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Foreclosure is an unfortunate and scary process for homeowners, but as a real estate investor you can help people that are facing foreclosure, while also making a good profit. As a wholesaler of pre-foreclosure homes, you put distressed homeowners together with a buyer/investor and get an assignment fee for doing so.

There is an advantage to reaching homeowners that are going through foreclosure quickly before they are inundated with letters, emails, and phone calls from collectors or competitors. After being chased by too many collectors, there is a big chance the homeowner goes into hibernation and hides from the outside world. The best is to try approaching them before this happens.

You have to take into consideration that many people are in denial about the foreclosure and will tell you they DO NOT need your help. “I don’t have a problem!”, is a common reply when calling them.

They may be embarrassed and do not want to admit they have a pending problem. In these situations, you have to gain their trust and try educating them about what will happen if their home goes into foreclosure.
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What Does Foreclosure Mean?

First, let me explain the foreclosure process and what foreclosure really means, so you understand what you are dealing with, and when it is too late to help the homeowner.

Foreclosure is a legal process, where a creditor (i.e. a lender or mortgage holder) can repossess or sell a property for the purpose of repaying the debt owed on that property. Mortgage holders can foreclose on a property any time after the borrower starts missing making payments, unless otherwise is set out in the mortgage or in the state where the property is located.

This blog post will relate to the foreclosure process in Texas and how to work pre-foreclosure leads in the state of Texas, but the process is more or less the same for other states. The slight difference is the minimum time frame between notices that are shorter for Texas than in most other states.


In Texas lenders/banks may foreclose on deeds of trusts or mortgages in default using either a judicial or non-judicial foreclosure process. The judicial process of foreclosure, which involves filing a lawsuit to obtain a court order to foreclose, is used when no power of sale is present in the mortgage or deed of trust.

When Does Foreclosure Begin?

What You Need To Know About Foreclosure In Texas - Texas Home Cash Buyer

The foreclosure process begins when homeowners get behind on their mortgage payments (illustrated as 1PM on the foreclosure clock). If the homeowner has not been able to pay the mortgage for a couple of months, in some cases just a single month, the lender/bank will start sending letters and make phone calls.

When this happens, the homeowner has an option to try to work out payment plans with the lender/bank or modify the loans. The homeowner needs to get up to date with his/hers mortgage payments to stop the foreclosure process.
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Notice Of Default And Acceleration Clauses

If the lender/bank chooses to proceed with foreclosure after the minimum delinquency period has passed, they will send the homeowner a “Notice of Default” (7PM on the foreclosure clock). This means that the homeowner has a specified time period to pay back what he/she owes, usually a legally mandated period of 20 days (occasionally up to 30 days).

Texas mortgage agreements often include acceleration clauses. The clauses give the bank the right to demand immediate payment of the entire balance, if the homeowner violated the terms of the loan.

If the mortgage includes an acceleration clause, and the homeowner goes into default, the lender may ask to pay off the remainder of the loan or face foreclosure.


How Long Do Homeowners Have Before
The Foreclosure Auction?

If the homeowner has not yet managed to pay the amount due or modified the loan/s, the bank will send a “Notice of Sale”. With this means, a written notice stating that the bank will sell the home at auction.

The foreclosure rules in Texas require a written notice of minimum 21 days before the bank/lender can sell the home. The bank/lender must also post the “Notice of Sale” at the door of your county courthouse and file it with the clerk of that county. The notice of sale must include; the location, date, and time of the planned auction/sale.

What Happens At The Foreclosure Sale/Auction?

In Texas, foreclosure auctions (9PM on the foreclosure clock) take place at the courthouse for the county in which the property is located. The proceedings are held on the first Tuesday of every month and may be scheduled any time between 10AM and 4PM.

A representative of the lending entity/bank must be present at the auction. State law permits the lender/bank to purchase the home as the highest bidder at auction. In bidding, the lender/bank receives as credit the value of any outstanding debt on the mortgage.

What Are The Consequences
Of Foreclosure?

