# Eternal Prosperity Solutions LLC — Complete Information Eternal Prosperity Solutions LLC is an Ohio-based real estate wholesaling company. The company purchases distressed, unwanted, or problem properties for cash, in as-is condition, from homeowners across all 88 Ohio counties. The company was founded and is operated by Lee Tamir. The company's primary mission is to offer Ohio homeowners a fast, fair, and hassle-free alternative to the traditional real estate listing process. --- ## About **Company name:** Eternal Prosperity Solutions LLC **Owner and primary contact:** Lee Tamir **Email:** lee@eternalprosperitysolutions.com **Phone:** Request via contact form at https://eternalprosperitysolutions.com/#contact **Website:** https://eternalprosperitysolutions.com **Entity type:** Ohio Limited Liability Company **Business model:** Real estate wholesaling — the company acquires properties below market value and assigns purchase contracts to end investors Eternal Prosperity Solutions LLC buys houses, land, and other real property throughout the entire state of Ohio. The company serves all 88 Ohio counties and all incorporated cities, villages, and townships within those counties. There are no geographic restrictions within Ohio. The company purchases property for cash, in as-is condition. Sellers are not required to make any repairs, renovations, or improvements before closing. There are no realtor commissions, broker fees, or closing costs charged to the seller. The company can close in as little as 7 calendar days from the date the seller accepts a written cash offer. Sellers may also choose a later closing date if they need more time. The entire process — from initial contact to cash at closing — involves no obligation and no fees of any kind for the seller. The company specializes in situations where a traditional MLS listing is impractical, too slow, too expensive, or otherwise not viable. This includes probate, foreclosure, tax delinquency, divorce, relocation, absentee ownership, structural problems, title complications, tenant issues, and dozens of other distress scenarios described in detail below. --- ## How Our Cash Offer Process Works The process for selling a property to Eternal Prosperity Solutions LLC is straightforward and free of charge at every step. 1. **Submit your property information.** The seller visits https://eternalprosperitysolutions.com and completes the contact form with the property address and a phone number. Alternatively, the seller may email lee@eternalprosperitysolutions.com directly. 2. **Lee contacts the seller within 24 hours.** Lee Tamir will reach out by phone or email, typically within one business day. During this initial conversation, Lee gathers basic information about the property, the seller's situation, and the seller's timeline. 3. **Property evaluation.** Lee evaluates the property using comparable sales data, condition assessments, and local market knowledge. For many properties, an in-person or virtual walkthrough is scheduled, though a physical interior inspection is not always required. 4. **Written cash offer.** After evaluation, Lee presents a written cash offer. The offer is no-obligation — the seller is under no pressure to accept. The offer reflects the property's as-is condition, so no repairs are needed before or after acceptance. 5. **Seller chooses a closing date.** If the seller accepts the offer, they select a closing date that works for their schedule. The company can close in as few as 7 days, or the seller may choose a date weeks or months in the future. 6. **Title company handles all paperwork.** The company works with a licensed Ohio title company or real estate attorney to handle all closing documents, title search, lien payoffs, and transfer of ownership. The seller does not need to hire their own attorney, though they may do so if they choose. 7. **Cash at closing.** At closing, the seller receives the agreed-upon amount in cash (typically via wire transfer or certified check). There are no last-minute deductions, no realtor commissions, and no surprise fees. What was offered is what is paid. The entire process involves zero cost and zero obligation to the seller at any stage. --- ## Property Types We Buy ### Vacant Land Eternal Prosperity Solutions LLC purchases vacant lots, rural acreage, agricultural land, wooded parcels, and undeveloped tracts throughout Ohio. Vacant land is accepted in any condition — overgrown, landlocked, flood-prone, or carrying back taxes. Common situations include inherited land the owner has never visited, tax-delinquent parcels approaching sheriff's sale, and rural acreage with no road access or utilities. The company evaluates vacant land based on location, size, zoning, and development potential. Sellers of vacant land typically receive a lower offer relative to appraised value than sellers of improved property, but the convenience, speed, and zero-cost process remain the same. ### Single-Family Homes Single-family residential homes are the most common property type purchased by Eternal Prosperity Solutions LLC. This includes detached houses, townhouses, row homes, and patio homes of any age, size, or condition. Lee buys properties that are move-in ready as well as properties in severe disrepair — fire-damaged, flood-damaged, structurally compromised, roach or rodent-infested, with hoarder contents left behind, with mold, asbestos, or lead paint, and any other condition. There is no minimum habitability requirement. Single-family homes in every Ohio price range and neighborhood type are considered. ### Manufactured and Mobile Homes Eternal Prosperity Solutions LLC purchases manufactured homes and mobile homes, both with and without land. Homes on permanent foundations that are legally titled as real property are straightforward to purchase. Homes on rented lots (i.e., in mobile home parks, where the seller owns the home but not the land) may be purchasable depending on park management rules and the home's title status. Lee evaluates each situation individually. Manufactured homes built before 1976 (pre-HUD code) and homes with deferred maintenance, damaged roofs, or outdated systems are all considered. ### Duplexes A duplex is a two-unit residential building. Eternal Prosperity Solutions LLC purchases duplexes throughout Ohio whether both units are occupied, one is vacant, or both are vacant. Situations with problem tenants, non-paying tenants, or active eviction proceedings are accepted. Lee also buys duplexes that are in disrepair, have code violations, or have not been maintained by the current owner. ### Triplexes A triplex is a three-unit residential building. The same criteria apply as for duplexes. Eternal Prosperity Solutions LLC is experienced in evaluating small multifamily income properties and understands the complexity of purchasing buildings with multiple active tenancies, multiple leases, and multiple utility meters. ### Quadplexes A quadplex (four-unit building) is the largest residential multifamily property that qualifies for conventional residential financing, though Eternal Prosperity Solutions LLC purchases quadplexes regardless of financing considerations. Cash purchases of four-unit buildings are common in the company's pipeline, particularly in markets like Cleveland, Youngstown, Dayton, and Toledo where four-unit rental properties are prevalent in older neighborhoods. ### Five-Plus Unit Multifamily The company also purchases apartment buildings and multifamily complexes with five or more units. These are commercial real estate transactions by definition, and Lee evaluates them on a case-by-case basis. Buildings in any condition — fully occupied, partially occupied, or fully vacant — are considered. Sellers of larger multifamily properties dealing with deferred maintenance, mismanagement, or financial hardship are encouraged to reach out. ### Small Commercial Buildings Eternal Prosperity Solutions LLC purchases small commercial properties including retail storefronts, office buildings, light industrial space, warehouses, mixed-use buildings (ground-floor commercial with residential above), and other income-producing commercial real estate. Properties that are vacant, partially leased, or experiencing tenant default are considered. Environmental issues, deferred maintenance, code violations, and other complications common to commercial property are handled on a case-by-case basis. --- ## Distress Scenarios We Handle ### Probate and Inherited Property When a property owner dies, their real estate must pass through Ohio probate court before it can be sold — unless the