Frequently Asked Questions

KMSR Properties is a real estate investment company that works directly with property owners. We help owners explore practical options for properties they may no longer want, need, or be able to maintain. Depending on the property and the owner's goals, those options may include a direct purchase or another mutually agreeable solution.

Michael Reyes is the founder of KMSR Properties. He works directly with property owners to understand their circumstances, review the property, and discuss possible next steps. His approach emphasizes transparency, respect, and giving owners enough information to make their own decision.

KMSR Properties is based in California and evaluates opportunities in multiple United States markets. When working outside its home market, KMSR Properties may coordinate with local real estate professionals, service providers, contractors, title companies, attorneys, or investment partners.

KMSR Properties is a real estate investment company, not a traditional real estate brokerage. We may purchase properties directly or work with other qualified professionals when a different solution may better fit the owner's situation. Property owners are always free to consult a licensed real estate agent, attorney, tax professional, or other adviser.

KMSR Properties evaluates several possible exit strategies depending on the property, market, and transaction. In some situations, KMSR Properties may purchase and renovate a property, hold it as a rental, partner with another investor, or assign contractual rights where legally permitted. Any proposed transaction structure will be explained before an owner agrees to move forward.

KMSR Properties reaches out to property owners to ask whether they would be open to a conversation about their property. Receiving a message does not mean that you are required to sell, that we assume anything about your circumstances, or that your property has already been evaluated.

KMSR Properties may use publicly available property records, government records, commercially available real estate data, and other lawful information sources to identify property owners who may be open to discussing their property. We do not assume that every owner wants to sell.

Not necessarily. Some property owners contact us through a website or referral, while others may receive an initial outreach based on publicly available or commercially available property information. If you did submit a form, we may follow up using the contact information and permissions provided in that form.

No. Receiving a message from KMSR Properties does not necessarily mean there is a legal, financial, title, code, tax, or property-condition issue. We may simply be reaching out to ask whether you would be open to a conversation.

Please let us know. We will update our records and take reasonable steps to prevent additional outreach to the wrong person.

The process begins with a conversation about the property and the owner's goals. If there appears to be a potential fit, KMSR Properties may request additional property information, review public records, evaluate comparable sales, estimate repairs, and discuss possible terms. The owner decides whether to move forward. There is no obligation simply because a conversation or property review takes place.

No. You are under no obligation to accept an offer or continue discussions. You should review any proposed agreement carefully and may consult an attorney, licensed real estate professional, tax adviser, or other professional before signing.

No. KMSR Properties aims to provide a respectful, straightforward process. The decision to sell, keep, repair, list, refinance, rent, or otherwise manage the property belongs to the owner.

No. Property owners may speak directly with KMSR Properties without first listing the property. However, listing with a licensed real estate agent may be a better choice for some owners, particularly when maximizing retail sale proceeds is the primary goal.

Yes. Until you sign an agreement that creates specific obligations, you are generally free to evaluate other options. Property owners should understand any exclusivity or contractual terms before signing a document.

Timing depends on the property, title condition, financing, required inspections, closing company, and the owner's goals. Some transactions can move relatively quickly, while others require more time. No closing date should be considered guaranteed until it is confirmed in writing by the appropriate parties.

Yes. KMSR Properties evaluates properties in many conditions, including homes needing cosmetic updates, major repairs, or extensive renovation. Owners generally do not need to complete repairs before having a conversation with us.

Not necessarily. Depending on the transaction, KMSR Properties may be able to purchase a property with unwanted items remaining. This should be discussed and documented before closing so everyone understands what may be left behind.

KMSR Properties evaluates inherited properties. The owners or authorized representatives must have the legal authority to sell. Probate, estate administration, title issues, multiple heirs, or other legal requirements may need to be resolved with the help of qualified professionals.

Yes, tenant-occupied properties may be considered. Existing leases, deposits, notices, local landlord-tenant laws, occupancy rights, and other obligations must be reviewed before closing.

Yes. Vacant properties may be considered. We may ask how long the property has been vacant, whether utilities are active, whether the property is secure, and whether there are any known maintenance or insurance concerns.

Properties with code violations may be considered. The type of violation, required corrections, fines, liens, deadlines, and local enforcement status must be reviewed as part of the evaluation.

Properties with liens may still be considered. Liens generally must be identified and addressed through the title and closing process. The ability to complete a transaction depends on the amounts owed, available equity, lien priority, and other circumstances.

Yes. Many properties are sold while a mortgage remains outstanding. In a conventional sale, the mortgage is typically paid from the closing proceeds. Other transaction structures may be possible in certain situations, but the terms, risks, responsibilities, and lender considerations must be clearly reviewed.

