We sell ugly homes too — not just pretty ones.

No — and we'll never pitch it that way. It's a loan from Notable Finance, LLC or Quorum Federal Credit Union, subject to credit approval and underwriting. You repay only what you use, plus a one-time fee and interest at low fixed rates, out of your closing proceeds. No monthly payments, and nothing due until closing or 12 months, whichever comes first.

No. You choose any vendor you like — your contractor, your landscaper, your painter. There's no required list.

If the home hasn't sold within 12 months, you can request an extension or a payment plan. If you take the home off the market entirely, the loan must be repaid. We'll talk through that honestly before you apply — for sellers who price realistically, it rarely comes up.

Applying through the eXp portal has no impact on your credit score. The loan itself is subject to credit approval and underwriting.

No. Selling off-market is a real option — we can bring your home to buyers and investors in our network without a public listing, a sign, or open houses. We'll compare the likely numbers both ways so you can decide.

It starts with an office exclusive agreement — you give The DeLeon Group the exclusive authorization to represent you, and there is no MLS marketing. We offer the property to investors one-on-one. Investors are instructed to submit offers that pay all the fees, including our fee, and cover all closing costs, including title and escrow, so the sale is a true net to you. Everything is fully disclosed: what we are being paid by the buyer (the investor is the buyer) as listing agent is stated openly, and a full estimate of net proceeds — showing who gets paid and what gets paid — is delivered with any proposed offer. Our goal is to present five to seven offers, and you — the seller, or the principal who controls the title — choose the best one with our full guidance and full representation. The property is still presented properly: a full photography package showing its true condition, and a dedicated property site with the floor plan as built, so investors submit informed offers, not blind ones.

Yes — full transparency. The investor pays all the fees, including our fee, and what we are being paid by the buyer (the investor is the buyer) as listing agent is fully disclosed to you. With any proposed offer, you also receive a full estimate of net proceeds showing who gets paid and what gets paid, so you can see every dollar before you decide.

No. We do a full photography package — not a luxury photo package, but one that shows the property's true condition — and we create a dedicated site for the property with the floor plan as built. Investors can see the home, study the layout, and prepare a proper offer. It gives them a true picture of the property, saves time, and keeps the process efficient for everyone.

It means the investor's offer is structured to cover the costs that normally come out of a seller's side — our fee, closing costs, title, and escrow. You judge the offer on what you keep, not on a headline price minus a list of deductions. And it is shown, not just said: a full estimate of net proceeds, showing who gets paid and what gets paid, is delivered with any proposed offer.

Then you don't accept one. The program can run as a test period for a length of time we agree on together. If no satisfactory offer comes in, we can put the home on the MLS and see what the general public is willing to offer. The decision maker chooses which path serves them best, and in what order.

Almost always, yes — the question is which path gets you the best outcome. Investors regularly buy homes in rough condition in Ventura County, and as-is listings find retail buyers too. Bring us the worst list you've got; we'll price it honestly.

Yes. Every program described on this page is specific to California properties and is governed by California law.

It is a renovation loan: you finance the home and the repairs in one loan, fix the home up, and live in it. Part of the program is working with an experienced contractor who can provide an honest, competitive bid and understands how the loan program works. Not every contractor is approved for this program, nor is every contractor willing to work under it. There are different programs available, through at least three or four different lenders we work with, each providing different options.

Before you commit to a purchase, if you find a property you love, we get a quick estimate of the renovation cost and check there is enough equity in the purchase for it to make sense. For example: if a home's after-repair value is $1,000,000 and the renovation is about $100,000, you should buy at a price where you are not overpaying and the lender and the new loan can actually cover it.

Fix-to-flip loans are suited to hard money lending or investor loans, handled by third-party mortgage brokers who handle that type of financing.

No. In no case will we solicit any compensation from lenders for referring this business. If there is a fee associated with brokering a loan, it would be disclosed — and in 99% of cases, as your buyer's agent, we do not benefit from those lender relationships.

We may charge a fee post-closing for buyers who need that handholding — meeting with the contractor, helping coordinate the contractor in charge of the build, and helping you choose finishes and colors. It is typically arranged as a consultation before we start finding homes for you to buy.

The contractor provides a renovation-cost estimate for a fee. That fee is set by the contractor and is not negotiated by us. When you go through with a specific property, the fee to quote that property's renovation cost is credited toward any signed contract with that contractor. You are welcome to use your own contractor — you are not required to use ours. The contractor we suggest is reputable, understands the program, and can offer different levels of renovation based on your budget.