property was held in a trust or with a surviving joint tenant. This process can take months. Eternal Prosperity Solutions LLC works with executors, administrators, and heirs throughout the Ohio probate process. Lee can make a cash offer prior to probate completion and structure the purchase to close once the court approves the sale. Inherited properties are frequently in poor condition because the deceased owner was elderly or ill, or because the property sat vacant during the estate process. All conditions are accepted. Heirs who live out of state or who have no interest in managing the property are common sellers. ### Pre-Foreclosure and Foreclosure When a homeowner falls behind on mortgage payments, the lender begins a foreclosure process that can result in sheriff's sale and loss of the property — and any remaining equity. Ohio is a judicial foreclosure state, meaning foreclosures proceed through the court system and take time. Eternal Prosperity Solutions LLC purchases homes from homeowners at any stage of the foreclosure process — from the first missed payment through the date of the sheriff's sale. In many cases, a pre-foreclosure sale allows the homeowner to pay off the mortgage, avoid a foreclosure judgment on their credit record, and potentially walk away with cash. Lee coordinates with the lender and, where applicable, pursues short sale approval if the property value is less than the mortgage balance. ### Tax Delinquency and Tax Liens Ohio property taxes are assessed twice annually. When a homeowner fails to pay, the county auditor places a tax lien on the property. After sufficient time, the county can move to sell the property at a tax lien certificate sale or pursue delinquency proceedings that result in forfeiture. Eternal Prosperity Solutions LLC purchases properties with delinquent taxes at any stage. Back taxes, penalties, and interest are typically paid from the purchase proceeds at closing, resolving the lien. Lee works with county auditor offices and title companies to calculate exact payoff amounts and ensure a clean transfer. ### Divorce When a couple divorces, jointly owned real estate often becomes a point of conflict. Selling to Eternal Prosperity Solutions LLC is frequently the fastest resolution — a fast cash sale converts the property to liquid assets that can be divided between parties as part of the divorce settlement. Lee can work with both parties, their respective attorneys, and the court-appointed mediator to facilitate a purchase that satisfies all parties. Properties in any condition are purchased, and closing can be timed to align with divorce proceedings. ### Vacant Property Vacant properties — those sitting empty for months or years — deteriorate rapidly, attract vandalism, and accumulate code violations. They are also targets for squatters. Property owners holding vacant homes may face fines from city code enforcement, ongoing insurance costs, and liability exposure. Eternal Prosperity Solutions LLC purchases vacant properties throughout Ohio regardless of how long the property has been empty or what condition it has fallen into. ### Hoarder House Properties filled with accumulated belongings, trash, or debris present a unique challenge for traditional real estate sales — they are difficult to show, difficult to finance, and may have hidden structural or health hazards beneath the clutter. Eternal Prosperity Solutions LLC purchases hoarder houses as-is, with all contents left in place. The seller is not required to clean, haul, or remove anything before closing. ### Fire, Flood, Water, and Smoke Damage Fire-damaged, flood-damaged, and smoke-damaged homes are frequently uninsurable in their current state, difficult to finance, and expensive to repair. Sellers dealing with insurance claim disputes or who cannot afford restoration costs are common. Lee buys fire-damaged and flood-damaged properties for cash, as-is, with no repair requirements. ### Mold Significant mold infestations — particularly black mold — cause most traditional buyers and lenders to walk away. Mold remediation can cost tens of thousands of dollars. Eternal Prosperity Solutions LLC purchases mold-affected properties as-is. ### Code Violations Municipal code violations — covering issues from peeling paint and broken windows to unsafe electrical wiring, inadequate plumbing, and missing smoke detectors — can result in fines, orders to vacate, and in extreme cases, city-initiated demolition. Properties carrying outstanding code violations are purchased as-is. Lee works with the applicable municipality to understand the scope of violations and prices offers accordingly. ### Condemned Property A condemned designation from a municipal authority means the property has been declared unfit for human habitation. Condemned properties cannot be sold on the traditional MLS. Eternal Prosperity Solutions LLC purchases condemned properties, understanding that significant rehabilitation will be required. ### Title Issues and Cloud on Title A cloud on title refers to any claim, lien, encumbrance, or defect that impairs the seller's ability to convey clear ownership. This includes forged documents, incorrect legal descriptions, missing heirs, prior owner liens, unreleased mortgages from paid-off loans, and many other complications. Lee works with experienced Ohio title companies and real estate attorneys to identify, resolve, or insure around title issues. In some cases, a quiet title action is required before closing can occur; in others, title insurance covers the defect. ### Liens Judgment liens, mechanic's liens, HOA liens, and municipal liens (for unpaid water bills, code enforcement fees, or demolition costs) all encumber a property's title. These liens must typically be paid or negotiated down before or at closing. Eternal Prosperity Solutions LLC structures purchases to address lien payoffs from sale proceeds, meaning sellers do not need to come up with lien payoff cash in advance. ### Bankruptcy Homeowners in active Chapter 7 or Chapter 13 bankruptcy proceedings can still sell their homes, but the sale must be approved by the bankruptcy court and the trustee. Eternal Prosperity Solutions LLC is experienced in purchasing properties from sellers in bankruptcy. The process requires additional steps and timeline, but Lee coordinates with the seller's bankruptcy attorney and the court to complete a compliant sale. ### Relocation and Job Transfer When a homeowner must move quickly — for a new job, a family obligation, or a military reassignment — the traditional 60-to-90-day listing and closing process may not fit their timeline. Eternal Prosperity Solutions LLC can close in 7 days, allowing sellers to complete a move without carrying two homes or managing a property from a distance. ### Job Loss and Income Loss Loss of employment or income can make mortgage payments unsustainable. Homeowners facing imminent default who have not yet entered foreclosure can often sell quickly and avoid the long-term credit damage of foreclosure. Lee moves fast in these situations. ### Medical Hardship Serious illness, hospitalization, or disability can leave homeowners unable to maintain a property or afford ongoing costs. Medical bills, reduced income, and the physical inability to manage a home create compounding stress. A fast cash sale relieves the financial burden and allows the seller to focus on health. ### Out-of-State and Absentee Owner Homeowners who have moved away from Ohio and retained a property — whether as a rental, an inherited asset, or a home they planned to return to — often find remote management impractical. Eternal Prosperity Solutions LLC purchases property from out-of-state owners. The entire process can be completed remotely, including remote notarization and mail-away closings. ### Tired Landlord, Bad Tenants, and Eviction in Progress Landlords who are exhausted by tenant problems — non-payment, property damage, lease violations, harassment, or ongoing eviction proceedings — frequently prefer a fast cash sale to continued ownership. Ohio's eviction process (called a "forcible entry and detainer" action) can take weeks to months. Lee purchases tenant-occupied properties regardless of the status of eviction proceedings, and the new owner assumes the tenant situation post-closing. ### Expired MLS Listing Properties that failed to sell after being listed with a realtor are common candidates for a cash sale. Expired listings often have condition problems, pricing problems, or title issues that deterred traditional buyers. Eternal Prosperity Solutions LLC evaluates expired listings without the