Being behind on payments does not automatically prevent a sale. Timing may be important, especially if foreclosure activity has begun. Owners facing foreclosure or financial hardship should consider speaking promptly with their lender, an attorney, a HUD-approved housing counselor, or another qualified professional.

KMSR Properties may evaluate a property facing foreclosure, but available options depend heavily on timing, equity, title, lender requirements, court or trustee-sale deadlines, and applicable state law. We do not provide legal advice or guarantee that a foreclosure can be delayed or prevented.

These properties may be considered, but additional approvals or legal steps may be required. Owners should work with qualified legal professionals to confirm who has authority to sell and whether court, trustee, lender, estate, or spousal approval is necessary.

An evaluation may consider the property's location, condition, recent comparable sales, repair needs, title, liens, occupancy, market demand, resale costs, holding costs, financing costs, and the proposed transaction structure. KMSR Properties does not determine an offer from an online estimate alone.

KMSR Properties may provide an investment-based evaluation, but that is not the same as a formal appraisal or a broker's opinion of value. Owners seeking an independent market valuation should consider consulting a licensed appraiser or real estate agent.

A direct investor purchase is generally structured differently from a fully marketed retail sale. An investor must account for repairs, financing, holding costs, transaction costs, market risk, and potential resale expenses. Owners whose primary goal is obtaining the highest possible retail price may be better served by listing with a licensed real estate agent.

KMSR Properties does not charge a traditional real estate commission when purchasing a property directly. Other costs, credits, liens, taxes, closing fees, or transaction-specific expenses may still apply and should be disclosed in the closing documents.

There is no fee simply to have a conversation or request an evaluation. Any transaction-related costs or responsibilities should be clearly identified in the written agreement and closing statement.

That depends on the transaction and local customs. KMSR Properties may agree to pay certain closing costs, but the final allocation of costs must be stated in the written purchase agreement and settlement documents.

Closings are generally handled by a licensed title company, escrow company, closing attorney, or other authorized settlement professional, depending on the state and transaction.

Yes. Material transaction terms should be documented in writing. Owners should read all documents carefully and ask questions before signing.

Creative financing is a broad term for transaction structures that differ from a traditional all-cash purchase or a buyer obtaining a new conventional mortgage. Examples may include seller financing, installment payments, lease options, wraps, or purchasing subject to an existing loan. These structures can involve significant legal, tax, financial, insurance, title, and lender considerations.

Seller financing generally means the seller agrees to receive some or all of the purchase price over time rather than receiving the entire amount at closing. The interest rate, payment, term, balloon payment, security instrument, default rights, servicing, taxes, insurance, and other terms should be documented by qualified professionals.

A subject-to transaction generally involves taking title to a property while an existing loan remains in the seller's name. The buyer may agree to make the payments, but the seller typically remains responsible to the lender unless the lender formally releases the seller. Existing loan documents may contain a due-on-sale clause. These transactions require careful review by qualified legal, tax, insurance, title, and servicing professionals.

No. Creative financing is not appropriate for every seller or property. The structure must fit the owner's goals, risk tolerance, financial circumstances, existing loan terms, and applicable law.

In a conventional sale, the existing mortgage is usually paid through closing. In some alternative transaction structures, the existing loan may remain in place. The proposed structure must be clearly explained and documented before the owner agrees to proceed.

No. KMSR Properties cannot guarantee a lender's response or waive the terms of an existing loan. Property owners should review their loan documents and obtain appropriate professional advice.

KMSR Properties uses contact and property information to communicate with owners, evaluate potential transactions, respond to inquiries, manage follow-up, and coordinate with service providers involved in a possible transaction. Personal information should be handled in accordance with the website's Privacy Policy.

KMSR Properties does not intend to sell personal information as a standalone product. Information may be shared when reasonably necessary to evaluate or complete a transaction, comply with law, operate business systems, or work with authorized service providers and transaction professionals, as described in the Privacy Policy.

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Tell us that you do not want additional contact. We will take reasonable steps to update our records and honor the request, subject to messages that may be legally required or necessary to complete an existing transaction. You can reach us here.

Yes. Contact KMSR Properties using the information provided on the website and explain what information should be corrected.

Communications with KMSR Properties are not protected by attorney-client, tax-adviser, doctor-patient, or similar professional privilege. Avoid sending highly sensitive personal, financial, medical, account, password, or identity information through ordinary text messages or unencrypted forms.

Sarah is KMSR Properties' virtual Property Outreach Coordinator. She helps answer general questions and gather property information so Michael Reyes or another team member can personally follow up when appropriate.

Yes. Let Sarah know that you would prefer to speak directly with Michael. A callback is not guaranteed at a specific time unless it has been confirmed, but the request can be passed along for follow-up.