Off-market California deals, matched to your buy box.
We source off-market houses, apartment buildings, commercial property and land across California, from pre-foreclosures and probate sales to tired-landlord rentals. Tell us what you buy and we will send the deals that fit.
25 listsDistress and opportunity lists searched daily
ScoredEvery lead rated for motivation and equity
AssignedContracts assigned to the strongest, most certain buyer
Join our cash buyers list
What you receiveProperty facts, our numbers, photos and the contract price, with access for your own inspection.
Asset typesSingle-family, 2–4 units, apartment buildings, commercial and land.
CountiesStarting with Los Angeles, Orange, Riverside, San Bernardino and San Diego; expanding across California.
How deals are offered
We hold the purchase contract and assign it to the buyer whose terms are strongest and most certain, which we disclose to the seller in writing.
Double close where the deal calls for it, using our own or transactional funding.
Your due diligence. Inspection access is arranged and our comps, repair estimate and title are shared.
Earnest money is deposited with escrow on assignment.
How we find deals
Daily public-record and data-feed searches, multi-touch direct mail, compliant owner calls and skip tracing, with every lead scored for motivation and equity.
Data
25 lead lists
Pre-foreclosure, probate and pre-probate, tax delinquency, expired listings, tired landlords, vacant, high equity, liens, divorce, senior owners, zombie properties and more.
Outreach
Letters, calls and visits
Smart letters per situation with a reference code on every piece, calling within legal hours by the owner's time zone, and driving for dollars.
Compliance
Do-not-call and stop requests
Numbers on the National Do Not Call Registry are not called without permission; every stop request removes the property from mail and calls.
Tell us about the house. We review public records and recent comparable sales, visit if needed, and send a written offer. Your information is never sold or shared.
We work with the personal representative, the heirs and the estate's attorney, and follow the court's timeline. The estate pays no commissions and prepares nothing.
Rent rolls and financials are reviewed in confidence. Offers are built on the property's actual income, condition and position, and tenants' rights are respected throughout.
What you receiveProperty facts, our numbers, photos and the contract price, with access for your own inspection.
How deals are offeredWe hold the purchase contract and assign it to the buyer whose terms are strongest and most certain.
Prefer to talk now? Use the Talk to us button at the bottom right to speak with our voice assistant.
Emailcontact@afcinvestors.com
Office, by appointment5150 E Pacific Coast Hwy, 2nd Floor Long Beach, CA 90804
Mailing address6285 E Spring St, #516 Long Beach, CA 90808
Service areaCalifornia, starting with Los Angeles, Orange, Riverside, San Bernardino and San Diego counties
Voice assistantThe Talk to us button at the bottom right connects you to our assistant at any hour.
AFC Investors is a private real estate investment company based in Long Beach, California. We buy houses, apartment buildings, commercial property and land directly from owners, as a principal, for cash.
How we work
Written offers, explained. We show how we reached the number, starting from the property's value and subtracting repairs, holding and selling costs and a reasonable margin.
Honest about alternatives. When listing with an agent, reinstating a loan or holding the property is the better choice, we say so.
Licensed closing. Every purchase closes through a licensed California escrow and title company, which pays off loans, liens and taxes from the proceeds.
Respect for occupants. Tenants' and family members' rights under California law are respected in every transaction.
What we are not
Not a bank, lender, court or government agency.
Not a licensed real estate broker; we do not represent sellers or buyers as an agent.
Not a foreclosure consultant: we never charge an owner a fee and never negotiate with a lender for a fee.
We may assign our interest in a purchase contract to a partner buyer, which we disclose in writing. Owners are encouraged to review any offer with family, an attorney or an advisor.
Tell us about the property
Share the address and your situation through the offer window, by voice with our assistant, or by requesting a call back.
Receive a written cash offer
We review public records and recent comparable sales, visit if needed, and send a written offer, usually within 48 hours.
Close on your date
A licensed California escrow and title company handles the closing and the payoff of any loans. You choose the date, often 7 to 30 days.
