Other Companies Show You One Option.
Here Are Six.

Every option below includes what it costs you, what you give up, and who it's actually best for. We include the downsides because that's what honest looks like.

We make money on some of these paths and $0 on others. We show you all of them anyway.

How to Read This Page

Every option below has three sections: What it is, What's good about it, and What nobody tells you. Most companies only show you the middle one. We show you all three because you deserve to make an informed decision.

Path 1

Cash Offers

MirageMend earns a referral fee from the buyer on this path. Not from you.

The fastest path. We connect you with vetted cash buyers who can close in 7-21 days. You receive up to 3 written offers and choose the best one. No repairs, no cleaning, no open houses.

What's Good

  • • Close in 7-21 days vs. 60-90+ on market
  • • No repairs, no staging, no showings
  • • Up to 3 offers to compare (most companies give you 1)
  • • Certainty — no financing contingencies that fall through
  • • $0 cost to you — no realtor commissions, no closing fees

What Nobody Tells You

  • • Offers are typically 50-70% of market value. That's not a scam — it's the cost of speed and certainty. But you should know that before deciding.
  • • Some buyers add hidden assignment fees. We don't work with wholesalers who flip contracts. Our buyers close directly.
  • • If your home would sell quickly on the open market, listing with a realtor often nets more. We'll tell you if that's the case.

Actually Best For:

  • • Imminent foreclosure or tax sale (need speed)
  • • Properties needing major repairs ($30K+)
  • • Out-of-state inherited properties you can't manage
  • • Divorce needing fast, clean resolution
  • • Code violations making traditional sale impossible

NOT the best choice if:

  • • Your home is in good condition and you have time
  • • You want maximum dollar value above all else
  • • You qualify for government assistance programs
Path 2

Sell & Stay (Leaseback)

MirageMend earns a facilitation fee on this path.

Sell your home, get cash from your equity, and keep living there as a tenant. Some programs offer a future buy-back option. It sounds perfect — and for some people it is. But there are real risks you need to understand.

What's Good

  • • Stay in your home — kids don't change schools
  • • Access your equity as cash at closing
  • • Stop foreclosure while staying put
  • • Some programs offer buy-back options

What Nobody Tells You

  • • You lose ownership. You become a tenant in a home you used to own. The new owner sets the rules.
  • • Rent can increase. Unless it's locked in the lease, your monthly payment could go up significantly.
  • • Buy-back prices are often inflated. The repurchase price can be 10-30% above what was paid, making buy-back unrealistic for many.
  • • Some leaseback companies have collapsed. EasyKnock — one of the biggest names — shut down, leaving homeowners in limbo. Vet the buyer carefully.
  • • If you can't pay rent, you face eviction. Not foreclosure — eviction. Which has fewer protections.

Actually Best For:

  • • Families with kids in school who need stability
  • • Significant equity but temporary financial hardship
  • • You have a realistic plan to buy back within 1-3 years
  • • Your income is stable enough for rent payments

NOT the best choice if:

  • • You can't afford rent payments either
  • • You have no realistic path to repurchase
  • • The buyer isn't a well-capitalized, reputable entity
  • • Government programs could solve your situation for free

Our commitment: We only connect you with leaseback investors who have verifiable track records and locked-in lease terms. We'll walk you through the lease line by line before you sign.

Path 3

Creative Financing

MirageMend earns a facilitation fee when we structure these deals.

When a standard cash sale doesn't make sense — especially for properties with little equity or complex situations — creative financing structures can get you a better outcome. But they're complex, and the wrong structure can leave you exposed.

Subject-To

A buyer takes over your mortgage payments without formally assuming the loan. Your name stays on the mortgage.

Risk: Your credit is still tied to the loan. If the buyer stops paying, your credit suffers and the bank could call the loan due (the "due-on-sale" clause).

Seller Financing

You become the bank. The buyer makes monthly payments to you over time, often at a higher interest rate than traditional loans.

Risk: If the buyer defaults, you have to go through foreclosure to get the property back. It can take months and cost thousands in legal fees.

Lease Option

A tenant pays you rent plus an option fee for the right to purchase the property later at a pre-agreed price.

Risk: Most lease-option tenants never exercise the option. You keep the fee but remain responsible for the property during the lease period.

Actually Best For:

  • • Properties with little or no equity
  • • Underwater mortgages where cash offers don't cover the loan
  • • Homeowners who want ongoing monthly income
  • • Properties with complex title situations

NOT the best choice if:

  • • You want a clean break with no ongoing obligations
  • • You don't understand the risks (we'll make sure you do)
  • • The buyer doesn't have a verifiable track record

Our commitment: We require legal review for all parties on every creative deal. We explain every structure in plain language until you're 100% comfortable — or we don't move forward.

