Nearly 20 Years of REO Experience in Your Corner
Whether you’re an asset manager moving inventory or a buyer ready to navigate the foreclosure market — you need someone who has actually been in the trenches.
Built on Real Volume. Real Experience.
My wife and I were core members of a dedicated foreclosure team from 2007 to 2011 — one of the most turbulent periods in American real estate history. That team sold over 1,000 foreclosure properties during that window, and my personal responsibilities included completing thousands of BPOs, weekly property inspections, and monthly market reports for asset managers across Georgia. That’s where the bulk of our foreclosure expertise was forged.
From 2007 through 2015, I also actively listed and sold HUD homes, navigating the government-backed bidding process and guiding buyers toward smart, strategic offers in a sealed-bid marketplace. Today, the market has shifted — homeowners are sitting on significant equity and foreclosures are rare — but when one comes available, my wife and I still handle them. We haven’t forgotten how. You don’t forget a thousand deals.
“I probably have more exposure to foreclosures and HUD homes than most agents in this area — and I have nearly two decades of Georgia-specific experience to prove it.”
How Foreclosures Actually Work in Georgia
Georgia is a non-judicial foreclosure state, which means the process moves quickly compared to many other states. Here’s the timeline from default to REO listing — and what’s happening at each stage:
The lender gives the homeowner multiple opportunities to bring the loan current. When those options are exhausted, the formal process begins.
Georgia law requires the foreclosure notice to be published in the local newspaper for four consecutive weeks, notifying the public that the property is heading to auction.
On the first Tuesday of the month following the notice period, the property is auctioned on the courthouse steps. Investors can bid cash to acquire it outright. Learn more at the Gwinnett County Superior Court or Walton County Clerk of Superior Court.
If the property doesn’t sell at auction, it becomes REO — Real Estate Owned — by the lender. It’s assigned to an asset management company, which assigns it to a broker to list and market.
We verify the property is vacant. If occupied, we initiate cash-for-keys or file for eviction. Once secure, we complete a condition report and Broker Price Opinion (BPO) so the lender can set an accurate list price.
The property goes on the MLS with full transparency about its condition. We provide weekly property checks and condition updates to the lender — most of whom are out of state — until it sells.
What Asset Managers Need to Know
I’ve completed over 1,000 BPOs and more than 4,000 monthly market reports for lenders and asset management companies. I know exactly what you’re looking for: accuracy, timeliness, and a realistic assessment of what a property will bring in the current market.
Asset managers don’t want stories. They want the bottom line. I understand that because I’ve delivered those reports hundreds of times over. I know what makes a BPO credible, what conditions move pricing, and how to communicate clearly so you’re never guessing about the status of a property in my care.
What You Can Expect From Me
Every property gets a weekly inspection and written update. You’ll always know the condition of your asset, regardless of where you’re based.
I’ve visited thousands of comparable properties. My price opinions are grounded in real data — not wishful thinking.
From cash-for-keys negotiations to coordinating formal evictions with the county sheriff — I handle occupied properties professionally and efficiently.
I know how to attract the right buyers — cash investors, 203k rehab borrowers, and owner-occupants — with transparent, condition-accurate marketing.
What the Job Actually Looks Like
Foreclosures aren’t always clean transactions. Over nearly two decades, I’ve seen what happens when homeowners are pushed to their breaking point — and I’ve had to manage the aftermath professionally.
One of the most severe cases I handled was right here in Loganville. The former owners, overwhelmed by the foreclosure process, clogged every drain in the house, turned on all the water, and left. By the time the property came to us, the hardwood floors were ruined, Sheetrock near the flooring was destroyed, and every cabinet in the kitchen had been stripped out. It was deliberate, extensive damage.
We secured the property, assessed the hazards, brought in contractors for detailed repair estimates, and marketed it as is — giving buyers a transparent picture of what the repairs would cost. We found the right buyer and closed the deal. That’s what this experience actually prepares you for.
In the foreclosure peak years, we handled over 50 eviction proceedings, most beginning with a cash-for-keys offer. We’ve seen spite damage, stripped homes, flooded properties, and everything in between. I know what questions to ask, what to look for, and how to price a property honestly so it sells — not sits.
HUD Homes: A Completely Different Game
HUD homes are properties backed by Federal Housing Administration (FHA) loans that have gone into default. Unlike traditional bank-owned REOs, HUD homes are managed by the federal government and sold through a sealed bid system on the HUD Home Store.
From 2007 through 2015, I actively sold HUD homes throughout the Loganville area and across Georgia. I understand both sides of the transaction — what’s happening at the asset management level, and how to position my buyers to win in a market where you’re flying blind on competing offers.
How HUD Bidding Works — and Where Most People Go Wrong
The HUD bidding process is unlike any other purchase. You submit a sealed offer through the HUD Home Store portal without knowing who else is bidding, how many bids are in, or what those bids look like. Most buyers — and unfortunately many agents — underestimate how strategic this process needs to be.
