Most “we buy houses” companies only offer one thing: a cash offer. Focus Estate Management is different. We offer four distinct solutions because every homeowner’s situation is unique. Some people need speed. Some need payment relief. Some want ongoing income. And some want to keep their property while someone else handles the headaches.

Here is a complete comparison of every option available to you.

Complete Options Comparison

Option	Best For	Timeline	Title Transfer	What You Get	Your Costs
Cash Purchase	Speed, certainty, clean break	7-14 days	Yes	Lump sum cash payment	$0
Lease-Option	Keep title, passive income, tired landlords	Starts immediately	Not until you choose	Monthly lease payments	$0
Subject-To	Little/no equity, foreclosure risk, payment relief	Fast	Yes	Payment relief + credit protection	$0
Seller Financing	Free-and-clear owners, want monthly income	Fast closing	Yes (secured by deed of trust)	Down payment + monthly payments with interest	$0
Traditional Sale (Agent)	Maximum price, strong market	60-120+ days	Yes	Sale price minus costs	7-12% (commissions, closing, repairs)
Foreclosure	No other option left	120+ days in WA	Forced	Nothing (or deficiency balance)	Severe credit damage, 7+ years
Short Sale	Underwater, lender agrees	3-6+ months	Yes	Debt forgiveness	Credit damage, possible tax on forgiven debt

Which Option Is Right for You?

Choose Cash Purchase if…

You want to be done quickly, have equity in the home, and prefer a clean break with cash in hand. Best for inheritance situations, relocation, divorce, or any time speed matters most. Get your cash offer here.

Choose Lease-Option if…

You are not ready to sell or transfer title, but you want someone else to manage the property and tenants. You get monthly lease income with none of the landlord headaches. Learn more about lease-options.

Choose Subject-To if…

You have little or no equity, are behind on payments, or face foreclosure. We take over your mortgage payments and you get immediate relief while protecting your credit. Learn more about subject-to.

Choose Seller Financing if…

You own the home free and clear (or mostly) and want to earn monthly income with interest rather than taking a single lump sum. Learn more about seller financing.

Frequently Asked Questions

Can I switch from one option to another?

Yes. We often start a conversation about one solution and end up with a different one that fits better. Our goal is to find the right match, not push a specific deal structure.

How do I know which option gives me the most money?

It depends on your timeline, equity, and what you value. A cash sale gives you the most right now. Seller financing can give you more total over time through interest. A lease-option gives you ongoing income. Subject-to is about relief, not profit. We walk you through the numbers for each.

Is there really no cost to me for any of these?

Correct. We pay closing costs, there are no agent commissions, and there are no fees to you. Our profit comes from the property itself over time.

Do you buy in any condition?

Yes. Regardless of which solution we use, we buy properties as-is: foundation issues, roof problems, mold, fire damage, hoarder situations, tenant-occupied, code violations, you name it.

What areas do you serve?

Thurston County (Olympia, Lacey, Tumwater, Yelm, Tenino, Rainier, Rochester, and more), Lewis County (Centralia, Chehalis, Morton, Toledo, Winlock, and more), parts of Pierce County (Puyallup, Graham, Spanaway, Eatonville, Roy, McKenna, Orting), and Shelton in Mason County.

Not sure which option fits? Let us help.
Call (253) 733-0007 or tell us about your property. No pressure, no obligation.