The Bank Said No. That Doesn’t Mean You Can’t Buy.
Traditional mortgage underwriting is built for one kind of buyer: two years of W-2 income, a long clean credit file, and a tidy paper trail. If you’re self-employed, recently divorced, rebuilding after a bankruptcy or foreclosure, or your income is real but hard to document, you can be perfectly capable of owning a home and still get declined.
We work outside that box. EZ Home Path buys houses directly, then sells them on terms — either owner financing, where you take ownership and pay us instead of a bank, or a lease purchase, where you move in now and buy at a locked-in price later.
There are no bank credit-score minimums on our programs. We do verify income and ability to pay — we’re not going to put you in a house you can’t keep. But we’re looking at your whole situation, not a three-digit number.
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Two Ways to Own: Owner Financing or Lease Purchase
People often find us searching for “rent to own homes.” What we actually offer is stronger than a typical rent-to-own arrangement — and we’ll tell you upfront which one fits you.
Owner Financing (Land Contract / Contract for Deed)
You buy the home now. We hold the financing instead of a bank. You get the keys, the responsibility, and the benefits of ownership from day one, and you make monthly payments to us under agreed terms.
Best for: Buyers with a meaningful down payment and steady documentable income who want ownership immediately.
- Purchase price and interest rate locked at closing
- You control the property — improve it, live in it, build equity
- No bank underwriting, no credit-score minimum
- Refinance into a conventional loan later if you choose
Lease Purchase
You lease the home now with a contractual agreement to purchase it at a set price within a defined term — typically three years, with extensions possible in some situations. Part of your monthly payment and your upfront option consideration go toward the purchase.
Best for: Buyers who need 12–36 months to rebuild credit, season self-employment income, or save a larger down payment.
- Purchase price locked at signing, so appreciation works for you
- Move in now, buy when you’re ready
- Time to strengthen your file for a conventional loan
- Clear written terms — you know the price and the deadline on day one
How they compare
| Owner Financing | Lease Purchase | Conventional Mortgage | |
|---|---|---|---|
| When you own | At closing | End of lease term | At closing |
| Bank underwriting | No | No | Yes |
| Credit-score minimum | None | None | Typically 620+ |
| Self-employed income | Considered | Considered | 2 years tax returns |
| Upfront cash needed | Down payment | Option consideration | Down payment + closing costs |
| Price locked upfront | Yes | Yes | Yes |
| Typical time to close | Days to weeks | Days to weeks | 30–45 days |
Not sure which one fits? That’s what the conversation is for. Call 360-743-3330 or start with the form and we’ll walk you through both.
Have questions? Check out our Frequently Asked Questions Page →
The Homes We Offer
We acquire houses every month from owners who need to sell — job relocations, estates, divorces, deferred maintenance, timelines a retail listing can’t meet. Most get renovated before they go to a buyer.
What’s typically available:
- 2 to 4 bedrooms
- Roughly 1,400–2,500 square feet
- Updated kitchens and baths on most properties
- Established neighborhoods, move-in ready
Inventory changes constantly and good properties move fast. Homes are released to our buyer list first.
How It Works
Step 1 — Tell us your situation. Complete the short form. We ask about household income, your timeline, and what you can put down. Takes two minutes.
Step 2 — We match you to a path and a property. We’ll tell you honestly whether owner financing, lease purchase, or a conventional loan is your best move. If you actually qualify for a bank loan, we’ll say so and point you to a licensed agent — that’s a better deal for you, and we’d rather earn the referral than the wrong sale.
Step 3 — Tour, agree on terms, sign. You see the home, we agree on price and payment structure in writing, and you review the documents. We encourage every buyer to have their own attorney review the agreement before signing.
Step 4 — Move in. Owner financing buyers own from day one. Lease purchase buyers move in and start the clock toward purchase.
Once you’re on our buyer list, you get new properties by email and text before they’re advertised publicly.
Who We Work With
Self-employed and 1099 earners. Contractors, gig workers, small business owners, commission earners. Your income is real; the underwriting box just doesn’t fit it.
Buyers rebuilding after a financial setback. Bankruptcy, foreclosure, or divorce puts a mandatory waiting period between you and a conventional loan. You don’t have to spend those years renting.
