When the bank says no, structure a yes.
Five creative-financing strategies we use in Central Texas. Click any to see the mechanics and an example.
Five structures. How they work.
When the bank says no, structure a yes. Click any to see the mechanics and an example.
Take over the seller's existing mortgage. The loan stays in their name, but the deed, and the payments, come to you. You inherit their rate.
When a homeowner sells their property "subject to" an existing mortgage, title transfers but the loan stays in place. The buyer makes the seller's payments going forward. Sellers who don't care about their credit line (e.g. they've already bought their next home) can move without refinancing. Buyers get a lower-than-market rate.
This is legal, documented, and coordinated through title. Every deal is done with full disclosure, an authorization-to-release on the loan, and due-on-sale risk mitigation in place.
Best for
- Buyers chasing rate
- Sellers already moved out
- Low-equity situations
- Transfer speed < 30 days
The seller is the bank. They hold a private note you pay directly, with negotiated terms, no institutional lender involved.
In a seller-financed deal, the owner carries the paper themselves, they become your lender, with terms you negotiate together (rate, amortization, balloon, prepayment). A wrap-around mortgage layers a new seller-held note over an existing loan; the buyer's payment covers both.
Seller financing lets self-employed buyers, investors, and credit-builders close without bank underwriting. Sellers earn yield on their equity, defer capital gains across the note's life, and often fetch above-market prices in exchange for flexibility.
Best for
- Self-employed buyers
- Sellers wanting cash flow
- Above-market pricing
- Defer capital gains
Rent the home now, buy it later at a locked-in price. A bridge structure that gives buyers time and gives sellers occupancy.
A lease-option is two agreements stacked: a standard lease, plus an option to purchase at a set price within a set window (typically 12–36 months). A portion of each month's rent can be credited toward the future purchase.
This works for buyers who need time, to sell their current home, clean up credit, build down payment, while locking price in a rising market. Sellers keep the property occupied, earn rent, and have a qualified buyer in the wings.
Best for
- Buyers needing 12–24mo runway
- Credit rebuild scenarios
- Relocation bridge
- Landlords wanting an exit
A three-party agreement that replaces the original buyer or seller contract with a new one, useful for assignments, rehab-before-close strategies, and complex closings.
A novation legally substitutes one party for another in an existing contract, with the consent of everyone involved. In real estate it's often used when a wholesaler needs to transfer their contract to an end buyer cleanly, or when an investor wants to rehab a property during the contract period with the seller's blessing.
Unlike a simple assignment, novation fully releases the original party, there's no residual liability. It's cleaner, more transparent, and reads better at title than an assignment fee disclosure.
Best for
- Wholesaler → end buyer
- Pre-close rehab
- Multi-party investor deals
- Clean title handoff
When no single structure fits, we stack: sub-to on the existing loan, seller-finance on the equity, sometimes a second lien. Built for complex portfolios and unique situations.
Most interesting deals don't fit one box. A seller with a low-rate mortgage and a lot of equity might do better with a split structure: buyer takes the loan sub-to, and the seller carries the equity portion as a second-position note at market rate.
This is what we spend most of our time on. Every structured deal is underwritten in a spreadsheet, reviewed by the title company, and papered with standard TREC forms plus custom addenda. We walk you through every line before you sign anything.
Best for
- High-equity sellers
- Portfolio investors
- Tax-sensitive exits
- 1031-exchange coordination
Have a deal that doesn't fit the box?
We structure creative deals every week. Book a free consult and we'll tell you, honestly, whether creative financing makes sense for your situation.