There are many uncomfortable consequences for the homeowner after foreclosure is a fact:

  • First of all, the homeowner’s credit will be completely damaged for 7 to 10 years – impacting his/her ability to get new housing, credit, and maybe even potential employment. Only on-time payments of three years or more will restore the credit score.
  • A foreclosure on the credit report can make it difficult to rent a new home. A landlord’s opinion: “Why would you pay the rent if you did not pay your mortgage payments?” A bank loan is rarely even a question.
  • There may be a deficiency balance after the foreclosure sale that you still owe.
  • The homeowner will lose any relocation assistance or leasing opportunities that may be available with other options.
  • Forfeit ability to get a Fannie Mae mortgage to purchase another home for at least 7 years (Fannie Mae guidelines).
  • Most homeowners do not realize that by losing their home to foreclosure, there are likely going to be tax implications.
  • Many years of expensive and limited credit are the long term consequences of foreclosure, making financial recovery very difficult, if not nearly impossible. The components of a FICO score consist of payment history, amounts owed, length of credit history, new credit, and types of credit used.

Although, the homeowner may be entitled to excess proceeds after the foreclosure auction. To learn more about this and how to claim the excess funds, you can contact Excess Funds Finder. With a team of attorneys, they will help you claim the money you are entitled to for a small contingency fee or buy out the rights to the proceeds.


How To Help Homeowners In
Pre-foreclosure For A Good Profit

Like mentioned earlier, the homeowner needs to still be in the pre-foreclosure process for us, as real estate investors, to be able to help them for a profit. When the home goes into foreclosure auction, it is too late. At least, when using creative real estate investing, with no money up front.

However, if you have a cash capital, you can go to the foreclosure auction and purchase the home for hopefully less than market value.


What To Do If You Do Not Have Any Cash Capital?

This is when creative real estate investing comes into the picture, and you have to use more creative options/strategies to help the pre-foreclosure homeowners. This option, or real estate investing strategy, is called wholesaling.

The basic idea with wholesaling is to get in, get out, and get paid. The turnaround time is often quick, which is good. I am presenting this strategy closer in prior blog post/article:

⇒ Want To Become A Real Estate Investor But Don’t Have Money To Invest?
Start Wholesaling Houses!

How To Wholesale Pre-foreclosure Homes

Want To Become A Real Estate Investor But Don’t Have Money To Invest? Start Wholesaling Real Estate!When wholesaling pre-foreclosure homes, you present a solution to the homeowner where you can offer him/her either a cash offer for the home or make up the back payments on the mortgage and stop foreclosure. This in turn, will save the homeowner’s credit and make it possible for him/her to move on with his/her life.

Fly and Stay Cheap!


But How To Do This Without Money?

It is not you, personally, who are catching up the back payments or making the cash offer. You do not need to put in any capital yourself – except for possible earnest money of $10 when signing the purchase agreement with the homeowner. It is the buyer/cash investor that you are assigning the contract to that will get the mortgage current and stop foreclosure.

You are only putting the homeowner and buyer/investor together and are making an assignment fee for doing so.

Pretty amazing, right?!

A pre-foreclosure sale is a little bit different than a regular sale of a distressed property. In most cases, you and the buyer/investor will use seller financing to acquire the home. With seller financing means that the buyer/investor takes over the mortgage payments in exchange for the deed to the house – also called; “Subject To”.

For pre-foreclsoure homes, the same process is applied, but the buyer/investor also has to catch up the back payments and get the loan current to stop the foreclosure process.
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If a cash investor is purchasing the home, he/she will most probably rehab the home and then sell it for retail value and make a bigger profit. For this to be possible, there has to be enough equity in the home. At least, equity of 20 percent or higher.

It is up to you, as a real estate investor/wholesaler, to ensure there is equity in the home before reaching out to the homeowner. There may also be liens or encumbrances against the property, so it is important to run a good title check with an investor friendly Title Company before buying the home.

Always do your due diligence before acquiring pre-foreclosures.

If you get a homeowner to agree selling their home to you, it is critical to get the previous owner to properly sign a Quit Claim Deed. This deed should be recorded with the county or parish once the bank has accepted the catch-up payment.


