How this differs from a normal purchase
Timeline uncertainty
Lender approval can take weeks to months — plan around it, don't fight it.
"As-is" condition
Sellers usually can't afford repairs. Budget for what you find.
Lender approval delay
Your offer isn't final until the seller's lender signs off, not just the seller.
Making an offer that actually gets approved
Lenders want clean, well-documented offers — pre-approval letters, minimal contingencies, and realistic pricing based on their own valuation.
I'll tell you upfront if an offer isn't likely to clear, so you're not waiting two months to find out.
What to watch for
Liens
Unpaid contractor or HOA liens can complicate or delay closing.
Second mortgages
A second lienholder can hold up approval even after the first lender agrees.
Inspection issues
Sellers in hardship often defer maintenance — get a thorough inspection.
Looking for a short sale or probate property?
Short sale and probate homes come up across the Houston area all the time, but they're easy to miss and slower to buy. Tell me what you're looking for, and I'll set up a custom MLS search that emails you matching properties as soon as they're listed.
- New short sale and probate listings that fit your budget and areas
- My honest read on which ones are realistic, and which could stall in lender or court approval
- Help getting your offer in shape before you write it