Vinfinity

You own it. Under our standard contract for deed, you hold equitable title to the property, obtain your own homeowner’s insurance policy, are making mortgage payments, and can deduct the mortgage interest and property tax portions of your payment on your federal income taxes. You have no landlord. You do not need anyone’s permission to paint, remodel, or get a dog. It is your home.

Every transaction is unique, but the large majority of our deals simply pass through the underlying mortgage rate on the property, which currently ranges between 2.5% and 5.5%. Once a specific property is identified and the underlying mortgage terms are known, the rate will be clearly disclosed before you execute any contract.

We have closed transactions the same day. The timeline depends primarily on whether we have a property already under contract that matches your criteria and, if not, how quickly we are able to secure one. Once you select a home, the only requirements to move in are an executed purchase contract, a wire for your down payment and first month’s payment, and a homeowner’s insurance binder or declarations page showing the correct mortgagee information. We will guide you through every step.

The same as it would be with any traditional lender — it is determined by the loan amount and loan classification: Conforming loans: 5% down Jumbo loans: 10% down Super Jumbo loans: 20% or more, depending on the loan amount

Yes — absolutely, when structured properly. As with any real estate transaction, it is important to understand applicable state and federal laws and conduct proper due diligence. Vinfinity has been facilitating owner financed transactions for decades and every deal is structured in full compliance with applicable real estate law.

No. “Rent-to-own” is not a recognized legal structure in real estate or contract law. While Vinfinity is a full-spectrum real estate firm that handles many different deal structures and contract types, the majority of our transactions are structured through established owner financing vehicles such as a contract for deed or land trust — both of which are legally recognized, widely used, and specifically designed to protect the buyer.

After more than 30 years in real estate and mortgage banking — including holding licenses as both a real estate salesperson and mortgage banker, owning a mortgage company, and personally participating in thousands of transactions across the United States — what experience has taught us is that credit scores do not guarantee monthly payments. Bad things happen to good people. Job loss, divorce, medical emergencies, and the unpredictable nature of life itself can devastate an otherwise perfect credit profile despite the best of intentions. We have lived it ourselves. We understand it firsthand. We are not here to make a difficult situation worse. We are here to help.

None. We do not pull credit reports and we do not consider credit scores in our qualification process.

We actively work with every buyer from their date of purchase to help them qualify for conventional mortgage financing. That said, there are variables outside anyone’s control — interest rate changes, shifts in mortgage underwriting guidelines, and more. If you find yourself unable to refinance within the original contract term, our first course of action is to extend the contract to give you the time you need. Under no circumstances do we want you to lose a home you are living in when you are paying on time and actively working toward refinancing. It is also worth noting that many of our self-employed buyers never obtain conventional mortgage financing at all — and for them, simply continuing under the existing owner financing structure is a perfectly viable long-term solution.

Payments are due on the first of each month but are not considered past due until the 5th. As long as your payment is received before it reaches 30 days past due, it is treated no differently than a conventional mortgage — you will be responsible for any applicable late fee and simply continue making timely payments going forward. It is only when a payment reaches 30 or more days past due that formal legal proceedings would begin. We have no interest in foreclosing on a buyer who is making good faith efforts to pay.

All 50 states. If you can find it on a map of the United States, we can do a deal there.