KMK Investor Group buys homes directly from sellers across North Texas, Houston, Atlanta, Phoenix, Wyoming, Montana and beyond — using creative financing solutions that traditional agents can't offer.
No Agent Commissions
Close In As Little As 7 Days
We Buy As-Is
Multiple Offer Options
Get Your Free Offer
No obligation · We respond within one business day
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Fast Closings
Close in as little as 7 days or on a timeline that works for you.
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Zero Fees or Commissions
No agent, no commission, no closing costs on your end.
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Buy As-Is
No repairs, no clean-up, no open houses. Sell exactly as it sits.
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Creative Solutions
Cash isn't the only option — we craft deals that fit your real situation.
Simple 3-Step Process
How It Works
No listings, no showings, no waiting on bank financing. Three steps and you're done.
1
Tell Us About Your Home
Fill out our short form or reach out directly. We gather basic info about your property and your situation — takes less than 2 minutes.
2
Receive Your Custom Offer
We review your property and present a fair, no-obligation offer within one business day. We may offer multiple creative structures to maximize your benefit.
3
Close On Your Timeline
You pick the closing date. Whether you need 7 days or 90 days, we work around you. Get paid and move forward.
We're Flexible
Multiple Ways to Sell Your Home
Not every seller has the same goal. We offer multiple deal structures and will help you understand each option before you decide.
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Cash Purchase
A direct cash offer. No bank approvals, no financing contingencies, no appraisal required. Ideal for sellers who want certainty and speed.
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Subject-To Financing
We take over your existing mortgage payments while the loan stays in your name. Ideal when you're behind on payments or equity is limited.
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Seller Financing
You become the bank. We make monthly payments directly to you at a price often above market — providing passive income without landlord headaches.
Side by Side
KMK vs. Listing With an Agent
The traditional route works for some sellers — but not all. Here's how we compare on the things that matter most.
KMK Investor Group
Traditional Agent Sale
Closing Timeline
7–30 Days
60–120+ Days
Agent Commissions
✓ None
✗ 5–6%
Repairs Required
✓ Buy As-Is
✗ Often Required
Open Houses / Showings
✓ None
✗ Multiple
Financing Contingencies
✓ None
✗ Common
Offer Certainty
✓ Guaranteed
✗ Not Guaranteed
Creative Deal Structures
✓ Cash, Sub-To, Seller Finance
✗ Standard Only
Common Questions
Frequently Asked Questions
Straightforward answers about how we buy homes and what to expect.
What is subject-to financing, and why would I want it?
Subject-to financing (or "sub-to") means KMK Investor Group takes over your existing mortgage payments while the loan stays in your name. It's a strong option if you're behind on payments, facing foreclosure, or have little equity — because we can move quickly without needing to pay off your loan at closing. You get immediate relief from the mortgage obligation and walk away without waiting for a buyer who needs bank approval.
Can I sell if I'm behind on my mortgage or facing foreclosure?
Yes — this is one of the most common situations we work with. A subject-to purchase lets us step in and take over your payments before the foreclosure process advances further. Acting quickly matters in these situations; the sooner you reach out, the more options are available to protect you.
How fast can you close?
On a cash purchase, we can close in as little as 7 days. Creative finance deals like subject-to or seller financing typically take 2–4 weeks depending on title work and paperwork. We also work on extended timelines — 30, 60, or even 90 days — if you need more time to plan your move.
Do I need to make any repairs before selling?
No. We buy homes in any condition — fully updated or major fixer-upper. You don't need to repair, clean, or stage the property. We evaluate the deal based on the property's current value and your situation, not its cosmetic state.
What is seller financing, and is it better than a cash offer?
In seller financing, you act as the lender and KMK makes monthly payments to you directly at an agreed interest rate and term. Because you're providing the financing, the total purchase price is typically higher than a straight cash offer — and you receive a predictable monthly income stream. It also has potential installment-sale tax advantages. It's a strong option for sellers who don't need all their equity upfront and want ongoing income without being a landlord.
Are there any fees or commissions?
No. KMK Investor Group is a direct buyer — not a real estate agent or broker. You pay no 5–6% commission, no listing fees, and typically no seller-side closing costs. The offer we make is the net you receive.
I inherited a property — can you help?
Yes. We regularly purchase inherited and probate properties. We can work directly with estate attorneys and title companies, and you don't need to clean out the property before we buy. We aim to make the process simple for heirs who want to settle an estate quickly without a traditional listing.
What markets do you buy in?
We actively buy homes in the Dallas–Fort Worth metroplex (including Plano, Frisco, McKinney, and Allen), Houston (including The Woodlands and Sugar Land), Atlanta (including Marietta and Alpharetta), the Phoenix–Mesa area (including Scottsdale, Tempe, and Chandler), and statewide in Wyoming and Montana. We also consider opportunities in surrounding areas — if you're just outside these markets, reach out and we'll let you know quickly.
No pressure, no obligation — just a straightforward conversation about what your home is worth and which solution fits your situation best.
Transparent Process
How We Buy Homes
We're not a traditional buyer — and we're proud of it. Our creative approach means more options, faster closes, and deals built around your actual situation, not a standard template.
Our Buying Methods
Multiple Ways to Structure Your Sale
The right structure depends on your goals, your equity, and your timeline. We'll walk you through every option before you decide — no pressure.
Most Common
💵 Cash Purchase
We make a direct cash offer on your home. No banks, no loan approvals, no appraisal contingencies.
