Frequently Asked Questions

Don't panic, but act quickly. A lis pendens is the first step in the foreclosure process — it means the lender has filed a lawsuit. You still have time and options: loan modification, short sale, deed-in-lieu, or even selling the property on the open market. Contact me for a free consultation to review your specific situation and timeline.

A short sale is when your lender agrees to accept less than the full amount owed on your mortgage. You typically qualify if you're experiencing a financial hardship (job loss, divorce, medical issues, etc.), you owe more than the home is worth, and you can demonstrate the hardship. As a CDPE and SFR certified agent, I negotiate short sales regularly and know what lenders need to approve them.

Florida is a judicial foreclosure state, meaning the lender must go through the court system. The process typically takes 6-12 months from the lis pendens filing, but can take longer depending on court backlogs and whether you contest the foreclosure. The sooner you act, the more options you have.

This is called being "underwater" or having negative equity. You have several options: a short sale (with lender approval), a deed-in-lieu of foreclosure, loan modification to reduce the balance, or waiting for the market to recover. Each option has different credit and tax implications — let's discuss which is best for your situation.

Yes. Reverse mortgage foreclosures have specific requirements and timelines. I have extensive experience with FHA HECM properties and can help either the borrower (or their heirs) understand their options, or assist investors looking to purchase these properties.

You can sell the property (traditional or as-is), rent it out, or keep it. If the estate is in probate, there are specific legal steps before you can sell. I work with real estate attorneys who can help clear title defects, handle liens, and navigate probate court requirements. Let's talk about your situation and timeline.

This is very common. Having a neutral, experienced third party can help. I provide market data and options that help families make informed decisions. Sometimes the best solution is a quick as-is sale that gives everyone their share and ends the stress. I've handled many of these situations with patience and professionalism.

Absolutely. You can sell as-is, even if the property needs a new roof, AC, or electrical work. In fact, traditional buyers often can't get financing on homes with these issues (insurance won't cover them). I have a network of cash buyers and investors who purchase properties in any condition.

As a licensed Mortgage Broker since 1994, I have access to 70+ lending sources and 30+ mortgage types. This includes conventional, FHA, VA, USDA, jumbo, commercial, portfolio loans, and creative financing solutions. I can help you find the right program for your specific situation.

Yes. If you're struggling to make your mortgage payments, a modification can change the terms of your loan (interest rate, balance, monthly payment) to make it more affordable. I can help you understand what your servicer is looking for and guide you through the application process.

Absolutely. First-time buyers are some of my favorite clients. I'll walk you through every step — from pre-qualification to closing — and I'll explain things in plain language. With my mortgage background, I can also help you understand your financing options before you start looking at homes.

REO stands for "Real Estate Owned" — it's a property that has gone through foreclosure and is now owned by the bank or lender. These properties are often sold below market value, but they come with specific purchase requirements. I work directly with banks and asset managers to list and sell REO properties.

Yes. REO purchases often involve special addenda, shorter response times, and specific closing requirements. My experience working on the bank side means I understand what asset managers expect and how to structure a competitive offer.