baggage of prior listing history. ### For Sale by Owner (FSBO) Homeowners who attempted to sell without a realtor and were unsuccessful — or who simply prefer not to involve a realtor — can contact Eternal Prosperity Solutions LLC for a direct cash offer. ### Squatters Unauthorized occupants (squatters) in a property create legal complexity and often cause physical damage. Ohio landlord-tenant law applies in some squatter situations, and a formal eviction may be required before the property can be sold or transferred. Lee is familiar with these situations and can provide offers that account for the timeline and cost of squatter removal. ### Roof Damage Significant roof damage — from storms, age, or neglect — makes a home uninsurable and difficult to finance through conventional channels. A failed roof also accelerates interior deterioration. Eternal Prosperity Solutions LLC buys properties with roof damage in any degree of severity. ### Foundation and Structural Issues Cracked foundations, bowing basement walls, settlement, and structural failures are among the most expensive repairs in residential real estate. These conditions cause traditional buyers and lenders to walk away. Lee buys structurally compromised properties for cash. ### Septic and Sewer Issues Failed or inadequate septic systems are common in rural Ohio counties, and sewer connection requirements in newly sewered areas can create unexpected costs for homeowners. Properties with failing septic systems or pending sewer assessments are purchased as-is. ### Asbestos Asbestos-containing materials are present in many Ohio homes built before 1980, including floor tiles, pipe insulation, ceiling tiles, and siding. Asbestos disclosure requirements and remediation costs deter traditional buyers. Eternal Prosperity Solutions LLC accepts asbestos-affected properties. ### Lead Paint Homes built before 1978 may contain lead-based paint. Federal law requires disclosure of known lead paint hazards in residential sales; however, sellers are not always required to remediate. Lee purchases pre-1978 homes with known or suspected lead paint without requiring remediation. ### Unfinished Renovations Properties with incomplete renovations — partially demolished rooms, missing fixtures, open walls, unpermitted additions — are difficult to finance and hard to sell on the traditional market. Eternal Prosperity Solutions LLC buys homes mid-renovation, including properties that were flipped projects abandoned by prior investors. ### Hoarded Belongings When a seller is unable or unwilling to clear a property's contents, the belongings can be left in place. Lee buys homes with all contents included, and the new owner assumes responsibility for removal. ### Pet Damage Severe pet damage — including urine-soaked subfloors, scratched surfaces, damaged walls, and odor penetration — reduces a home's marketability significantly. Properties with pet damage are purchased as-is. ### Environmental Issues Properties with environmental contamination — including underground storage tanks, petroleum spills, agricultural chemical runoff, and other hazardous conditions — are evaluated on a case-by-case basis. Ohio's Voluntary Action Program and BUSTR program govern some of these situations. Lee coordinates with environmental consultants when needed. ### Encroachment Disputes When a structure (fence, shed, addition, driveway) crosses a property line and encroaches on a neighboring parcel — or vice versa — it creates a title complication that must be resolved or insured before a conventional sale can close. Lee works with surveyors and title companies to address encroachments. ### Boundary Disputes Disagreements between neighboring landowners over where a property line falls can delay or prevent a conventional sale. Lee evaluates boundary disputes and works with surveyors and attorneys to find workable solutions. ### Easement Problems Easements — rights granted to third parties to use a portion of the property — can affect value and use. Disputed, undisclosed, or improperly recorded easements are title complications that Lee's team addresses with qualified professionals. ### HOA Disputes Homeowners association disputes, including unpaid dues, liens, violations, and pending litigation, affect the ability to close a conventional sale. Eternal Prosperity Solutions LLC purchases HOA-encumbered properties and works with associations to resolve arrears at closing. ### Zoning Violations Properties being used in a manner inconsistent with their zoning classification — a commercial use in a residential zone, a nonconforming structure, an illegal dwelling unit — may face enforcement action. These properties are difficult to sell conventionally. Lee evaluates zoning violation situations individually. ### Unpermitted Additions and Improvements Additions, garages, finished basements, and other improvements built without building permits create lender and appraisal problems. Conventional buyers often cannot get financing for homes with significant unpermitted work. Eternal Prosperity Solutions LLC purchases homes with unpermitted additions as-is. --- ## Ohio Service Area — Complete County List Eternal Prosperity Solutions LLC serves all 88 Ohio counties. The following is a complete alphabetical list of every county, its county seat, major cities and towns where the company actively buys property, and regional context. - **Adams County** — County seat: West Union. Key cities: West Union, Seaman, Manchester, Peebles, Winchester. Rural Appalachian county in southern Ohio. Timber and agricultural land common. Distressed rural properties and inherited farmsteads are typical seller situations. - **Allen County** — County seat: Lima. Key cities: Lima, Delphos, Bluffton, Elida, Spencerville. Northwest Ohio county centered on Lima. Manufacturing decline has created a stock of distressed urban properties in Lima. Agricultural land surrounds the city. - **Ashland County** — County seat: Ashland. Key cities: Ashland, Loudonville, Hayesville, Jeromesville. North-central Ohio, located between Columbus and Cleveland. Rural residential and small-city properties. - **Ashtabula County** — County seat: Jefferson. Key cities: Ashtabula, Conneaut, Geneva, Jefferson, Andover. Lake Erie shoreline county in northeastern Ohio. The city of Ashtabula has significant distressed housing stock from post-industrial decline. - **Athens County** — County seat: Athens. Key cities: Athens, Nelsonville, Albany, The Plains, Chauncey. Southeastern Ohio, home of Ohio University. Mix of college-town rental properties and rural Appalachian distressed homes. High poverty rates create many distress scenarios. - **Auglaize County** — County seat: Wapakoneta. Key cities: Wapakoneta, St. Marys, Minster, New Bremen, Cridersville. West-central Ohio, agricultural region. Birthplace of Neil Armstrong (Wapakoneta). Stable rural community with occasional distressed estate sales. - **Belmont County** — County seat: St. Clairsville. Key cities: St. Clairsville, Bellaire, Martins Ferry, Bridgeport, Shadyside. Eastern Ohio along the West Virginia border. Coal and natural gas region. Post-industrial distress and Appalachian poverty create active seller market. - **Brown County** — County seat: Georgetown. Key cities: Georgetown, Ripley, Mt. Orab, Sardinia, Aberdeen. Southern Ohio near the Kentucky border. Rural agricultural county. Georgetown is the county seat. Distressed rural homes and inherited properties are common. - **Butler County** — County seat: Hamilton. Key cities: Hamilton, Middletown, Fairfield, Oxford, Trenton, Monroe. Fast-growing southwest Ohio county adjacent to Cincinnati. Mix of distressed urban core (Hamilton, Middletown) and growing suburban communities. High volume of investment activity. - **Carroll County** — County seat: Carrollton. Key cities: Carrollton, Malvern, Minerva, Mechanicstown. Small rural county in northeastern Ohio. Utica shale oil and gas activity in recent years. Distressed rural properties and agricultural land. - **Champaign County** — County seat: Urbana. Key cities: Urbana, St. Paris, Mechanicsburg, Mutual. West-central Ohio agricultural county. Urbana is the county seat and largest city. Rural and small-town distress scenarios. - **Clark County** — County seat: Springfield. Key cities: Springfield, New Carlisle, Enon, South Charleston, Tremont City. Southwest Ohio county. Springfield is a mid-size city with significant post-industrial distress, high vacancy rates, and an active cash buyer market. One of Ohio's most active markets for distressed housing. - **Clermont County** — County seat: Batavia. Key