Ask One Question: How Did You Get My Details?
It is not rude and the answer is genuinely informative. A buyer who found your property because you filled in a form is in a different business from one who found your name on a recorded document.
Neither is unlawful. The recorded position on a defaulted loan is public and reading it is legitimate. But it tells you what the approach is optimised for. The framework is on our page covering anti-deficiency protection and the word utilized.
Why Does the Difference Matter So Much Here?
The Approach That Should Stop You Cold
Any suggestion that you should stop paying, walk away, or hand over the property because the debt "goes away" in Arizona.
Whether it goes away depends on section 33-814(G), which depends on your parcel being two and one-half acres or less, on it being a one or two family dwelling, on the date your deed of trust originated, and on how the word utilized applies to a house that burned. Nobody selling you a fast exit is in a position to promise you the answer.
The Buyer Who Will Not Say What Clears the Loan
The practical version of the same point. If an offer does not cover the balance, a sale needs your lender's agreement and any shortfall becomes a negotiated term.
The question that reveals them: ask directly whether their number clears your payoff, and if not, by how much and what happens to the difference. A buyer who has done these answers in one sentence.
The Buyer Who Wants to Talk to Your Lender
They may be offering something genuinely useful, and it is still your loan and your authority to give. A buyer negotiating with your servicer is shaping a term that affects you long after they have gone.
The distinction: a buyer explaining what a short sale would involve is useful. A buyer wanting authority to deal with the servicer before you have taken advice is not.
The Buyer With a Deadline That Matches the Sale Date
Offers that expire suspiciously close to a trustee's sale are constructed rather than coincidental.
The test: ask what happens to their figure if you take two weeks to see a lawyer. The answer separates a business from a squeeze.
Contract Assigners
Some parties sign to buy and sell the contract on before closing. On a file with a foreclosure timetable running, an unknown eventual purchaser is an additional point of failure at the worst possible moment.
The question that catches it: which entity will appear on the deed. A principal buyer gives you a name.
The Checks Worth Making Yourself
An Arizona lawyer. Before responding to any of them, and especially before missing another payment.
Your servicer, for a payoff figure. In writing. Nothing can be evaluated without it.
The Pima County Assessor. For the parcel acreage, which is a hard statutory line.
The recorded deed of trust. For its origination date, before or after 1 January 2015.
Where We Fit, and Where We Do Not
We buy as principal, in our own entity, with our own funds, and we take title. We do not assign contracts. We do not work recorded default lists, we do not deal with your servicer, and we do not offer a view on whether the anti-deficiency protection reaches your property.
We are frequently not the right answer. Across the northwest and much of the east side, where values carry the work and the claim settled properly, repairing or a conventional sale will beat us outright. Our written figure says so when the numbers point there. What happens from there is on our page about how the process actually runs.
Questions About Buyers
Someone Wrote to Me About My Foreclosure. Is That Legal?
Reading public records generally is. It tells you how the approach was generated, which is worth knowing before you engage with it.
One Offer Is Far Above the Others.
Check whether it clears your payoff and whether it is conditional on your lender agreeing. Those explain most large gaps here.
Does a Buyer Need a Licence?
Not to buy as a principal and take title. Marketing property on behalf of others requires an Arizona real estate licence, and the state lookup is free.