If your house has a broken title — probate dispute, missing heirs, wrong deed filing, back taxes — realtors can't list it and banks won't lend on it. Other wholesalers walk away. We don't. Our team has been buying houses with messed-up titles since 2011. We pay cash, handle the title work, and close on your timeline.
A title problem means the paperwork showing who legally owns the house is broken, incomplete, or unclear. Could be probate that never closed. Could be heirs who never signed. Could be a deed someone tried to file themselves and got wrong. Could be back taxes the county is about to collect on. Whatever it is, the result is the same: normal buyers walk away.
The paperwork from the last 10 or 20 years has a gap. Maybe a deed was never recorded. Maybe Grandma died and the house never officially transferred. We trace the chain and fix it.
Someone in the family tried to fix the title themselves without a lawyer. They filed a deed wrong. Now the title is worse than before. We see this all the time — and we know how to unwind it.
You owe years of back taxes. The county is threatening to take the property. You can't afford an attorney to fix the title before the county acts. We pay the back taxes AND fix the title — at our cost.
The realtor ran the title, came back with a list of issues, and told you they can't list the property. They were right — they can't. We can.
You called a cash buyer. They got excited until they ran the title. Then they ghosted you. That's a good sign you have a real title problem — and a good sign to call us.
If the title problem is one missing signature, one unsigned deed, one clear heir we just need to find — we close in 7 to 14 days.
Multiple heirs scattered across states. Open probate. Quiet title action needed. We've handled all of it. When the title work will take 30-90 days, we sometimes pay you monthly while we cure it — interest free. So you're not stuck waiting for nothing.
Sometimes a title problem is so deep that even we can't fix it economically. We tell you that straight. No false hope.
Nothing.
The cash offer is net to you.
The offer reflects the work involved. But our team's offer is almost always more than what you'd net after paying an attorney $5,000-15,000 over 18 months trying to fix it yourself.
7-14 days if the title problem is small. 30-90 days if it needs real work. We sometimes pay you monthly while we cure the title.
The deals other wholesalers walk away from are exactly the ones we built our team for. Call us — we'll tell you straight whether we can buy it.
Most realtors don't have the expertise to fix complex title issues. That's not their job. It IS our job. Often "can't be fixed" really means "I can't fix it." We've fixed many that realtors said were impossible.
Yes. We coordinate directly with whichever attorney you have. If you don't have one, we'll connect you with one we trust.
Bring whatever paperwork you have — or none at all. We'll figure out what you've got and tell you the path forward.
Or fill out our quick form:
Last updated: 2026-05-20. ARV Venture Group buys houses with title problems across Texas and South Carolina. Our team has been solving these since 2011.