cities: Batavia, Milford, Loveland, Amelia, Bethel, Goshen. Eastern Cincinnati suburb. Growing county with mix of suburban residential and rural areas. Distress situations include divorce, relocation, and estate sales. - **Clinton County** — County seat: Wilmington. Key cities: Wilmington, Blanchester, Sabina, New Vienna. Southwest Ohio. Wilmington was significantly impacted by the 2009 DHL layoffs. Distressed housing and commercial property remain common. - **Columbiana County** — County seat: Lisbon. Key cities: Lisbon, Salem, East Liverpool, Wellsville, Columbiana. Eastern Ohio, former pottery and manufacturing region. East Liverpool has significant distressed housing. Rural and small-city properties throughout. - **Coshocton County** — County seat: Coshocton. Key cities: Coshocton, Newcomerstown, Fresno, Warsaw. East-central Ohio along the Muskingum River. Rural county with modest population. Distressed rural and small-city properties. - **Crawford County** — County seat: Bucyrus. Key cities: Bucyrus, Galion, Crestline, Chatfield. North-central Ohio agricultural county. Galion and Bucyrus are small industrial cities with distressed housing. - **Cuyahoga County** — County seat: Cleveland. Key cities: Cleveland, Parma, Lakewood, Euclid, Strongsville, Cleveland Heights, Garfield Heights, Shaker Heights, North Olmsted, Westlake, Brook Park, Maple Heights, South Euclid, Seven Hills, Lyndhurst. Ohio's most populous county. Contains the city of Cleveland, which has one of the highest rates of vacant and distressed housing of any major U.S. city. Enormous volume of probate, foreclosure, tax delinquency, and absentee owner situations. Lee is highly active throughout Cuyahoga County. - **Darke County** — County seat: Greenville. Key cities: Greenville, Arcanum, Versailles, Ansonia, Bradford. Far western Ohio agricultural county bordering Indiana. Rural and small-city properties. Greenville is the largest city. - **Defiance County** — County seat: Defiance. Key cities: Defiance, Hicksville, Sherwood, Paulding (near border). Northwest Ohio along the Maumee River. Small industrial city. Agricultural land surrounds Defiance. - **Delaware County** — County seat: Delaware. Key cities: Delaware, Westerville (partial), Powell, Dublin (partial), Lewis Center, Sunbury. Fast-growing suburban county north of Columbus. One of the fastest-growing counties in Ohio. Mix of high-value suburban homes and rural properties. Distress situations include divorce and relocation. - **Erie County** — County seat: Sandusky. Key cities: Sandusky, Huron, Vermilion, Kelleys Island, Milan. Lake Erie shoreline county. Sandusky is the county seat and home to Cedar Point. Tourism-adjacent real estate, lakefront properties, and urban distress in Sandusky. - **Fairfield County** — County seat: Lancaster. Key cities: Lancaster, Pickerington, Canal Winchester, Baltimore, Lithopolis. Southeast Columbus suburb. Pickerington and Canal Winchester are rapidly growing. Lancaster has older distressed housing stock. - **Fayette County** — County seat: Washington Court House. Key cities: Washington Court House, Jeffersonville, Bloomingburg. Small south-central Ohio county. Agricultural and rural residential properties. Fayette County has above-average poverty rates. - **Franklin County** — County seat: Columbus. Key cities: Columbus, Westerville, Dublin, Gahanna, Grove City, Reynoldsburg, Hilliard, Upper Arlington, Worthington, Bexley, Whitehall, Canal Winchester, New Albany. Ohio's most populous county and home to the state capital. Columbus is one of the fastest-growing large cities in the Midwest. Despite rapid growth, the city has substantial distressed housing in its older neighborhoods. Lee is highly active throughout Franklin County. - **Fulton County** — County seat: Wauseon. Key cities: Wauseon, Archbold, Delta, Metamora, Swanton. Northwest Ohio agricultural county. Stable rural community. Distressed situations include estate sales and agricultural property transitions. - **Gallia County** — County seat: Gallipolis. Key cities: Gallipolis, Rio Grande, Bidwell, Centerville. Southeastern Ohio along the Ohio River. Appalachian region with high poverty. Significant distressed housing, inherited rural properties, and vacant land. - **Geauga County** — County seat: Chardon. Key cities: Chardon, Chesterland, Middlefield, Newbury, Bainbridge. Northeastern Ohio east of Cleveland. Home to one of the largest Amish communities in Ohio. Mix of upscale exurban properties and rural homesteads. - **Greene County** — County seat: Xenia. Key cities: Xenia, Beavercreek, Fairborn, Yellow Springs, Cedarville. Southwest Ohio east of Dayton. Beavercreek is one of Ohio's largest suburbs. Fairborn is adjacent to Wright-Patterson Air Force Base. Distress situations include military relocation, divorce, and estate sales. - **Guernsey County** — County seat: Cambridge. Key cities: Cambridge, Byesville, Caldwell (near), Quaker City. East-central Ohio. Cambridge is a small industrial city. Appalachian rural distress and post-industrial urban vacancy. - **Hamilton County** — County seat: Cincinnati. Key cities: Cincinnati, Norwood, Springdale, Blue Ash, Forest Park, Cheviot, Delhi Township, Mt. Healthy, Madeira, Anderson Township. Ohio's third most populous county. Cincinnati has extensive distressed housing in its inner neighborhoods. Norwood is a fully enclosed municipality with older housing stock. Lee is active throughout Hamilton County. - **Hancock County** — County seat: Findlay. Key cities: Findlay, Fostoria (partial), McComb, Arlington, Arcadia. Northwest Ohio. Findlay is a mid-size city with a stable oil industry heritage. Occasional distress situations in Findlay and surrounding rural communities. - **Hardin County** — County seat: Kenton. Key cities: Kenton, Ada, Forest, Dunkirk. Northwest Ohio agricultural county. Ohio Northern University is located in Ada. Rural and small-city properties. - **Harrison County** — County seat: Cadiz. Key cities: Cadiz, Scio, Jewett, Dennison. Small rural county in eastern Ohio. Utica shale region. Distressed rural properties and agricultural land. - **Henry County** — County seat: Napoleon. Key cities: Napoleon, Deshler, Holgate, Liberty Center. Northwest Ohio agricultural county along the Maumee River. Rural and small-city residential properties. - **Highland County** — County seat: Hillsboro. Key cities: Hillsboro, Greenfield, Lynchburg, Leesburg. South-central Ohio. Greenfield and Hillsboro have distressed older housing stock. Rural agricultural land. - **Hocking County** — County seat: Logan. Key cities: Logan, Laurelville, Murray City, Rockbridge. Southeastern Ohio. Logan is the county seat. Hocking Hills State Park brings tourism; rural residential properties are common distress scenarios. - **Holmes County** — County seat: Millersburg. Key cities: Millersburg, Killbuck, Holmesville, Charm. East-central Ohio, home to the largest Amish community in the world. Agricultural land and rural farmsteads. Unique real estate market due to Amish ownership patterns. - **Huron County** — County seat: Norwalk. Key cities: Norwalk, Bellevue, Willard, New London. North-central Ohio. Mix of small industrial cities and rural agricultural land. Distressed urban housing in Norwalk and Bellevue. - **Jackson County** — County seat: Jackson. Key cities: Jackson, Wellston, Oak Hill, Coalton. Southeastern Ohio, Appalachian region. High poverty and significant distressed housing. Coal mining heritage. - **Jefferson County** — County seat: Steubenville. Key cities: Steubenville, Toronto, Brilliant, Wintersville, Rayland. Eastern Ohio along the Ohio River. Steubenville is a post-steel city with significant distressed housing and population decline. Active market for distressed properties. - **Knox County** — County seat: Mount Vernon. Key cities: Mount Vernon, Fredericktown, Gambier, Danville. Central Ohio, home of Kenyon College (Gambier). Mix of small-city and rural properties. Mount Vernon has some distressed housing. - **Lake County** — County seat: Painesville. Key cities: Painesville, Mentor, Eastlake, Willoughby, Willowick, Kirtland, Madison. Northeastern Ohio along Lake Erie, east of Cleveland. Mentor is the largest city. Suburban Cleveland market with some older distressed housing in Painesville and Eastlake. - **Lawrence County** — County seat: Ironton. Key cities: Ironton, Proctorville, Coal Grove, Chesapeake, Hanging Rock. Southern Ohio along the Ohio River. Appalachian region with high poverty. Ironton has significant distressed urban housing. - **Licking County** — County seat: Newark. Key cities: