Are you the actual buyer, or a middleman?
7Th Investment Properties, LLC is an "end buyer" (purchasing to keep or flip) for more reliable and faster closings.
$ The Financials & Costs
- What fees or commissions will I have to pay?
- If selling traditionally, standard agent commissions are around \(5\%\)-\(6\%\) of the sale price. If selling directly to us, you pay \(\$0\) in commissions and we typically cover all standard closing costs.
- How do you determine the offer price for my home?
- We analyze recent neighborhood sales, the current condition of your property, and the estimated cost of needed updates or repairs to calculate a fair market value.
- Will I have to pay out-of-pocket for closing costs?
- No. When you work with a direct buyer, closing fees, title insurance, and escrow costs are standardly covered by the investor, leaving you with your net offer amount.
⏱️ Timeline & Process
- How long does the entire selling process take?
- Traditional listings can take 30 to 90 days. A direct cash sale can close in as little as 7 to 14 days, or we can delay closing to match your specific moving schedule.
- Do I need to clean or repair my house before selling?
- No. We buy properties completely "As-Is." You do not need to paint, clean, or make repairs, and you can leave behind any unwanted furniture or trash.
- What happens if my house is currently rented out?
- We can purchase properties with active tenants. We will assume the current lease agreements, meaning you do not have to evict anyone before selling.
- Georgia Real estate laws requires attorneys for closing. A local real estate attorney will handle the paperwork securely.
🔍 Inspections & Showings
- Will there be open houses and constant showings?
- No. Unlike listing with an agent on the MLS, a direct sale requires only one brief walkthrough by our team or inspector, eliminating stressful public showings.
- What if the home inspector finds major foundation or roof issues?
- We expect properties to need work. Finding structural, roof, or plumbing issues will not cancel the deal; we simply adjust our repair estimates internally.
🚨 Foreclosure Timeline & Choices
- How long do I have before the bank takes my home?
- The timeline varies by state, but the formal process usually begins after 90 days of missed payments. You can legally sell your home at any point up until the day of the foreclosure auction.
- Can I sell my house if the foreclosure process has already started?
- Yes. Even if you have received a Notice of Default or an auction date, you still own the home and retain the legal right to sell it to pay off your debt.
- What is a short sale, and when is it necessary?
- A short sale happens when you sell your home for less than the remaining mortgage balance. Your lender must approve this, and they agree to accept the sale proceeds to cancel the debt.
💳 Credit, Debt, & Financial Impact
- How does a foreclosure compare to a cash sale on my credit score?
- A foreclosure drops your credit score by 100 to 150 points and stays on your report for 7 years. Selling your home pays off the debt, marks the account as closed, and preserves your score for future recovery.
- Will I owe the bank money if the house sells for less than the mortgage?
- If you do a standard sale and the price doesn't cover the loan, you owe the difference. However, we negotiate with lenders to waive this "deficiency judgment" so you can walk away completely debt-free.
- Can the bank still sue me after they foreclose on my property?
- Yes, in many states, lenders can file a lawsuit to collect the remaining unpaid balance after an auction. Selling before the auction eliminates this risk.
🤝 Solutions & The Process
- How can a direct cash buyer stop an upcoming bank auction?
- Lenders prefer cash over a costly foreclosure process. We submit a formal purchase contract and proof of funds to your bank, which typically triggers them to postpone the auction.
- What if I am behind on payments but still have equity in the home?
- We will pay off your entire past-due balance and mortgage at closing. You keep any remaining equity as cash to help you relocate and start over.
- Do I have to pay any upfront fees to get your help?
- No. We do not charge fees, commissions, or consultation costs. Our goal is to buy the property directly from you, covering all standard closing fees ourselves.
🍑 Georgia Law & Timelines
- How fast can a bank foreclose on my home in Georgia?
- Georgia is a non-judicial state, meaning foreclosures move faster than almost anywhere else [1]. Once you receive an official Notice of Intent to Foreclose, the bank only needs to advertise the auction in the county newspaper (like the Fulton County Daily Report) for 4 consecutive weeks before selling the home [1, 2].
- When do foreclosure auctions take place in Metro Atlanta?
- By Georgia law, all foreclosure auctions take place on the first Tuesday of every month between 10:00 AM and 4:00 PM [1, 3]. They are held on the steps of the county courthouse where the property is located (e.g., the Fulton, DeKalb, or Gwinnett County Courthouse) [3].
