity.
ProbateInherited a property
Letters of office, siblings in three states, a house full of a lifetime of belongings, and taxes nobody paid. We can contract before probate finishes and close when the estate is able.
Tenants in placeTenant occupied
Two flats, three flats, and single family rentals with tenants staying. You do not serve notice, you do not deliver it vacant, and the RLTO deposit exposure moves to us.
ConditionRepairs and code violations
A roof, a sewer line, knob and tube, an unpermitted basement unit, an open permit from 2011, a hearing date. We inspect once, price it, and do not retrade.
DivorceDivorce or separation
One number and one date, in writing, to both attorneys. No sign in the yard and no strangers walking through on Sunday afternoons.
TimingRelocating or downsizing
When there is a hard date on the other side, the risk in a listing is not the price. It is a buyer's financing collapsing in week seven while you carry two housing payments.
VacantSitting empty
Vacant building registration, insurance that will not renew, scrappers, freeze damage, and a water bill that runs whether anyone is home or not.