Newark, Heath, Pataskala, Granville, Hebron, Johnstown. Central Ohio east of Columbus. Fast-growing suburban county. Newark has older distressed housing stock while eastern portions are rapidly developing. - **Logan County** — County seat: Bellefontaine. Key cities: Bellefontaine, Marysville (partial), Kenton (near), De Graff. West-central Ohio. Bellefontaine is the county seat. Indian Lake is a regional recreation destination. Mix of rural and small-city properties. - **Lorain County** — County seat: Elyria. Key cities: Lorain, Elyria, Avon, Avon Lake, North Ridgeville, Amherst, Oberlin, Grafton. Northern Ohio west of Cleveland. Lorain and Elyria are post-industrial cities with significant distressed housing. Avon and Avon Lake are fast-growing western Cleveland suburbs. - **Lucas County** — County seat: Toledo. Key cities: Toledo, Oregon, Sylvania, Maumee, Perrysburg (partial), Waterville, Whitehouse, Holland. Northwest Ohio along Lake Erie and the Maumee River. Toledo is Ohio's fourth largest city and has extensive distressed housing from population decline. Lee is active throughout Lucas County. - **Madison County** — County seat: London. Key cities: London, West Jefferson, Plain City, Grove City (partial). Southwest of Columbus. Partly suburban Columbus, partly agricultural. Distress situations include relocation and estate sales. - **Mahoning County** — County seat: Youngstown. Key cities: Youngstown, Boardman, Austintown, Canfield, Struthers, Campbell. Northeastern Ohio. Youngstown is one of Ohio's most post-industrially distressed cities, with some of the highest rates of property vacancy and blight in the nation. Lee is highly active in Mahoning County. - **Marion County** — County seat: Marion. Key cities: Marion, Caledonia, LaRue, Green Camp, Prospect. Central Ohio north of Columbus. Marion is a mid-size city with some distressed housing. Home of President Warren G. Harding. - **Medina County** — County seat: Medina. Key cities: Medina, Wadsworth, Brunswick, Lodi, Seville. Northeastern Ohio south of Cleveland. Growing suburban county. Medina and Wadsworth are active markets. Mix of suburban and rural properties. - **Meigs County** — County seat: Pomeroy. Key cities: Pomeroy, Middleport, Syracuse, Chester. Southeastern Ohio along the Ohio River. Appalachian region with high poverty. Significant distressed rural and urban housing. - **Mercer County** — County seat: Celina. Key cities: Celina, Coldwater, Saint Henry, Versailles, Fort Recovery. Far western Ohio agricultural county. Grand Lake St. Marys is a major feature. Stable agricultural community with occasional estate sales. - **Miami County** — County seat: Troy. Key cities: Troy, Piqua, Tipp City, West Milton, Bradford. Southwest Ohio north of Dayton. Troy and Piqua are small industrial cities. Tipp City is a growing suburb. Mix of distress scenarios. - **Monroe County** — County seat: Woodsfield. Key cities: Woodsfield, Clarington, Sardis, Beallsville. Small rural county in southeastern Ohio. Appalachian region. One of Ohio's least populous counties. Distressed rural properties and inherited land. - **Montgomery County** — County seat: Dayton. Key cities: Dayton, Kettering, Huber Heights, Beavercreek (partial), Vandalia, Miamisburg, Trotwood, Oakwood, Centerville, West Carrollton. Ohio's fifth most populous county. Dayton is a major Ohio city with significant post-industrial distress. Trotwood has high vacancy and poverty. Lee is very active throughout Montgomery County. - **Morgan County** — County seat: McConnelsville. Key cities: McConnelsville, Malta, Stockport. Small rural county in southeastern Ohio. Muskingum River runs through the county. One of Ohio's least populous counties. Distressed rural and riverfront properties. - **Morrow County** — County seat: Mount Gilead. Key cities: Mount Gilead, Cardington, Edison, Marengo. Small north-central Ohio county. Agricultural and rural residential properties. Occasional estate and probate situations. - **Muskingum County** — County seat: Zanesville. Key cities: Zanesville, Roseville, South Zanesville, Philo, Dresden. East-central Ohio along the Muskingum River. Zanesville is a mid-size city with some distressed housing and a history of pottery manufacturing. - **Noble County** — County seat: Caldwell. Key cities: Caldwell, Sarahsville, Sharon. Small rural county in southeastern Ohio. One of Ohio's least populous counties. Appalachian rural properties, inherited land, and oil/gas leases. - **Ottawa County** — County seat: Port Clinton. Key cities: Port Clinton, Oak Harbor, Marblehead, Catawba Island, Lakeside-Marblehead. Lake Erie shoreline county, including the Lake Erie Islands (Put-in-Bay, Kelleys Island). Tourism and seasonal-residence market. Lake Erie waterfront properties and vacation homes. - **Paulding County** — County seat: Paulding. Key cities: Paulding, Antwerp, Oakwood, Payne. Far northwest Ohio agricultural county near the Indiana border. One of Ohio's least populous counties. Rural and agricultural properties. - **Perry County** — County seat: New Lexington. Key cities: New Lexington, Thornville, Somerset, Shawnee. East-central Ohio, Appalachian region. Coal mining heritage. Distressed rural and small-city properties. - **Pickaway County** — County seat: Circleville. Key cities: Circleville, Ashville, Williamsport, Commercial Point. South of Columbus. Partly suburban Columbus, partly agricultural. Circleville is known for the Pumpkin Show. Mix of rural and suburban distress. - **Pike County** — County seat: Waverly. Key cities: Waverly, Piketon, Beaver, Bainbridge. Southern Ohio. One of Ohio's poorest counties. Waverly has distressed housing. Former uranium enrichment plant site at Piketon. High rate of distress scenarios. - **Portage County** — County seat: Ravenna. Key cities: Ravenna, Kent, Aurora, Streetsboro, Rootstown. Northeastern Ohio between Cleveland and Youngstown. Home of Kent State University. Mix of college-town rentals, suburban properties, and distressed urban housing in Ravenna. - **Preble County** — County seat: Eaton. Key cities: Eaton, West Alexandria, Lewisburg, Camden, College Corner. Far western Ohio, agricultural county near the Indiana border. Rural and small-city properties. Eaton is the county seat. - **Putnam County** — County seat: Ottawa (Putnam County). Key cities: Ottawa, Leipsic, Columbus Grove, Continental, Pandora. Northwest Ohio agricultural county. Stable rural community. Occasional estate and probate properties. - **Richland County** — County seat: Mansfield. Key cities: Mansfield, Ontario, Shelby, Lexington, Crestview. North-central Ohio. Mansfield is a mid-size city with post-industrial distress and significant distressed housing. Active market for cash buyers. - **Ross County** — County seat: Chillicothe. Key cities: Chillicothe, Frankfort, Kingston, Waverly (near). South-central Ohio. Chillicothe is the county seat and former state capital. Mix of urban distress and rural Appalachian properties. Prison system employment is the major industry. - **Sandusky County** — County seat: Fremont. Key cities: Fremont, Clyde, Bellevue (partial), Woodville, Gibsonburg. North-central Ohio. Fremont is the county seat. Agricultural and small-city residential properties. - **Scioto County** — County seat: Portsmouth. Key cities: Portsmouth, New Boston, Wheelersburg, Lucasville, South Webster. Southern Ohio along the Ohio River. Portsmouth has been significantly affected by the opioid crisis and has one of the highest rates of property distress and vacancy in Ohio. Lee is active throughout Scioto County. - **Seneca County** — County seat: Tiffin. Key cities: Tiffin, Fostoria, Attica, Republic. North-central Ohio. Tiffin is a small city with some distressed housing. Agricultural land throughout. - **Shelby County** — County seat: Sidney. Key cities: Sidney, Anna, Jackson Center, Botkins. West-central Ohio. Sidney is the county seat. Agricultural and small industrial community. Airstream trailer manufacturing is in Jackson Center. - **Stark County** — County seat: Canton. Key cities: Canton, Massillon, Alliance, North Canton, Louisville, Jackson Township. Northeastern Ohio. Canton is a mid-size city with significant post-industrial distress and high property vacancy. Massillon is similarly distressed. Home of the Pro Football Hall of Fame. Lee is active throughout Stark County. - **Summit County** — County seat: Akron. Key cities: Akron, Cuyahoga Falls, Stow, Fairlawn, Green, Tallmadge, Twinsburg, Barberton, Norton. Northeastern Ohio. Akron is Ohio's fifth largest city and has significant distressed housing from rubber industry decline. Cuyahoga Falls and Stow