Everything you need to know about our investment model and foreclosure rescue program
We use a structured, practical approach designed to prioritize capital protection:
Yes. A Memorandum of Joint Venture is recorded on title as public notice of the investor's claim. While not a traditional lien, it provides enforceable rights to repayment and legal standing in the transaction.
Investor liability is limited to their contribution through the JV entity. Legal and operational control of the property is held by our team. Investments are structured with protective covenants and a maximum 65% LTV to safeguard capital.
The seller relinquishes control by transferring the property into a controlled entity and assigning signing authority to our partners. Investors are protected via:
Our JV model focuses on capital protection with conservative loan-to-value ratios and multiple layers of legal protection. Investment terms vary by deal and are outlined in the specific Joint Venture agreement.
Key structural elements include:
Note: All investment opportunities carry risk. Terms vary by transaction.
JV agreements include comprehensive default provisions and protective measures. We maintain active communication and offer alternative solutions including potential buyouts when necessary.
Investors commit until deal closes (typically 60-90 days). If early exit is needed, we can attempt to replace with another investor. While not guaranteed, we work to accommodate such requests when possible.
No. Capital is returned after each short-term transaction unless otherwise agreed. This is not a long-term hold strategy.
Depending on the transaction, either a Quit Claim Deed or Warranty Deed may be used.
While title insurance is not typically placed on the deed to the investor, we obtain a preliminary title report to confirm clean title before proceeding.
The owner transfers rights into a corporation (51% us, 49% them). The corporation enters into JV agreement with investor. The president pledges property as collateral. Owner as co-owner acknowledges JV terms mutually agreed upon.
These are short-term investments with no prepayment penalty. The average hard money loan is 12% with good credit - we provide sellers under 9% rates with foreclosure on their file.
We structure deals as commercial transactions with legal review to ensure consumer protections and usury laws do not apply. We avoid states with unfavorable laws.
Property is purchased by entity, then leased and resold with repurchase agreement. DSCR loans are applied for by the corporate entity, not the original homeowner. This is a legal commercial structure.
We help them access equity they cannot access themselves due to bad credit. Benefits include:
~10% refinance at 12 months, ~40% at 24 months. Others work with us longer or sell (keeping equity and appreciation).
Buy-back price equals outstanding loan plus flat 1% fee. Example: $300,000 loan paid back at $303,000.
We reserve 12 months of payments from their equity at closing. This gives homeowners time to rebuild credit and refinance into lower rates while avoiding payment shock.
Most clients come from a loan mod company we've partnered with for 5 years. These homeowners have poor credit, NOD filings, and cannot access traditional or hard money loans on their own.
For single-entity JVs, a K-1 will typically be issued reflecting your share of profit. In some cases, a 1099 may apply depending on structure.
Joshua Dismond's tax firm manages investor accounting. Tax reporting is handled via 1099-INT or K-1 depending on structure.
Tax strategies are highly individualized. We recommend consulting your CPA. Our team can introduce common tools like depreciation, opportunity zones, or retirement accounts, but personalized advice is essential.
Ty Kirkpatrick has executed 150-200 similar deals over 20 years. Josh Dismond has partnered on 7 deals in the past year. Deal records are available for review.
No. We have a strong lead source producing 4-5 qualified deals per week. We currently have around 40 active deals and growing (as of 6/22/25).
No. Transactions are structured to close once, with simultaneous buyer/seller documentation.
We use lenders with step-down penalties and disclose these terms in the repurchase agreement. The seller agrees to pay these costs if repaying early.
We primarily use title companies with whom we have a trusted history. For new relationships, we perform due diligence on ownership, legal standing, and escrow practices.
Yes. Written JV agreements are provided outlining terms, roles, and transaction structure. All documentation is professionally prepared and legally reviewed.
Process is simple:
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