No. You can sell it, rent it out, gift it to someone else, or disclaim your inheritance in some cases. The choice is yours, and we can help you explore what makes sense.

The estate is typically responsible first. As the new owner, you become responsible for taxes going forward. We help determine the exact amount owed and your options to resolve it.

It depends on the probate status. Some properties can be sold with court approval; others require the estate to fully close first. We work with executors and attorneys to navigate this.

Liens and code violations complicate matters but don't make the property unsellable. We help you understand what's owed, how to address violations, and can even buy the property as-is if that's your preference.

Generally, yes. All co-owners must agree on what to do with the property. If heirs disagree, we can help mediate and find solutions that work for everyone.

We can move quickly, often within weeks depending on the probate status and property condition. Call us to discuss your timeline and what's realistic for your situation.

In most cases, yes. Once the lender accepts a short sale offer, they typically pause or withdraw the foreclosure proceedings. If a sale date is set, we formally request a postponement when we submit the package — most lenders grant 30–60 days to close.

Almost never. The lender covers closing costs, title fees, and real estate commissions from the sale proceeds. Our short-sale negotiation service is free to homeowners — the lender pays us through the transaction.

Typically 2–4 years, depending on loan type. FHA can approve as soon as 3 years (or sooner with an extenuating-circumstances letter). Conventional (Fannie/Freddie) is usually 4 years with 10% down. Foreclosure, by contrast, is generally 5–7 years.

Yes, though the lender's analysis is stricter. Investment property short sales often require stronger hardship documentation and may not qualify for HAFA relocation assistance. We handle both regularly in the Chicagoland market.

We negotiate with both lien holders. Second mortgages and HELOCs usually accept a small payoff (often $2,000–$10,000) from the first lender's proceeds in exchange for releasing the lien. It adds 2–4 weeks to the process but is very doable.

The lender may issue a 1099-C for the forgiven portion. Many homeowners qualify for the insolvency exclusion or federal mortgage debt relief provisions, which eliminate the tax. Always have a qualified CPA review your specific situation — we refer to local tax pros who handle short sales routinely.

Yes, and you typically should. You live in the home until closing. You don't have to make mortgage payments while the short sale is being negotiated, which helps you save for your next move.

Denials are usually for fixable reasons: incomplete file, BPO too low, hardship not clearly documented. We appeal every denial and, in most cases, reverse them on a second submission. If a true denial stands, we pivot to alternative strategies (deed-in-lieu, loan mod, or a fair cash offer from our network) before foreclosure forecloses your options.