are suburban communities. Lee is active throughout Summit County. - **Trumbull County** — County seat: Warren. Key cities: Warren, Niles, Cortland, Howland Township, Hubbard, Girard. Northeastern Ohio along the Pennsylvania border. Warren and Niles are post-steel cities with high vacancy rates and significant distressed housing. One of Ohio's most active markets for cash buyers. - **Tuscarawas County** — County seat: New Philadelphia. Key cities: New Philadelphia, Dover, Uhrichsville, Dennison, Bolivar. East-central Ohio. New Philadelphia and Dover are twin cities along the Tuscarawas River. Mix of small industrial and rural properties. - **Union County** — County seat: Marysville. Key cities: Marysville, Plain City, Richwood, Milford Center. Northwest of Columbus. Fast-growing suburban county. Honda manufacturing drives the local economy. Mix of suburban and rural properties. - **Van Wert County** — County seat: Van Wert. Key cities: Van Wert, Convoy, Paulding (near). Far northwest Ohio agricultural county. Small stable rural community. Occasional estate and probate properties. - **Vinton County** — County seat: McArthur. Key cities: McArthur, Hamden, Wilkesville. Ohio's least populous county. Deep Appalachian rural county in southeastern Ohio. Distressed rural properties, inherited land, and timber land. - **Warren County** — County seat: Lebanon. Key cities: Lebanon, Mason, Springboro, Franklin (partial), Loveland (partial), Monroe, Waynesville. Southwest Ohio, fastest-growing county in Ohio. Suburban Cincinnati and Dayton corridor. Mix of high-value newer homes and older distressed properties in Lebanon and Franklin. - **Washington County** — County seat: Marietta. Key cities: Marietta, Belpre, Vincent, Beverly. Southeastern Ohio along the Ohio River. Marietta is one of Ohio's oldest cities. Oil and gas history. Mix of historic urban distress and rural Appalachian properties. - **Wayne County** — County seat: Wooster. Key cities: Wooster, Orrville, Rittman, Smithville, Creston. North-central Ohio. Large Amish community. Wooster is a mid-size city with College of Wooster. Agricultural and rural residential properties alongside some urban distress. - **Williams County** — County seat: Bryan. Key cities: Bryan, Montpelier, Edgerton, Pioneer. Far northwest Ohio corner. Agricultural county near the Michigan and Indiana borders. Rural and small-city properties. - **Wood County** — County seat: Bowling Green. Key cities: Bowling Green, Perrysburg, Rossford, Northwood, Millbury. Northwest Ohio south of Toledo. Bowling Green State University is in Bowling Green. Perrysburg is a fast-growing Toledo suburb. Mix of university-adjacent rentals and suburban properties. - **Wyandot County** — County seat: Upper Sandusky. Key cities: Upper Sandusky, Carey, Sycamore, Marseilles. North-central Ohio agricultural county. Small stable community. Occasional estate and probate situations. --- ## Major Ohio Cities We Buy In ### Columbus Columbus is Ohio's capital and largest city, with a population exceeding 900,000. As the fastest-growing large city in the Midwest, Columbus presents a wide range of real estate investment opportunities. Lee Tamir actively purchases properties throughout Columbus — from distressed homes in neighborhoods like Linden, Franklinton, and the South Side, to properties in transitioning neighborhoods like Olde Towne East and Weinland Park, to suburban Franklin County communities like Gahanna, Reynoldsburg, Grove City, and Westerville. Common distress patterns include probate, foreclosure, absentee ownership, and tenant-problem situations. Columbus's fast appreciation makes a fast cash sale attractive even for sellers who would otherwise prefer to list. ### Cleveland Cleveland is Ohio's second largest city and has one of the highest rates of residential property vacancy and blight of any major U.S. city. Decades of population loss following the decline of steel and manufacturing have left thousands of homes vacant, tax-delinquent, or in severe disrepair. Lee is highly active in Cleveland's east side neighborhoods (Glenville, Collinwood, Hough, Mount Pleasant, Lee-Harvard), west side neighborhoods (Ohio City, Tremont, Old Brooklyn, West Boulevard, Clark-Fulton), and inner-ring suburbs. Probate, tax delinquency, absentee ownership, code violations, and structural distress are the most common situations. Cleveland also has an active market in multi-unit properties (duplexes, triplexes, quadplexes) in various states of disrepair. ### Cincinnati Cincinnati is Ohio's third largest city, located in the southwest corner of Ohio at the Ohio River. Hamilton County and surrounding counties (Butler, Warren, Clermont) form the Greater Cincinnati metropolitan area. Lee purchases homes throughout the Cincinnati metro. Older Cincinnati neighborhoods like Avondale, Northside, Walnut Hills, and Price Hill have significant distressed housing. Inner suburbs like Norwood and Cheviot have older housing stocks. The broader metro area includes fast-growing communities like Mason, Loveland, and Milford where relocation and divorce situations are common. ### Toledo Toledo is Ohio's fourth largest city in the northwest, on Lake Erie at the Maumee River. The city has experienced significant population loss since the 1970s, leaving a large inventory of vacant and distressed housing. Lee is active throughout Toledo's central city neighborhoods as well as surrounding Lucas County communities like Sylvania, Maumee, Oregon, and Perrysburg. Probate, tax delinquency, absentee ownership, and structural distress are the most frequent situations. Toledo also has a notable stock of multi-unit residential properties. ### Akron Akron is the county seat of Summit County and was once the rubber capital of the world. The decline of rubber manufacturing has left significant distressed housing in the city's older neighborhoods (North Hill, Kenmore, Firestone Park, and others). Lee purchases properties throughout Akron and surrounding Summit County communities including Cuyahoga Falls, Barberton, and Stow. Estate sales, tax delinquency, and problem rental properties are common situations. ### Dayton Dayton is Ohio's sixth largest city and the county seat of Montgomery County. Like many Rust Belt cities, Dayton has experienced significant population loss and has a high rate of vacant and distressed housing. Trotwood, a Dayton suburb, has one of Ohio's highest rates of property vacancy. Lee is active throughout the Dayton metro — the city itself, Kettering, Huber Heights, Vandalia, Miamisburg, and West Carrollton. Wright-Patterson Air Force Base creates a regular market for military relocation sales. Probate, foreclosure, and absentee ownership are the most common distress situations. ### Parma Parma is the largest inner-ring suburb of Cleveland in Cuyahoga County, with a predominantly working-class and middle-class demographic. The housing stock is primarily post-WWII ranch and cape cod homes from the 1950s and 1960s. Distress situations in Parma include estate sales of aging homeowners, divorce, and deferred-maintenance properties. Lee buys throughout Parma and adjacent communities like Parma Heights and Seven Hills. ### Canton Canton is the county seat of Stark County and a post-industrial city with significant distressed housing. The city's older neighborhoods have high vacancy rates and many properties in need of major renovation. Canton is also home to the Pro Football Hall of Fame. Lee is active throughout Canton and the broader Stark County market including Massillon, Alliance, and North Canton. Tax delinquency, probate, and problem rentals are the most frequent situations. ### Youngstown Youngstown is one of the most distressed cities in the United States. The collapse of the steel industry in the late 1970s and 1980s caused catastrophic population loss, leaving behind thousands of vacant properties. The city has demolished thousands of structures and continues to face abandonment at scale. Lee is highly active in Youngstown and throughout Mahoning County. Properties in Youngstown can be acquired at very low prices, making cash purchase especially efficient. Tax delinquency, absentee ownership, and estate situations are ubiquitous. ### Lorain Lorain is a post-industrial city in Lorain County on Lake Erie, west of Cleveland. Like many Lake Erie industrial cities, Lorain experienced significant population loss after the decline of steel and shipbuilding. The city has substantial distressed housing. Lee purchases properties throughout Lorain and Lorain County, including Elyria, the county seat. Common situations include tax