Sell Your House Fast in Any Situation – We Can Help
Life happens. Sometimes you need to sell your house fast, and traditional real estate timelines just won't work. Whether you're facing foreclosure, going through a divorce, dealing with an inherited property, or any other challenging situation—we're here to help.
Dello Investments buys houses in ANY situation throughout Chicago.
✓ Fast cash offers in 24 hours
✓ Close in as little as 7 days
✓ No repairs needed
✓ We handle all the complications
✓ Zero fees or commissions
Common Situations We Help With
Inherited Property
The Challenge:
You've inherited a house you don't want or can't afford. Maybe there are multiple heirs who disagree, the property needs major repairs, or you live out of state and can't manage it.
How We Help:
Buy houses in probate or after probate
Work with multiple heirs
Handle properties in any condition
Manage all legal complexities
Quick closing so everyone moves on
Typical Timeline: 14-30 days
Learn More About Inherited Property → | Read: Complete Buyout Guide →
Divorce
The Challenge:
Neither spouse wants to keep the house. You can't agree on repairs, listing price, or anything else. You both need money to move on with your lives, and the house is keeping you tied together.
How We Help:
Quick sale so both parties can move forward
Fair offers with transparent calculation
No arguments over repairs or contractors
Simple division of proceeds
Close on your timeline
Typical Timeline: 14-21 days
Facing Foreclosure
The Challenge:
You've fallen behind on mortgage payments. The bank has filed foreclosure, and the sheriff sale is approaching. Your credit is at stake, and you might face a deficiency judgment.
How We Help:
Close before the auction date
Pay off your mortgage and any liens
Stop foreclosure process
Protect your credit score
Avoid deficiency judgment
Get a fresh start
Typical Timeline: 7-14 days (urgent situations)
Important: The sooner you contact us, the more options you have.
Read: Foreclosure Assistance Guide → | Learn More About Foreclosure Sales →
Job Relocation
The Challenge:
You got a job offer in another state and need to move in 30 days. You can't manage a long-distance home sale, and you can't afford two mortgages. Time is critical.
How We Help:
Close in as little as 7 days
Flexible move-out dates
Handle everything remotely if needed
One simple transaction, then you're free to move
No need to come back for showings or repairs
Typical Timeline: 7-21 days
Problem Tenants
The Challenge:
Your tenants stopped paying rent, damaged the property, or won't leave. Eviction in Chicago is expensive and time-consuming (often 4-6 months). You're losing money every month.
How We Help:
Buy properties with tenants in place
You don't need to evict
We handle the tenant situation after closing
Stop losing money immediately
We deal with the headache
Typical Timeline: 14-30 days
Read: Can Tenants Change Locks in Chicago → | Section 8 Guide →
House Needs Major Repairs
The Challenge:
Your house has foundation problems, needs a new roof, has fire or water damage, or is in general disrepair. Contractors quote $50,000+ in repairs. You can't afford it, and buyers are scared off.
How We Help:
Buy houses in ANY condition
No repairs needed whatsoever
Foundation issues? We'll buy it
Fire damage? We'll buy it
Hoarder situation? We'll buy it
Code violations? We'll handle them
We buy:
Houses with foundation problems
Properties with roof damage
Fire or water damaged homes
Hoarder houses
Properties with code violations
Unfinished renovation projects
Houses with mold or structural issues
Typical Timeline: 14-21 days
Vacant Property
The Challenge:
Your property has been vacant for months or years. You're paying taxes, insurance, and utilities on an empty house. It's attracting vandals or squatters. The city is threatening fines for code violations.
How We Help:
Stop the financial drain immediately
Take over all responsibility
Handle squatter removal if needed
Deal with city violations
End the stress of vacant property management
Cost of keeping vacant house:
Property taxes: $300-600/month
Insurance: $100-200/month
Utilities: $100-300/month
Maintenance: $200+/month
Total: $700-1,300/month for an empty house
Stop losing money. Sell it now.
Read: Vacant Property Guide → | Chicago Vacant Homes Overview →
Squatters in Your Property
The Challenge:
Unauthorized people are living in your property. The legal eviction process in Illinois can take months and cost thousands. Meanwhile, they're damaging your property and you can't sell it.
How We Help:
Buy properties with squatters in place
We handle the legal eviction process
You don't deal with court or confrontation
Close quickly despite the situation
Transfer all liability to us
Typical Timeline: 21-30 days
Read: Understanding Squatters Rights in Chicago → | Illinois Squatters Rights 2025 →
Upside Down on Mortgage
The Challenge:
You owe more on your mortgage than the house is worth. You need to sell but can't cover the difference. You're trapped in a house you don't want.
How We Help:
Negotiate short sales with your lender
We have experience with underwater properties
Help you avoid foreclosure
Potentially avoid deficiency judgment
Get you out from under the burden
Not all underwater situations can be solved, but we'll give you honest advice about your options.
Typical Timeline: 30-60 days (bank negotiations take time)
Downsizing
The Challenge:
Your home is too big now. Kids have moved out, maintenance is overwhelming, or you want to move to a senior community. You don't want the hassle of listing, showings, and waiting months.
