A path forward, without the hype
When the bank says no, we may say yes.
A bank’s “no” is a decision about one application. It is not a final judgment on you. If a regular mortgage isn’t a fit right now, there may still be a way to buy a home. We start by learning what you want — then we go look for the house.
From the author of The Bank Said No. Now What?
We don’t keep a standing list of homes and try to fill them. First we learn what you need — bedrooms, bathrooms, location, and budget — then we go find a house that may fit. We can’t promise that a home, or a particular set of terms, will be available.
Who this may be for
This may be a useful conversation if you want to buy a home and a regular bank loan has been a poor fit — or looks likely to be one. That includes people who are:
Self-employed
You earn a living, but a lender may count less income than you actually take home after business deductions.
New on the job
Your work is steady, but your time at the current job — or in a new kind of work — is shorter than a lender’s program wants to see.
New to the area
You’ve moved, or you’re about to, and you don’t yet have the local history a particular lender expects.
Rebuilding credit
A hard stretch — illness, job loss, or another disruption — left a mark, and you’re working through it.
If a bank would already say yes, you’re welcome here too. A regular mortgage is often the cleaner path when it fits, and we’ll say so. We don’t treat creative financing as something to reach for first just because it’s available.
How it works
The process is straightforward. It is a conversation, not a mortgage application, and it is not a promise that a house or a set of terms will be waiting.
Tell us what you want
Share how many bedrooms and bathrooms you need, where you want to live, your budget, and a little about your situation. The more clearly we understand that, the more useful the next step can be.
We look at your situation and the paths that may be open
That may include a regular mortgage if one still makes sense, or other ways to buy — such as seller financing, a subject-to purchase, or a wraparound structure. We’ll talk honestly about what each path involves, including the risks.
We go find the house
We look for a home that may fit you. We don’t start from a list of listings we’re trying to fill, and we don’t use a bargain price just to get you to call. If we talk about a home, the price and terms we discuss are the real ones — and nothing is final until it’s in a written agreement.
Ways to buy when a bank turns you down
These are purchase arrangements, not bank loans, and none of them is automatically safe or affordable. Whether one is even available depends on the situation and the property. Terms are only final in a written contract. Please have an attorney who represents you review that contract before you sign or pay a substantial amount.
Seller financing
The person selling the home provides some or all of the financing, and you make payments to the seller under a written contract. The details — interest, payment schedule, who holds title, what happens after a missed payment, and whether a large final payment is due later — can differ a great deal from a regular mortgage, so the documents need careful review.
Subject-to
You may purchase a home while an existing loan stays in place and you take over the payments. Many loans include a due-on-sale clause, which can allow the current lender to demand full repayment when the property changes hands. That is a real risk, and it is one reason this structure is not a casual shortcut.
Wraparound
You make payments to the seller under a new agreement that “wraps around” an existing loan. The underlying loan remains in place, and the same kinds of risks — including a due-on-sale clause — can apply.
Other paths, and a regular mortgage when it fits
Depending on your situation, other arrangements may be worth exploring, or a conventional loan with a different lender may still be possible. Bank-qualified buyers are welcome. We’ll look at what actually fits, rather than steering every person toward a creative structure.
A licensed broker in Minnesota and Florida
Greg Sorum is a licensed real estate broker in Minnesota and Florida. Through Investment Brokers LLC, he buys and sells his own properties. When he is the principal on a sale, he is acting on his own account — not as a typical buyer’s or seller’s agent representing you as a client.
He is not a mortgage lender and does not make loan decisions the way a bank does. Nothing on this page is a guarantee that you will be approved, matched with a home, or offered any particular terms, rate, or payment.
If you’d rather write than use the form, you can reach him at gsorum@cobbercapital.com.
Common questions
Do you guarantee approval?
No. We do not guarantee approval, financing, a match to a home, a rate, or any particular terms. Anyone who promises approval before reviewing your situation and the actual property is asking you to take a risk you shouldn’t. A conversation here is a starting point, not a decision.
Do you already have homes for sale?
We don’t advertise a standing inventory, and this site is not a list of listings. We first learn what you’re looking for, then go find a house that may fit. Completing the form does not reserve a home, and we can’t promise that a property will be available in your area or at your budget.
What areas do you work in?
Minnesota and Florida, where Greg is licensed as a real estate broker. If you’re looking somewhere else, say so on the form — but licensing and what’s possible depend on the state.
Is this a bank loan? Are you a lender?
No. Greg is not a mortgage lender. Seller financing, subject-to, and wraparound arrangements are purchase agreements on a specific property, not a loan program with guaranteed terms. If a regular mortgage still fits, that’s often the better path, and you’re welcome to start here either way.
What should I know about subject-to and wraparound purchases?
In those structures, an existing loan on the property often stays in place. Many loans include a due-on-sale clause, which can allow the underlying lender to require full repayment if the property is transferred. These arrangements can also raise questions about title, insurance, taxes, and what happens if a payment is missed. They carry real risks, including the possible loss of the home. Have an attorney and a financial advisor who represent you review the actual documents before you sign.
Tell us what you’re looking for
Share your name, how we can reach you, where you want to live, and what you need in a home. This form is not a mortgage application and is not a credit application. Submitting it doesn’t reserve a house or approve financing. If there may be a path forward, we’ll follow up.
If the form doesn’t appear, you can use the same inquiry form at investmentbrokersllc.com/home-buyers, or email gsorum@cobbercapital.com.