Close in as little as 7 days
No repair or cleaning requirements
Guaranteed close — zero fall-through risk
Best for sellers who want simplicity and certainty
Creative Finance
📋 Subject-To (Sub-To)
We purchase your home and take over your existing mortgage payments. The loan stays in your name, but we handle all payments going forward.
Immediate relief from mortgage obligations
Ideal for pre-foreclosure or payment hardship
Can close as fast as traditional cash deals
Works even with low or no equity
Seller Benefit
🤝 Seller Financing
You act as the bank — we make monthly payments to you over an agreed term, often at a total price above a cash offer because you're providing the financing.
Predictable monthly income stream
Higher total sale price than cash
Potential installment sale tax advantages
Great for sellers who don't need all cash upfront
Hybrid
🔄 Wrap-Around Mortgage
A new mortgage "wraps around" your existing one. You receive payments on the full amount while we manage the underlying lender relationship.
Higher overall purchase price for you
Consistent income over the loan term
Works especially well with low-rate existing loans
We handle all lender communication
Who We Help
Situations We Solve Every Day
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Pre-Foreclosure
Behind on payments and running out of time? We can move fast, stop the clock, and protect your credit from further damage.
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Inherited Properties
Don't want to manage a home you inherited? We handle everything — even probate-involved properties — cleanly and quickly.
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Relocation
Moving for work or personal reasons and can't wait months on the market? We work on your schedule.
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Properties Needing Repairs
Don't spend money fixing a house you're selling. We buy as-is — you don't lift a hammer.
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Landlord Burnout
Tired of tenants, late payments, and maintenance calls? Sell your rental — tenants and all — and move on.
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Divorce or Life Change
Need to resolve shared property during a major life transition? We handle it professionally, quickly, and without drama.
Not Sure Which Option Fits Your Situation?
We'll walk you through every option with zero pressure. Our goal is finding the solution that works best for you — not just closing a deal.
What We're Looking For
Our Buy Box
We actively buy residential properties across multiple states. Here's exactly what we look for — if your home fits, we want to make you an offer.
Visual Overview
Our Buy Box at a Glance
The graphic below outlines the property types, equity positions, and deal structures we actively pursue across all our markets.
Deal Criteria
What We Buy
Property Types
SFR & Small Multi
Single-family homes, duplexes, triplexes, and small multifamily up to 4 units
Condition
Any Condition
Fully updated to major fixer-upper — we evaluate the deal, not the carpet
Equity Position
All Equity Levels
High equity, low equity, or upside-down — we have creative solutions for each scenario
Occupancy
Vacant or Occupied
Owner-occupied, tenant-occupied, or vacant — all situations considered
Active Markets
Multiple States
North Dallas, Houston, Atlanta, Phoenix, Mesa, Wyoming, Montana & surrounding areas
Deal Structures
Cash + Creative
Cash, subject-to, seller financing, wrap mortgages, and hybrid structures
Co-Living Potential
3/2 · 1,800+ Sq Ft
Homes suited for shared-housing use, acquired via seller financing, subject-to, or low-money-down structures paid down over time
RV & Mobile Home Parks
50+ Pads
Established, cash-flowing parks with owners open to creative purchase structures
Think Your Property Fits?
Submit your property details and we'll confirm within one business day whether it's a match — and what we can offer you.
Land Acquisition Program
Car Wash Land Acquisition
We actively acquire commercial land parcels for car wash development across the country. Submit a site opportunity below and our team will review it and respond with next steps.
Every Submission Reviewed
Response Within 1–2 Weeks
No Negotiating Required From You
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Submit a Site
Found a promising commercial parcel? Fill out the form below with as much detail as possible and submit it to our acquisition team.
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We Review It
Our team evaluates every submission against our internal acquisition criteria and responds within 1–2 weeks with a decision and next steps.
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We Handle the Rest
If the site qualifies, our team drafts the LOI, handles negotiations, due diligence, and manages the full development process.
Site Qualification Criteria
What We're Looking For
Before submitting a site, confirm it meets our 4 Required Pillars. Sites that don't clear all four will not move forward. Bonus criteria are used to rank and prioritize qualifying sites.
4 Pillars
These are required qualifiers — a site must meet all four to move forward.
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Population
30,000+ people in trade area
No more than 1 car wash competitor within a 1-mile radius
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Traffic
13,000+ AADT (Annual Average Daily Traffic)
Must be on a true arterial road
Near retail preferred
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Parcel
0.5 – 1 Acres (larger lots ok if subdividable)
Zoned as permitted use for car wash
Commercial zoning: C-2, B-2, or equivalent
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Median Income
Median household income of $50,000+ in the surrounding area
Bonus Scoring
Used to rank sites that pass all 4 pillars — scored out of 16 points
12–16 pts = Best (strong candidate) |
8–11 pts = Better (may need review) |
0–7 pts = Good (likely not suitable)
💡 Ideal Site Profile: 0.75–1 acre on a true arterial with 15,000+ daily vehicles, median income of $75K+, fewer than 2 competing car washes nearby, and priced under $1M. Sites with an existing (even dilapidated) car wash are a bonus — zoning is typically already approved.
Site Submission
Submit a Land Opportunity
Fill out every field you have information for. The more detail you provide, the faster we can evaluate the site.
Questions About the Program?
Reach out directly and we'll walk you through what we look for and how the process works.
We're Here
Get In Touch
Have a property to discuss or want to learn more? Reach out — we respond to every message, typically within a few hours.
Let's Talk
Whether you're ready to sell, just exploring your options, or have a specific deal to run by us — we're a quick message away. No scripts, no pressure.