Path 4

Equity Unlock (Keep Your Home)

MirageMend earns $0 on most equity unlock paths. We connect you with providers directly.

If you have equity in your home, you may be able to get cash without selling at all. These options let you tap your home's value while keeping ownership. But every one of them has a cost — and we'll tell you what it is.

Shared Equity Agreements

Get a lump sum cash payment now. In return, you share a percentage of your home's future appreciation when you eventually sell.

The tradeoff: If your home appreciates 30% over 10 years, you could owe the company far more than a traditional loan would have cost. In some cases, the effective annual interest rate exceeds 15%.

HELOC / Home Equity Loan

Borrow against your equity with a traditional credit line. Predictable monthly payments at a known interest rate.

The tradeoff: Requires good credit and income verification — which many homeowners in distress don't qualify for. If you default, it's another lien on your property.

Reverse Mortgage (62+)

For seniors: convert home equity to cash with no monthly payments. Loan is repaid when you sell, move, or pass away.

The tradeoff: Your equity decreases over time as interest accrues. Your heirs may inherit little or nothing from the property. Fees can be 3-5% of the home's value upfront.

Actually Best For:

  • • Homeowners with 20%+ equity who want to stay
  • • Short-term cash needs (medical bills, debt payoff)
  • • Seniors with significant equity and no mortgage (reverse mortgage)
  • • People who believe their home will not appreciate much (shared equity)

NOT the best choice if:

  • • Your home is in a rapidly appreciating market (shared equity will cost more)
  • • You can't maintain the property and pay taxes/insurance
  • • Government programs could solve your problem for free

Why we tell you this: We earn nothing on most equity unlock paths. We include them because they might be your best option — and if we didn't show them to you, we'd be no different from everyone else.

Path 5

Government & Nonprofit Aid

MirageMend earns $0 on this path. Every company that contacts you about your home could tell you about these programs. Almost none of them do.

Why Most Companies Won't Tell You About This

Billions of dollars in homeowner assistance go unclaimed every year. The Homeowner Assistance Fund alone has given billions to homeowners facing mortgage delinquency, property tax debt, and utility arrears. Many states still have funds available.

So why doesn't the company sending you mailers mention it? Because if a government program solves your problem for free, they don't get to buy your house.

We tell you about every program you might qualify for — even though it means we often earn nothing. That's a feature, not a bug.

Programs You Should Know About:

Homeowner Assistance Fund (HAF)

Federal program helping with mortgage payments, property taxes, insurance, and utilities. Income-based eligibility. Available in all 50 states.

Cost: Free. Repayment: None.

HUD Housing Counseling

Free, expert counselors who work for YOU (not a company). They can negotiate with your lender, help with modifications, and guide you through every option.

Call: (800) 569-4287 — completely free.

State-Specific Programs

Many states run their own foreclosure prevention funds, property tax assistance, and hardship programs. Eligibility and funding varies.

We research your state's specific programs for you.

Loan Modification / Forbearance

Your lender may be required to work with you on modified terms. Many homeowners don't know they can negotiate directly with their servicer.

A HUD counselor can negotiate on your behalf — for free.

Actually Best For:

  • • Behind on mortgage payments (HAF, loan modification)
  • • Property tax delinquency (HAF, state programs)
  • • Low-to-moderate income households
  • • Veterans and military families (VA programs)
  • • Anyone who wants to explore free help BEFORE selling

The honest limitations:

  • • Application processes can be slow (weeks to months)
  • • Not everyone qualifies — income limits apply
  • • Some state funds are running out or have been exhausted
  • • If you need speed (foreclosure in 30 days), this may not work alone

Call HUD Before You Call Us

(800) 569-4287

Free, government-backed, no strings attached

Why We Built This Page

What other companies show you:

  • One cash offer (theirs)
  • Words like "fair" and "competitive" with no context
  • Pressure to sign fast ("this offer expires!")
  • Zero mention of free government programs

What you just read on this page:

  • 6 complete paths — including ones that don't pay us
  • Honest tradeoffs and risks on every option
  • Exactly how we make money (and where we don't)
  • A phone number to call BEFORE you call us

Not Sure Which Path Fits Your Situation?

Tell us your situation. We'll analyze all 6 paths and tell you which ones apply to you — including the ones that don't make us money.

Takes 2 minutes. Results within 48 hours. Free.

Get My Full Options Analysis

Or call HUD first at (800) 569-4287. Seriously. We'll still be here.