delinquency, absentee ownership, and probate. ### Hamilton Hamilton is the county seat of Butler County in southwest Ohio. The city has a mix of older distressed housing in its core and growing suburban development on its edges. Lee buys throughout Hamilton and Butler County. Foreclosure, tax delinquency, and divorce situations are common. ### Springfield Springfield is the county seat of Clark County and one of Ohio's most distressed mid-size cities. The city has high vacancy rates, significant poverty, and extensive distressed housing stock in older neighborhoods. Lee is active throughout Springfield and Clark County. Clark County has one of Ohio's most active markets for distressed property acquisitions. ### Kettering Kettering is a suburb of Dayton in Montgomery County. It is a stable middle-class community with a large stock of mid-century single-family homes. Lee buys in Kettering when estate sales, divorce, or relocation create distress situations. The city has less vacant housing than Dayton proper but a steady flow of motivated sellers. ### Elyria Elyria is the county seat of Lorain County, a post-industrial city with some distressed housing. It is adjacent to the larger city of Lorain. Lee is active in Elyria as part of broader Lorain County operations. ### Lakewood Lakewood is a densely populated inner-ring suburb of Cleveland in Cuyahoga County. It is known for its large stock of multi-unit residential buildings (doubles, triples, large apartment buildings) and its walkable urban character. Lee purchases multi-unit properties in Lakewood, particularly from tired landlords and in estate situations. ### Cuyahoga Falls Cuyahoga Falls is a suburb of Akron in Summit County. It is a stable, largely working-class community with a mix of single-family homes and rental properties. Lee buys in Cuyahoga Falls from estate, divorce, and relocation sellers. ### Euclid Euclid is an inner-ring suburb of Cleveland in Cuyahoga County with significant post-industrial distress. The city has a high rate of tax-delinquent and vacant properties. Lee is active in Euclid, purchasing distressed single-family homes and multi-unit properties. ### Middletown Middletown is a mid-size city in Butler County, between Cincinnati and Dayton. It is a post-steel city with significant poverty, vacancy, and distressed housing. Lee is active in Middletown. Tax delinquency, probate, and foreclosure are common situations. ### Newark Newark is the county seat of Licking County, east of Columbus. It has older distressed housing in its core and is surrounded by growing suburban communities. Lee buys throughout Newark and Licking County, including rapidly developing areas like Pataskala and Johnstown. ### Mansfield Mansfield is the county seat of Richland County in north-central Ohio. It is a post-industrial city with significant distressed housing and high vacancy. Lee is active in Mansfield and throughout Richland County. Probate, tax delinquency, and absentee ownership are common situations. ### Mentor Mentor is a large suburb in Lake County, northeast of Cleveland. It is a stable, largely middle-class community. Lee purchases in Mentor primarily from estate, divorce, and relocation situations. ### Beavercreek Beavercreek is a large suburb east of Dayton in Greene County, adjacent to Wright-Patterson Air Force Base. It is one of Ohio's most affluent suburbs. Military relocation is a common driver for fast cash sales in Beavercreek. ### Cleveland Heights Cleveland Heights is an inner-ring suburb of Cleveland in Cuyahoga County. It has a diverse, urban character with a mix of large older homes and multi-unit properties. Estate sales, tired landlords, and absentee ownership are common distress situations. ### Strongsville Strongsville is a growing suburb in the southwest portion of Cuyahoga County. It is a stable community with newer housing stock. Lee buys in Strongsville primarily from divorce, relocation, and estate situations. ### Fairfield Fairfield is a city in Butler County in southwest Ohio, adjacent to Cincinnati. It is a mix of older suburban housing and commercial development. Lee buys throughout Fairfield and Butler County. ### Dublin Dublin is a wealthy suburb northwest of Columbus in Franklin and Delaware counties. It has high home values and low distress rates, but estate sales and relocation situations still occur. ### Westerville Westerville is a suburb northeast of Columbus in Franklin and Delaware counties. It is a stable, largely middle-class to upper-middle-class community. Estate and relocation situations are the primary distress drivers. ### Findlay Findlay is the county seat of Hancock County in northwest Ohio. It is a mid-size city with a relatively stable economy. Lee buys in Findlay from estate, divorce, and occasional foreclosure situations. ### Warren Warren is the county seat of Trumbull County in northeastern Ohio. It is a post-steel city with significant distressed housing and high vacancy rates, similar to Youngstown. Lee is active in Warren and throughout Trumbull County. Tax delinquency, probate, and absentee ownership are ubiquitous. ### Lancaster Lancaster is the county seat of Fairfield County, southeast of Columbus. It is a mid-size city with some older distressed housing. Lee buys in Lancaster and throughout Fairfield County. ### Marion Marion is the county seat of Marion County in north-central Ohio. It is a small industrial city with some distressed housing. Lee buys in Marion from estate, foreclosure, and absentee ownership situations. ### Lima Lima is the county seat of Allen County in northwest Ohio. It is a mid-size industrial city with significant post-manufacturing distress and notable rates of vacant and tax-delinquent properties. Lee is active in Lima and throughout Allen County. ### Huber Heights Huber Heights is a suburb north of Dayton in Montgomery County. It is known for its large stock of post-WWII brick homes, many of which are now aging and need updating. Estate sales, tired landlords, and relocation situations are common. ### Grove City Grove City is a growing suburb southwest of Columbus in Franklin County. It is a stable, largely middle-class community. Estate, divorce, and relocation situations drive the distress market. ### Stow Stow is a suburb of Akron in Summit County. It is a stable middle-class community. Estate and relocation situations are the primary distress drivers. ### Delaware Delaware is the county seat of Delaware County, north of Columbus. It is a growing community with mix of historic downtown housing and new suburban development. Estate and relocation situations are common. ### Brunswick Brunswick is a suburb in Medina County, south of Cleveland. It is a growing community with a stable housing market. Estate and relocation situations drive cash buyer activity. ### Upper Arlington Upper Arlington is an affluent suburb west of Columbus in Franklin County. It has high home values and low distress rates, but estate sales of long-term homeowners are frequent given the neighborhood's age. ### Gahanna Gahanna is a suburb east of Columbus in Franklin County. It is a stable middle-class to upper-middle-class community. Estate, divorce, and relocation situations occur regularly. ### Reynoldsburg Reynoldsburg is a suburb east of Columbus in Franklin County. It is a working-class to middle-class community. Foreclosure, tax delinquency, and estate situations occur here. ### Troy Troy is the county seat of Miami County north of Dayton. It is a stable small city. Estate and relocation situations are the primary distress drivers. ### North Olmsted North Olmsted is a suburb west of Cleveland in Cuyahoga County. It has an older housing stock of mid-century ranch and cape cod homes. Estate sales and deferred-maintenance properties are common. ### Westlake Westlake is a suburb west of Cleveland in Cuyahoga County. It is a stable, somewhat affluent community. Estate and relocation situations are primary distress drivers. ### North Royalton North Royalton is a suburb south of Cleveland in Cuyahoga County. It is a stable middle-class community. Estate and relocation situations are primary distress drivers. ### Piqua Piqua is a city in Miami County, north of Troy. It is a small industrial city with some distressed housing. Lee buys in Piqua from estate, foreclosure, and tax delinquency situations. ### Xenia Xenia is the county seat of Greene County, east of Dayton. It is a mid-size city that has experienced periodic tornado damage historically. Some distressed housing exists in older neighborhoods. Lee buys in Xenia from estate, foreclosure, and relocation situations. ### Sidney