How We Help:
Quick, simple process
No showings or open houses
No repairs or staging
Flexible move-out timeline (take 60+ days if needed)
Move at your own pace
Typical Timeline: 30-60 days (your choice)
Tired Landlord
The Challenge:
You're burned out on being a landlord. Constant repairs, tenant problems, 2am phone calls about broken pipes. Property management takes too much time and stress. You want out.
How We Help:
Buy your rental property as-is
Tenants can stay or go - your choice
Take over all landlord headaches
One transaction, you're done
Cash out and enjoy your freedom
Typical Timeline: 21-30 days
Read: When to Raise Rent in Chicago → | Chicago Rent Control Laws →
Behind on Property Taxes
The Challenge:
You've fallen behind on property taxes. The county is threatening a tax sale. You can't catch up on the payments, and you're at risk of losing the property.
How We Help:
Buy properties with tax liens
Pay off back taxes at closing
You receive remaining equity
Stop the tax sale process
Clean slate for you
Typical Timeline: 14-21 days
Probate Complications
The Challenge:
The property is stuck in probate. There are complicated legal issues, multiple heirs, or contested wills. You need cash now but the legal process is dragging on.
How We Help:
Buy properties in probate
Work with probate attorneys
Handle complex legal situations
Get court approval when needed
Experience with Illinois probate law
Typical Timeline: 30-60 days (depends on probate stage)
How Our Process Works
No matter your situation, the process is simple:
Step 1: Contact Us (2 minutes)
Tell us about your property and situation:
Address
Property condition
Your timeline
Your situation
Fill Out Quick Form → | Call: (312)975-5557
Step 2: Get Your Offer (24 hours)
We'll:
Research your property
Evaluate comparable sales
Calculate repair costs
Present a fair cash offer with full explanation
Step 3: Close on Your Timeline (7-60 days)
You choose the timeline that works for you:
Need to close in 7 days? We can do it
Need 60 days to move? No problem
We're flexible to your needs
Why Choose Dello Investments?
We're Different From Other "We Buy Houses" Companies
✅ Local Chicago Business
We're not a national call center. We live and work in Chicago. We actually close on the properties we offer on.
✅ Transparent Pricing
We show you our calculation and explain every number. No bait-and-switch tactics.
✅ Experienced with Complex Situations
100+ sellers helped since 2018. We've seen every situation and know how to handle complications.
✅ No Pressure
Our offers come with zero obligation. We'll give you honest advice even if selling to us isn't your best option.
✅ Fast Closings
Close in 7 days when urgent, or take 60+ days if you need time. You decide.
✅ Zero Fees
We pay all closing costs. No commissions, no fees, no surprise charges.
✅ 5 Star Rating
5.0★ Google Reviews. Check out what other Chicago homeowners say about us.
What Our Clients Say
⭐⭐⭐⭐⭐
"They actually advised me not to sell my house right now and instead gave me solutions that truly made sense for me. That kind of integrity is rare these days. If I had another property to sell, they would be the very first people I'd call." — Homeowner
⭐⭐⭐⭐⭐
"Alexa was very educational and communicated with me through every step. They didn't try to take advantage and helped me get the most money out of the deal." — Homeowner
⭐⭐⭐⭐⭐
"Dello Investments got back to me very quickly. Alexa came out to my property and gave me an honest evaluation. The process was smooth, and I appreciated the transparency." — Homeowner
Frequently Asked Questions
Q: How much will you offer for my house?
A: Typically 70-85% of after-repair value, minus repair costs. We show you our calculation so you understand the numbers. Learn more about our pricing →
Q: How fast can you really close?
A: As fast as 7 days for urgent situations, or we can wait 60+ days if you need time. You choose.
Q: Do I have to make any repairs?
A: Zero repairs needed. We buy houses in any condition—even if they need $50,000+ in work.
Q: Are there any fees?
A: No. We pay all closing costs, title fees, and transfer taxes. You pay nothing.
Q: What if I have liens or back taxes?
A: We handle this regularly. We pay off liens and back taxes at closing. You receive the remaining equity.
Q: Can I get other offers to compare?
A: Absolutely! We encourage getting 2-3 offers. A legitimate buyer will give you time to shop around.
Q: What makes you different from other cash buyers?
A: We're local, transparent, and experienced. We explain our numbers, we close on time, and we've been doing this in Chicago since 2010.
Don't Wait – Get Your Cash Offer Today
Whatever situation you're facing, we can help. The longer you wait, the more money you lose in holding costs, stress, and missed opportunities.
3 Ways to Get Started:
1. Fill Out Our Quick Form (2 minutes)
Get My Cash Offer →
2. Call Us Directly
(312)975-5557
Monday-Saturday, 8am-7pm
3. Text Your Address
Text to: (312)975-5557
We'll respond within 1 hour
No obligation. No pressure. Just honest answers about your options.
We've helped 100+ homeowners in difficult situations. We can help you too.
Service Areas
We buy houses throughout Chicago and suburbs:
South Side: Roseland, Englewood, Auburn Gresham, Chatham, South Shore, Beverly
West Side: Austin, Humboldt Park, North Lawndale, Garfield Park
North Side: Logan Square, Uptown, Rogers Park, Edgewater, Lincoln Park
Suburbs: Oak Park, Cicero, Berwyn, Evanston, Skokie, and surrounding areas
See all neighborhoods we serve →