The Selling Options Nobody Explains to Sellers
By Ed Brancheau, Co-founder, SunnyNest Homes. Reviewed by the SunnyNest family team. Updated July 2026.
Every article about subject-to deals, novations, and seller financing is written for investors. That tells you who the industry thinks deserves to understand the deal. We disagree. These guides explain each structure from your side of the table, including the risks and the exact protections to demand in writing.
Subject-To
Best for: Little or no equity, behind on payments, or facing foreclosure with a good loan worth keeping alive.
Seller Financing
Best for: Free-and-clear owners, retiring landlords, and anyone who values monthly income or a smaller tax hit over a lump sum.
Lease Option
Best for: Payment relief now, little equity, no urgent need for cash out, and a willingness to close fully in 1 to 3 years.
Novation
Best for: Houses that would earn well at retail after cosmetic work, when the seller wants more than a cash price and can wait for a retail closing.
Assumable VA Loan
Best for: Military and veteran homeowners with a low-rate VA loan, especially when PCS orders force a sale on a deadline.
Not sure which fits? Ask for all of them.
Tell us about the property. Within 24 hours you get real numbers for every way we could buy it. No pressure, no obligation, and we will tell you if listing with an agent is your better move.