7–30 daysTypical closing, on the date you choose
$0Agent commissions and seller closing costs
As-isNo cleaning, repairs or showings
Selling to AFC Investors
Listing with an agent
Commissions
None
Usually 5–6% of the price
Repairs and cleaning
None, sold as-is
Often required to sell
Showings
One walk-through
Many, over weeks
Closing date
You choose, often 7–30 days
Typically 30–60 days after an offer
Certainty
Cash, no loan approval needed
Buyer financing can fall through
Price
Below full market value, reflecting condition, speed and certainty
Can be higher for a home in good condition
An agent listing can bring a higher price for a house in good condition. We will tell you honestly when listing is the better choice.
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Your entries stay in your browser and are not sent to us. Results are estimates for planning and not an offer, an appraisal, or legal, tax or financial advice.
A Notice of Default does not have to end in a trustee sale. We can close before the sale date so you keep your remaining equity.
You may still keep the home. California owners can reinstate the loan by paying the past-due amount until five business days before the trustee sale, or ask the servicer for a modification, forbearance or repayment plan.
Free help exists. A HUD-approved housing counselor reviews your situation at no cost: 800-569-4287.
If you sell, timing matters. A sale that closes before the trustee sale pays off the loan through escrow, protects your credit from a completed foreclosure and returns the remaining equity to you.
Your right to cancel. Under Civil Code §1695 you may cancel a home equity sales contract until midnight of the fifth business day after signing. Our contracts include this notice.
An expired or withdrawn listing? Receive a direct offer with no further showings and no more price cuts.
Why listings expire. Condition, price, financing fall-throughs or simply timing. None of these change our ability to buy.
One walk-through, not many showings. We visit once if needed and send a written offer, usually within 48 hours.
Honest comparison. If a fresh listing at a corrected price would net you more, we will say so.
Resolve the delinquency from the sale proceeds before the county moves the property toward a tax sale.
How it is paid. Escrow pays the delinquent taxes, penalties and any liens at closing, from the proceeds. You bring no money to the table.
Timing. Properties five or more years tax-defaulted can be scheduled for a county tax sale; acting before then preserves your equity.
Alternatives. Counties offer installment plans for defaulted taxes; ask the tax collector before deciding to sell.
We buy rental properties occupied or vacant, including homes with difficult leases or deferred maintenance.
Tenants stay protected. Leases transfer with the property and tenants' rights under California law are respected; you do not have to deliver the property vacant.
Deferred maintenance is priced in. Older systems, unpermitted work and damage are our concern after closing.
Tax planning. A 1031 exchange may defer tax on the sale; see the deadlines calculator and speak with your tax advisor.
Fire, foundation, roof or unpermitted work is priced into the offer. You do not repair anything.
Any condition. Fire or water damage, foundation movement, roof failure, mold, hoarding, unpermitted additions or open code cases.
Code enforcement. Open violations and fines are resolved through the sale; we coordinate with the city where needed.
Transparent numbers. Our repair estimate is shown with the offer, and you can run your own with the repair estimate tool.
A private, straightforward sale on a schedule that fits the move and the people involved.
Private. No sign in the yard, no open houses, no listing photos online.
On your schedule. Close in 7 days or 60; a longer escrow or a short rent-back after closing can be arranged.
Clean division. Proceeds are split by escrow exactly as the parties or the court direct.
Stop paying insurance, utilities and upkeep on a property nobody lives in, and avoid the risk of break-ins.
Carrying costs add up. Insurance on a vacant home costs more, utilities and yard care continue, and squatters and vandalism are a real risk.
Remote sellers welcome. Documents are signed with a mobile notary or electronically; you do not need to travel.
Belongings. Take what matters; we handle everything left behind.
We buy apartment buildings occupied or vacant, with rent rolls reviewed in confidence and offers built on actual income.
Any occupancy. Full, partial or vacant; rent-controlled units and Section 8 tenants welcome.
Loan maturity or deferred maintenance. Common reasons owners sell to us directly; both are priced in, not argued over.
Discretion. No listing, no tenant disruption, one site visit.