I’ve developed specific bidding strategies that I share directly with my clients when we’re actively pursuing a HUD home. They’re not posted here — they’re only for the buyers I work with. But the fundamentals everyone should know:
- Understand your due diligence period — in Georgia, you bid first and inspect after, so know your exit options.
- Your earnest money deposit and how you structure it sends a signal. Know what’s appropriate for the price range and competition level.
- Have a contractor ready to walk the property during due diligence. HUD homes are sold as is — you need real repair numbers fast.
- Know your financing options. FHA 203k rehab loans can be powerful for owner-occupants on HUD properties that need work.
- Owner-occupant buyers get a bidding priority period before investors can bid. Timing matters.
What Every Buyer Needs to Understand Before Buying a Foreclosure
The biggest mistakes buyers make in the foreclosure market come down to two things: unrealistic price expectations and not being prepared for the financing challenges.
Foreclosed properties are sold as is. There is no seller’s disclosure. There are no repairs. Whatever the condition is when you buy it, that’s what you’re getting. That means you need to go in with a realistic picture of what repairs will cost — and you need to have the money to cover them.
Many foreclosures don’t qualify for traditional financing due to their condition. Cash is king in this market. If you’re not paying cash, you’ll need a specialized product like an FHA 203k rehab loan, which rolls the purchase and renovation costs into one mortgage. We used these successfully to help owner-occupants purchase and restore properties during the peak years — and they’re still a viable tool today.
Where to Find Foreclosures & HUD Homes
If you’re ready to explore what’s available in Georgia, these are the official resources to start with. I’d recommend doing your research here and then calling me before you submit anything — these markets reward preparation.
You Have More Options Than You Think
If you’ve fallen behind on your mortgage payments and you’re worried about losing your home, the most important thing you can do right now is not wait. The earlier you reach out, the more options you have. Once the process moves to the courthouse steps, your choices narrow significantly.
My wife and I have helped dozens of homeowners navigate this exact situation. We’ve been working with distressed properties since 2007 — not just on the asset management side, but on the homeowner’s side too. We know what lenders are looking for, how the timeline works in Georgia, and how to help you exit your situation with the least possible damage to your financial future.
You don’t have to face this alone. Here are your two most important options before foreclosure happens:
A short sale means selling your home for less than what you owe on the mortgage, with your lender’s approval. It’s one of the most effective ways to avoid foreclosure, protect your credit as much as possible, and move forward with dignity.
My wife is a certified short sale expert for distressed properties. From 2007 through 2013, we helped homeowners across the Loganville area complete short sales before their situations ever reached the courthouse steps. We know how to negotiate with lenders, how to price the property to move quickly, and how to guide you through every step of a process that can feel overwhelming.
A short sale won’t erase the hardship, but it puts you in control. You choose how this ends — not the bank.
- → Consumer Financial Protection Bureau: What Is a Short Sale?
- → National Association of Realtors: Short Sales & Foreclosures
- → IRS Topic 431: Canceled Debt — What You Need to Know
If you still have equity in your home — even a little — a traditional sale before foreclosure is almost always better than letting the bank take it. In today’s market, many Loganville homeowners are sitting on more equity than they realize. A foreclosure wipes that out. Selling on your terms doesn’t.
Time is the critical factor here. In Georgia, once the bank publishes the four-week notice, the clock is running. If you’re behind on payments and considering your options, call us now — not next week. We can give you a clear picture of your home’s current value, what you’d walk away with after paying off the mortgage, and how fast we can move.
We’ve seen what happens when homeowners wait too long. We’ve also seen what happens when they reach out early. The difference is enormous.
- → CFPB: Understanding the Foreclosure Process
- → HUD.gov: Avoiding Foreclosure — Official Resources
- → Georgia Homeowner Assistance Fund
Don’t Wait Until It’s Too Late
Georgia’s foreclosure process moves fast. Once that four-week newspaper notice is published, your window to act shrinks dramatically. My wife and I have helped homeowners in exactly your situation — and the ones who called us early had far better outcomes than those who waited. One phone call costs you nothing. Waiting could cost you everything.
All conversations are completely confidential. No pressure, no obligation — just honest answers.
We Know Both Sides of the Distressed Property Market
From 2007 through approximately 2013, short sales became a major part of the distressed property landscape. My wife is a certified short sale expert for distressed properties, and during that period we were helping homeowners sell before their situations ever reached foreclosure status.
That dual expertise — short sales and REO foreclosures — means we understand the full spectrum of distressed property transactions. We know what happens at every stage, which makes us more effective whether we’re working with a lender, an asset manager, a buyer, or a homeowner trying to find a way out.
For more background, the National Association of Realtors has solid resources on both short sales and foreclosures if you want to educate yourself before we talk.
Whatever Your Situation — We Can Help
Asset manager. Buyer. Or a homeowner facing the hardest decision of your life. We’ve worked with all three. Let’s talk about where you are and what your best move is.