Newer credit files. Recent immigrants, young buyers, and anyone who has lived without debt and therefore without a credit history.
Investors. Terms deals, faster closings, and less friction than institutional financing.
Where We Operate
We’re headquartered in Lacey, Washington, and serve buyers across seven states.
Washington — Olympia, Lacey, Tumwater, Centralia, and surrounding Thurston and Lewis County communities.
Also serving: Arizona · Idaho · Indiana · Missouri · Montana · Ohio
Inventory varies by market. If you don’t see a home in your area today, get on the list — we’ll notify you when one comes available.
Why Buyers Work With Us
We’re licensed, and we’re accountable. EZ Home Path operates under Garrison Property Solutions and is owned by Ryan Garrison, a licensed Washington real estate broker. Most terms-sellers aren’t licensed and aren’t accountable to anyone. We are.
We tell you if you don’t need us. If a conventional mortgage is your better option, we’ll say so and refer you out. Our retail brokerage handles those buyers directly.
Everything is in writing, and we want you to have it reviewed. Purchase price, payment amount, term length, and your obligations are all documented before you sign. We recommend independent attorney review on every transaction.
We own what we sell. We’re not a listing service and we’re not a lead broker. We buy houses and we sell them. That means we can actually set the terms.
Frequently Asked Questions
What’s the difference between owner financing and rent to own?
With owner financing you become the owner immediately and make payments to us instead of a bank. With a rent-to-own or lease purchase arrangement you’re a tenant first with a contractual right to buy later. Owner financing gives you ownership sooner; lease purchase gives you time to prepare. We offer owner financing and lease purchase — not open-ended rentals or true rent-to-own listings.
Do you check credit?
There is no bank credit-score minimum on our programs, and a low score alone won’t disqualify you. We do verify income and ability to make the payment, because putting someone into a home they can’t sustain helps nobody.
How much money do I need upfront?
It varies by property and by program. Owner financing requires a down payment; lease purchase requires option consideration. Both are typically well below what a bank would require, and both are negotiable based on your situation. Call 360-743-3330 for specifics on a given property.
What if I’m self-employed?
That’s a large share of our buyers. We look at bank statements, contracts, and actual cash flow rather than requiring two years of tax returns and a W-2 history.
I filed bankruptcy / went through foreclosure. Can I still buy?
sually yes. Conventional lenders impose mandatory waiting periods of two to seven years depending on the event and loan type. We don’t. We look at where you are now.
How long is a lease purchase term?
Typically two to five years. In some situations we’ll extend if you need additional time to qualify for a conventional loan or build your down payment. The term is defined in writing before you sign.
Am I obligated to buy at the end of a lease purchase?
Typically not. Read your specific agreement carefully — a lease purchase and a lease option are legally different instruments, and your obligations differ between them. We’ll walk you through exactly which one you’re signing, and we recommend you have an attorney review it.
Is the purchase price locked in?
Yes. Price is agreed and documented upfront. If the market appreciates during your term, that benefit is yours.
Who handles repairs, taxes, and insurance?
It depends on the program. Under owner financing you’re the owner and will carry those responsibilities. Under a lease purchase, responsibilities are split and spelled out in the agreement. We put it in writing so there’s no ambiguity later.
Can I refinance into a normal mortgage later?
Yes, and many buyers do. Owner financing buyers refinance to pay off the balance; lease purchase buyers typically obtain a conventional loan to complete the purchase. Nothing in our agreements prevents you from refinancing.
Do you report my payments to credit bureaus?
Ask us directly about the specific property and program — reporting practices vary.
What states do you operate in?
Washington, Arizona, Idaho, Indiana, Missouri, Montana, and Ohio. Inventory varies by market.
What if I actually qualify for a bank loan?
Then you should use one — it’s cheaper. Tell us, and we’ll refer you to our retail brokerage at sellmyhouseolympia.com. We’d rather send you to the right product than sell you the wrong one.
How do I get started?
Fill out the form on this page or call 360-743-3330. Getting on the buyer list is free and puts you in front of new properties before they’re advertised.
Click here to learn more about how we help people like you become homeowners in Olympia ››