Gist: You sell your home directly to an investor or company for cash, typically “as-is,” and close quickly — sometimes in as little as 7–14 days.

Pros:

Fastest way to sell and stop foreclosure.

No repairs, showings, or appraisals needed.

Certain — no bank financing or last-minute buyer fall-through.

Can close before auction if time is tight.

Cons:

Usually the lowest net price compared to retail sales.

You lose out on potential market value for the sake of speed.

Gist: You and an investor partner together — they handle renovations and resale under a new agreement, then split profits after the home sells.

Pros:

Can net close to retail price without paying upfront for repairs.

You stay the owner until the final sale.

Great for homes that need moderate repairs but still have strong resale value.

Cons:

Takes longer (usually 60–90 days).

Requires strong trust and a solid written agreement.

You may still carry the loan until resale.

Gist: You handle everything — photos, showings, negotiations, contracts, title — and sell without an agent.

Pros:

Save on agent commission (up to 6%).

Full control of pricing and marketing.

Ideal if you already have a buyer.

Cons:

Requires marketing skills and a lot of time.

Slower; buyers may not trust private sellers.

Hard to manage while behind on payments or under foreclosure pressure.

Gist: You hire a licensed real estate agent to list your home on the open market. The agent markets it, handles showings, negotiates offers, and manages the sale through closing.

Pros:

Can bring the highest potential sale price — especially if the home is clean, updated, and you have time.

Agent handles marketing, paperwork, and buyer coordination.

Full MLS exposure to every buyer, agent, and lender in your area.

Cons:

Commissions are expensive: most agents charge 5–6% of the sale price, which comes straight out of your proceeds.

You also pay seller closing costs, typically another 1–3%, covering title fees, prorated taxes, and buyer concessions.

You’ll spend time finding and interviewing an agent you can actually trust — not all agents understand distressed or foreclosure timelines.

The process is slow: between listing, showings, inspections, and buyer financing, it usually takes 60–150+ days to close.

Agents expect the property to be “show-ready,” meaning you might need to make repairs, clean up, or stage the home to attract buyers.

If you’re close to auction or need fast relief, this option usually won’t move fast enough.

Gist: The buyer takes over your existing loan payments while the mortgage stays in your name — common for creative investors.

Pros:

Can save your credit from foreclosure.

Allows a buyer to purchase without new financing.

Fast closing; often minimal cost to the seller.

Can have as-is benefits like a cash offer, but the offer is usually higher because they will use your existing finance already in place (easy for them to buy it

Cons:

The loan stays under your name until it’s paid off or refinanced.

Trust is critical — buyer must stay current on payments.

Some lenders could call the loan due (rare, but possible).

Gist: The buyer formally assumes your mortgage through the lender, taking over payments legally.

Pros:

Cleanest way for a buyer to keep your loan.

Removes your name from the debt once approved.

Can be attractive if your interest rate is lower than current rates.

Cons:

Lender approval required; not all loans qualify.

Takes time (30–60+ days).

Some buyers don’t qualify.

Gist: You act as the bank. The buyer makes monthly payments directly to you, often with a balloon payoff later.

Pros:

Can sell faster to a larger pool of buyers.

Earn interest income over time.

Control your terms (down payment, rate, duration).

Can sell for a high purchase price

Cons:

Risk of buyer default.

You must stay on top of paperwork and taxes.

Often works best when you own the home free and clear.

Gist: The buyer rents the home with the right to buy it later, usually within 1–3 years.

Pros:

Steady monthly income.

May get a higher price if the tenant eventually buys.

Can attract renters who want ownership stability.

Cons:

If the buyer doesn’t purchase, you’re back to square one.

You stay responsible for taxes, insurance, and often repairs.

Doesn’t help if you’re already deep in foreclosure — it’s a long-term play.