Fast Online Application (see below).
Areas We Serve: We serve all areas.
Our Promise: We can get you into a home provided you meet some of the necessary requirements.
APPLICATION: IRTO does NOT charge an application, credit or background check. The majority of applicants are approved within 24 hours. IMPORTANT NOTE: If the application does not submit, you will need to try using another browser such as Google Chrome or Firefox. Also, when you click the SEND MESSAGE button, the form should submit. However, if you forgot to fill out any answers, it will place a RED box around the field. You will need to insert an answer as it may be a required field. You should get a confirmation message after you submit the application, that it was submitted successfully. If you cant get the form to submit, then request that we e-mail you an application. You should hear back from us within 24 hours with an approval.
RENTAL PROGRAM: Mobile Homes: We offer a 7-year Rent-to-Own Arrangement. This means after 7 years of renting, you own your own home (provided rent is paid on time). Real Estate Homes: Rent-to-Own (and other types of rental/financing arrangements) can vary depending on a variety of factors (including but not limited to): financing, size, age, condition, location. The Rent-to-Own Arrangement DOES NOT have an ending date. You are welcome to rent-to-own until you own the home (unless other conditions warrant otherwise).
EXPLANATION OF FEES & DAMAGED CREDIT:
Move in cost & fees (quick reference)
Application is FREE.
$150 to start program and home search.
First and Last month rent to move in.
Deposit required if credit is bad. (equal to rent amount)
Credit Improvement program available for $350. Spouse $175. (Optional…If needed)
If seeking regular real estate and your credit is bad then the credit program will be required.
Once $150 payment is made, we will start the process of getting you placed into a home. This fee covers our search time, our time to negotiate on your behalf as experienced real estate investors during the home buying or rental process. You may also be assigned a licensed Realtor. If you have damaged credit, you can hire us to help you improve your credit. For an additional fee of $350, we will provide advice and education to help you improve your credit which is worth its weight in gold. If you are seeking regular real estate and have damaged credit, then improving your credit will be required. Mobile homes do not require our credit service. However, you will need park approval and most parks do reference your credit when making a decision. So in the end, you may need our credit service. Most rentals or lease purchases fail because many people don't know how to successfully manage their credit. We give you the advice you need to become a loan worthy borrower. We have nearly a decade of mortgage lending experience. Our advice can show you how you can: (1) Delete derogatory information from your credit report in compliance with the Fair Credit Reporting Act (FCRA); (2) Show you where to go to get credit so you can loan qualify and how to manage it; (3) Make settlements using a Settlement Program that also requires the deletion of the derogatory information. This program is well worth every penny. It is financial suicide to carry around bad credit now days. Please Understand Damaged (or Even Fair Credit) Can Hinder Your Ability to Acquire A Home. Note: If you have damaged credit, getting your credit cleaned is a must. It is nearly impossible to find a Realtor to work with you and also find a Landlord who will allow you to move into a home with bad credit. Please send us a copy of your Tri-Merge credit report. You can order one at TransUnion.com. They are around $30. Please e-mail it to us if possible. These fees are non refundable, as we do not work for free.
MOVE-IN COSTS & DOWN PAYMENT: Your down payment (move-in cost) is typically equal to just first and last months rent plus any security deposit (if applicable). Pets & Waterbeds will incur an additional deposit as well. However, your down payment may be as high as 5% of the purchase price. If the down payment is higher than you can afford, we can have you put down a lump sum and finance the remaining payments.
MOBILE HOME PARKS: If home is located in a park, then we will pay the lot/pad rent for you until the 7-year term has expired. If a park does not approve you, then we can evaluate other options such as private land.
GETTING STARTED: Please submit the NO FEE application. Sometimes we have homes available for immediate occupancy, some on contingency and some homes we will need to purchase. If we do not have a home available in the area you desire, we will purchase one for you and this will require an advance payment (as a portion of your down payment). This will be used to SECURE a home you choose. This initial down payment will be applied to your total down payment (move-in cost). If you don’t have enough cash for move in, then we may be able to work out a payment arrangement for the balance you owe. However, if you back out during the process then the down payment shall be forfeited by you. The normal time frame for this program is 30 days (Time spans do vary as each tenant situation is different and housing availability varies from area-to-area). Once you pay the partial down payment, we will start searching for a home that matches your criteria (within reason). Please don't expect to get a house in a few days. Again, the process does take some time and time spans will vary. Once we find a home that matches your criteria, we will call you and set an appointment for you to go see the home. Any falsified application will be result in an automatic decline. Any person who commits rent fraud is subject to having their lease cancelled.
(1) Please complete a Fast Online Application for Housing (No Application / Background Check Fee).
(2) Upon completion of a background check, you will be called or notified via e-mail of whether your Application has been approved (Most Applications are approved even with Damaged Credit and/or Criminal Background History).
(3) If the Application is approved, we will need to schedule a Renter Interview. For the Renter Interview, we ask you to bring a copy of both your driver’s license and your paycheck stubs along with a $150 payment to get started. (Please be advised that we may or may not accept payment unless the final approval of the Renter Interview is completed).
(4) If approved upon completing the Renter Interview, we will accept documentation and payment. If you have damaged credit, and desire regular real estate then you will need to pay the required fee of $350 to enroll in our credit improvement service. A spouse or 2nd applicant needing help with credit will incur an additional $175. Mobile home applicants with damaged credit do not require our credit services, but can pay for them if they want to improve their credit. Note: Mobile home parks often require credit checks to receive park approval.
(5) We will have you view homes we may already have in stock, homes we may be considering or we will search for homes (that meets your area, school district, type and size requirements).
Important Housing Fact: Your chances of approval and then actually moving into a home are best with Mobile Homes. Don't let an old stigma keep you from making a good decision. Over the years mobile homes have improved dramatically. Also, many of the parks we deal with are some of the best in the state of Missouri and are very nice areas. St. Louis and St. Charles county are probably our most popular and requested areas. Additionally, we also have started to expand operations to other states. Please inquire about your state. We typically have enough cash reserves to keep a good inventory of mobile homes.
Drawbacks of Regular Real Estate Housing: Remember, having damaged credit makes it extremely difficult to get approved for regular real estate housing. However, we often consider working with people who have damaged credit who are seeking regular real estate. We require they use our credit service FIRST in order to improve their credit. Delays can occur in getting regular real estate housing due to needing cash investors from time-to-time. We can secure residential real estate with non-bank financing or financial agreements.
Move-In Time ("Possession"): This stipulation is negotiable with an Offer to Purchase Contract which is accepted by the seller. You may move into a property according to possession terms as stipulated in the Purchase (or Lease) agreement. Obtaining housing typically averages from 1 (one) week to 90 (ninety) days on average and depends upon whether the areas Applicant chooses has enough available housing in the area for purchase, lease or rent-to-own. Any applicant who is inflexible with housing options (or areas) may face long delays which could prolong the search for weeks or even months. We cannot and do not guarantee in any way (implied or express) that housing will be found within a particular time period. Down payment may typically be equal to first and last month's rent plus security deposit. All applicants are expected to keep their appointments. Failure to keep an appointment shall result in automatic application decline.
Scheduled Appointments: All Applicants must bring a copy of a photo ID, recent pay stub and your $150 payment to get started. We do not charge an application fee.
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