You Are Not Only Helping The Homeowner

When wholesaling pre-foreclosures, you help the actual homeowner to avoid foreclosure and a credit in ruins. You also help the buyer/investor to purchase a house, without needing to make a huge cash investment. Since the the buyer/cash investor does not need a large cash capital to purchase the home, he/she does not need to get a loan to purchase the property, which means that the transaction will not show up on the buyer/investor’s credit report.

Also, if the back payments are not too far gone (too costly) you can offer people, who cannot get a traditional bank loan the possibility to own a home. Instead, of the normal 10 percent down-payment, when acquiring a traditional bank loan, they can make up the back payments of the foreclosure home in exchange for the deed.
Seller financing of pre-foreclosure properties works because the lender/bank never cares who is making the mortgage payments. They only care about receiving their payments on time, no matter the name of the payer.

The lender/bank does not necessary want to foreclose on a home. First of all, it is costly. Second, lenders/banks are not in the real estate business to begin with.

The lender/bank will have to list the property on the MLS and pay a realtor to sell the home. Maybe even rehab the property to make it competitive on the market. Costs and efforts, the lender/bank rather avoid. The bank just want to lend people money and get interest.

Things To Think About When
Wholesaling Pre-Foreclosures

There are a few things you have to pay extra attention to in regards to pre-foreclosures:

#1. You ALWAYS have to double check the monthly mortgage payments with the lender/bank. Do not just trust what the homeowner tells you. You need to check with the actual bank.

To do this, you should get the current owner to write, witness and notarize a Durable Power of Attorney allowing communication with the mortgage holder. This needs to be written to enable full communication with the mortgage holder and his/her assigns for the entire term of the mortgage.

#2. ALWAYS use an attorney to go over all contracts. To do this yourself can be very risky and can cost you tons of money if something would go wrong.

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#3. ALWAYS research the neighborhood of the pre-foreclosure home. Keep in mind that what is attractive in regards to a neighborhood may be different for a fix and flipper, a buyer who wants to live in the home, or a tenant.

If you, for example, would hold and rent the property as either a vacation rental or long term rental – a quiet street might be more desirable for a long term renter – but an Airbnb guest might want a busy street that is closer to restaurants and night clubs.

I hope this blog post gave you something to think about and that you found it interesting. Please show me some love and leave me a comment in the comment section below. It will help this blog post to rank better on search engines and make it possible for more people to find out about creative real estate investing.

I would really appreciate if you also shared the article with someone, who would benefit from this information. It is all about paying it forward!

Best of luck helping distressed home owners for an emotional, as well as financial profit!

Stina Pettersson
Founder – The Future Is Your Creation
Email: [email protected]

About The Author

Stina Pettersson - Founder Of The Future Is Your Creation/Make A Living From Home

Stina Pettersson is an aspiring entrepreneur, who is working on achieving her goals as an affiliate marketer/blogger, real estate investor and eCommerce business owner.

Stina Pettersson is originally from Sweden, but have resided in the U.S. for the past 6 years. She started her American journey in Miami, Florida, and recently moved to Austin, Texas.

Stina was active as a professional dancer for 21 years, but after ACL surgery in both knees, she was forced to slow down her dancing. She is now back to her roots, with her beloved horses, and also enjoys every day out in nature with her two adorable dogs, Max and Abigail.

Stina has the gift of being able to receive communication from the spirit and extraterrestrial world, which she also loves sharing with her readers.

“My main goal is to always maintain a flexible lifestyle, where I set my own schedule. Even that I work harder than many, I love what I do every day and have the opportunity to help other people, which is a huge gift.”


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  • Show Comments (2)

  • Bridgedale

    You need to contact a real estate agent who will figure out what can be done for the property. This is the only way you can expect a good profit to be achieved from it in the end.

    • Stina Pettersson

      thank you for your comment, I appreciate feedback from Bridgedale. However, that is not correct. You can work this out as an investor together with the house owner, lender and attorney. Depending on the amount of back payments and the equity in the home, you can buy the house “subject to”, catch up the back payments, and assign the contract to a fix and flip investor or you can buy and hold, rent, lease option or whatever is your exit strategy. You do not need an real estate agent to do this. I understand that you are hunting for people, but please don’t mislead my readers.

      Stina Pettersson
      The Future Is Your Creation

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