- What is the absolute deadline to stop an auction in Atlanta?
- You can legally sell your home or cure the default right up until the investor's bid is accepted on the courthouse steps on the first Tuesday of the month [1]. However, lenders usually require a signed contract and proof of funds at least 5 to 7 business days prior to freeze the auction.
💳 Georgia Financial Impact
- Can the bank sue me after the foreclosure auction in Georgia?
- Yes. Georgia allows deficiency judgments [4]. If your home sells at the courthouse auction for less than you owe on your mortgage, the lender can file a lawsuit within 30 days to force you to pay the remaining balance [4]. Selling to a direct buyer allows you to negotiate or avoid this debt.
- Does Georgia have a "Right of Redemption" after the house is sold?
- No. Georgia has no statutory right of redemption for standard mortgages. Once the auction gavel falls on Tuesday, you no longer own the home, you cannot buy it back, and the new owner can begin immediate eviction proceedings [4].
🛑 Local Solutions & Closing Process
- How can you help me if my Atlanta home needs massive repairs?
- We buy homes completely "As-Is." Whether the property has code violations from the City of Atlanta, structural issues, or delayed maintenance, we calculate those repair costs into our cash offer so you do not pay a dime out of pocket.
- Can you help me if I have a tax lien or city weed lien on my property?
- Yes. We work with local Atlanta title companies to clear past-due property taxes, municipal liens, and secondary mortgages directly out of the sale proceeds at closing, resolving your legal headaches simultaneously.
- How fast can you close a deal in Metro Atlanta?
- Because we use private cash reserves and bypass traditional bank approvals, we can close in as little as 7 business days, or right before the upcoming first Tuesday deadline.
- 📈 "Auction date set? Do not wait until it is too late. Contact our team today for a free, confidential consultation to stop the bank."
📍 Atlanta
- Proudly helping homeowners avoid foreclosure across Fulton, DeKalb, Gwinnett, Cobb, Newton, Rockdale and Clayton counties.
⚖️ Georgia Probate & Multiple Heirs
- Can we sell the house if the owner died without a will?
Yes. When someone dies without a will in Georgia (called dying intestate), the family must petition the local Probate Court to appoint an Administrator. Once appointed, that person receives "Letters of Administration" giving them the legal authority to sign the sale paperwork.
- What if some heirs want to sell the house but others do not?
All legal heirs must agree to the sale to transfer a clean title. If there is a disagreement, the Executor or Administrator can petition the Georgia Probate Court for an Order for Sale, which allows the estate to sell the property regardless of internal disputes to pay off estate debts or distribute cash equitably.
- Do all heirs need to be present in Atlanta to close the sale?
No. We work with local Georgia title companies that handle remote mail-away closings. We can send the legal documents securely via email or overnight mail, allowing out-of-state heirs to sign in front of a local notary public in their home town.
📦 Out-of-State Owners & Leftover Belongings
- Do I need to travel to Georgia to manage the property or clean it out?
No. We manage the entire process remotely for out-of-state executors. You do not need to book flights, take time off work, or physically visit the property to finalize the sale.
- What should we do with all the furniture, clothes, and items left in the house?
Take only the sentimental items or family heirlooms you truly want. You can leave absolutely everything else behind—including heavy furniture, trash, old appliances, or junk. Our team handles the complete cleanout at our own expense after closing.
- Can you buy the house if it is severely outdated or neglected?
Yes. Many inherited homes have deferred maintenance or haven't been updated in decades. We buy houses completely "As-Is," meaning you do not have to spend your own money hiring contractors, painting, or doing yard work to attract a buyer.
💰 Costs, Taxes, & Timelines
- Who pays the outstanding property taxes or existing mortgage?
Any past-due Metro Atlanta property taxes, HOA fees, or remaining mortgage balances are paid off directly out of the sale proceeds at the time of closing. You will never be asked to pay out-of-pocket to cover these debts.
- How long does it take to get cash from the estate sale?
Once the Georgia Probate Court grants the Executor or Administrator the legal authority to sell (Letters Testamentary or Letters of Administration), we can close the transaction and distribute the cash to the estate account in as little as 7 to 14 days. an answer to this item.