Guides for North Texas homeowners in hard situations, and deal math for the people who buy houses for a living. Written by people who've closed the deals — not content marketers.
Foreclosure, inheritance, divorce, foundation problems, tired-landlord math — the honest version of your options, including when a cash offer is the wrong answer.
Probate, taxes, and the three realistic paths for an inherited house in North Texas — keep it, list it, or sell it as-is. Plain answers, no pressure.
Read it →Texas foreclosure is one of the fastest in the country. The real timeline, the options that still exist at each stage, and the math on selling before the auction.
Read it →As-is doesn't mean no disclosure, and it doesn't mean lowball. What Texas law requires, what buyers can still negotiate, and when an as-is sale beats listing.
Read it →ARV, repairs, selling costs, holding costs, profit — the five lines behind every legitimate cash offer, with a worked North Texas example you can check.
Read it →The lease survives the sale in Texas. Your four options for selling a tenant-occupied rental in DFW, and why investors often pay more for tenants in place.
Read it →Texas is a community property state. The four realistic outcomes for the marital home in a divorce, and why a fast neutral sale is often the least expensive peace.
Read it →Insurance that quietly lapses, code liens, break-ins, and the monthly carrying math — what an empty house in North Texas actually costs while you decide.
Read it →How code enforcement cases actually escalate in North Texas cities — notices, re-inspections, liens — and the three ways out for a house you can't fix.
Read it →You don't have to clean it out first. How as-is sales of hoarder houses actually work in North Texas, what buyers look past, and what they can't.
Read it →Insurance claim first, then three paths: rebuild, settle and sell as-is, or walk from a money pit. How fire and water damaged houses get priced in DFW.
Read it →DFW sits on expansive clay — some movement is normal. When it isn't, your three options: pier it and list, price it in, or sell as-is to someone who piers houses weekly.
Read it →Penalties stack fast, tax suits end in auction, and paid-off homes are the most at risk. The Texas property tax timeline and every real option, in order.
Read it →What your rental actually earns after vacancy, maintenance, turnover, and your weekends — an honest worksheet for accidental landlords in North Texas.
Read it →Letters testamentary, independent administration, sibling dynamics, and the sale itself — a Texas executor's practical path for the estate's house.
Read it →Sell before you go, sell after, rent it out, or take the certainty of a cash close — the actual math of relocating out of North Texas on a corporate clock.
Read it →Assisted living, downsizing, or settling an estate — how families actually get through selling the longtime home: authority, the stuff, and the sale itself.
Read it →Converted garages, DIY additions, mystery bathrooms — how unpermitted work affects appraisals, insurance, and disclosure, and your four options at sale time.
Read it →Underwriting, rehab budgets, dispo, and exit mechanics — the numbers that decide deals before you buy.
Assignment fees, A-to-B/B-to-C mechanics, transactional funding, and §1101.0045 — how Texas investors choose between assigning a contract and double closing.
Read it →Buy, rehab, rent, refinance, repeat — the appraisal, the 75% test, seasoning, and cash flow after the refi. A worked North Texas example, no hype.
Read it →Where real cash buyers show up in Dallas–Fort Worth — deed records, courthouse steps, closed flips — and the buy-box questions that separate closers from spectators.
Read it →The walk-through method: scope by system, price by line, add contingency by house age — how professionals build repair budgets that survive contact with contractors.
Read it →The economics and the law behind the hybrid career.
Buyer-agency commissions went on the negotiating table in 2024. Most agents responded by working harder at the same job — the arithmetic says that's the wrong lever.
Read it →Agents already have the two hardest skills — comps and market knowledge. What kills first deals is shortcut math, and the 70% rule lies in both directions.
Read it →Since 2017, Texas has drawn a bright line for unlicensed contract assignment — and most wholesalers operate on the wrong side of it without knowing.
Read it →Myers trains licensed Texas agents to wholesale, flip, and list — with deal flow from day one.