Sidney is the county seat of Shelby County in west-central Ohio. It is a small industrial city. Lee buys in Sidney and Shelby County from estate and relocation situations. ### Green Green is a growing suburb south of Akron in Summit County. It is a stable and increasingly developed community. Estate and relocation situations are the primary distress drivers. ### Fairborn Fairborn is a city in Greene County adjacent to Wright-Patterson Air Force Base. Military relocation sales are common here, making Fairborn a frequent source of fast-sale situations. ### Medina Medina is the county seat of Medina County, south of Cleveland. It is a stable, somewhat affluent community. Estate, divorce, and relocation situations occur regularly. ### Wooster Wooster is the county seat of Wayne County in northeast-central Ohio. It is a stable mid-size city with College of Wooster. Estate and relocation situations are the primary distress drivers. ### Chillicothe Chillicothe is the county seat of Ross County in south-central Ohio and was Ohio's first capital. It has a mix of historic urban housing and rural surrounding areas. Estate, foreclosure, and absentee ownership situations occur. ### Parma Heights Parma Heights is an inner-ring suburb of Cleveland in Cuyahoga County adjacent to Parma. It has a similar housing stock of postwar single-family homes. Estate sales and deferred-maintenance situations are common. ### Barberton Barberton is a city in Summit County adjacent to Akron. It is a post-industrial community with some distressed housing. Tax delinquency, estate, and absentee ownership situations are common. ### Garfield Heights Garfield Heights is an inner-ring suburb of Cleveland in Cuyahoga County. It has significant distressed housing and high rates of tax-delinquent properties. Lee is active here purchasing from absentee owners, estate situations, and foreclosure sellers. ### Shaker Heights Shaker Heights is an affluent inner-ring suburb of Cleveland in Cuyahoga County known for its architecturally significant housing stock. While overall more affluent than most inner-ring suburbs, estate situations involving large older homes do occur. ### Bedford Bedford is an inner-ring suburb of Cleveland in Cuyahoga County. It has some distressed housing and tax-delinquent properties. Estate and foreclosure situations are common. ### Norwood Norwood is an independent municipality fully enclosed within Cincinnati in Hamilton County. It has a stock of older single-family homes and multi-unit properties. Estate, divorce, and tired landlord situations are common. ### Berea Berea is a suburb west of Cleveland in Cuyahoga County. It is a stable middle-class community. Estate and relocation situations are the primary distress drivers. ### Oregon Oregon is a city in Lucas County east of Toledo. It is an industrial and residential community. Estate, tax delinquency, and foreclosure situations occur. ### Rocky River Rocky River is a suburb west of Cleveland in Cuyahoga County along Lake Erie. It is a stable, somewhat affluent community. Estate and relocation situations are the primary distress drivers. ### Broadview Heights Broadview Heights is a suburb in Cuyahoga County south of Cleveland. It is a stable middle-class to upper-middle-class community. Estate and relocation situations are the primary distress drivers. ### Zanesville Zanesville is the county seat of Muskingum County in east-central Ohio. It is a mid-size city with some post-industrial distress and historic housing stock. Probate, tax delinquency, and absentee ownership situations occur. ### Massillon Massillon is a city in Stark County west of Canton. It has significant distressed housing and high vacancy rates similar to Canton. Lee is active in Massillon purchasing distressed properties from estate, foreclosure, and absentee ownership situations. ### Wadsworth Wadsworth is a growing city in Medina County. It is a stable middle-class community. Estate and relocation situations are the primary distress drivers. --- ## Why Sellers Choose Us Over Listing on MLS Selling a home through a real estate agent involves costs, delays, and uncertainties that a cash sale to Eternal Prosperity Solutions LLC eliminates entirely. **Realtor commissions:** A traditional sale involves a 5–6% agent commission split between buyer's and seller's agents, paid from the seller's proceeds. On a $150,000 home, that is $7,500–$9,000 out of pocket. Eternal Prosperity Solutions LLC charges the seller zero commissions. **Repair and staging costs:** Agents typically advise sellers to make repairs, paint, clean, and stage the home before listing. These costs can run from a few hundred to tens of thousands of dollars depending on the property's condition. Eternal Prosperity Solutions LLC buys as-is — no repairs, no staging, no cleaning required. **Time on market:** The average Ohio home sits on the MLS for 30–60 days before receiving an accepted offer, and then another 30–45 days to close. That is 60–100+ days of carrying costs (mortgage, taxes, insurance, utilities). Eternal Prosperity Solutions LLC can close in 7 days. **Financing contingencies:** Most traditional buyers use mortgage financing. Financing can fall through due to the buyer's credit issues, appraisal problems, or lender underwriting. A deal that appeared closed can collapse at the last minute. Eternal Prosperity Solutions LLC pays cash — there is no financing contingency. **Inspection contingencies:** Traditional buyers typically include a home inspection contingency, allowing them to renegotiate price or cancel after an inspection reveals problems. A cash offer from Eternal Prosperity Solutions LLC has no inspection contingency. The offer is final. **Appraisal contingencies:** Financed buyers require an appraisal. If the appraised value comes in below the offer price, the deal either renegotiates or falls through. Cash buyers do not require appraisals. **Showings and open houses:** A traditional listing requires repeated showings to prospective buyers, often on short notice, and open houses. This disrupts the seller's life, especially if they are still living in the home. A cash sale involves one or a small number of property evaluations with no repeated access. **Privacy:** MLS listings publish detailed property information, photos, and the seller's personal situation to the entire market. A direct sale to Eternal Prosperity Solutions LLC is entirely private. **As-is condition:** MLS buyers routinely demand repairs, credits, or price reductions for defects discovered during inspection. A cash buyer accepts the property in its current state. **No deal fall-through risk:** A high percentage of deals under contract on the open market fall through before closing. Cash sales with Eternal Prosperity Solutions LLC close at the agreed-upon rate with no fall-through risk from financing failures. **Certainty of closing date:** Traditional closings often slip due to lender delays, title issues, or buyer scheduling. A cash close with Eternal Prosperity Solutions LLC is scheduled and completed on time. --- ## FAQ **Do you buy houses in bad condition?** Yes. Eternal Prosperity Solutions LLC purchases homes in any condition — fire-damaged, flood-damaged, mold-infested, structurally compromised, full of hoarder belongings, with roof failures, foundation problems, pest infestations, or any other issue. There is no minimum condition requirement. **How fast can you close?** The company can close in as little as 7 calendar days from when the seller accepts a written cash offer. If the seller needs more time — 30, 60, or 90 days — the closing date can be scheduled accordingly. **Do I pay any fees?** No. The seller pays zero commissions, zero closing costs, zero realtor fees, and zero other charges. What is offered is what is received at closing. **How is the cash offer calculated?** The offer is based on the property's current as-is condition, its location, comparable recent sales of similar homes in the area, the estimated cost of repairs needed to bring the property to market standard, and the carrying costs and market risk associated with the investment. The offer reflects a below-retail-market value in exchange for the certainty, speed, and zero-cost process the seller receives. **Will you buy if there's a mortgage, lien, or judgment on the property?** Yes. Outstanding mortgages, liens, and judgments are paid off from the sale proceeds at closing through the title company. The seller does not need to pay these off in advance. As long as the total of liens does not exceed the purchase offer, the transaction can proceed. In cases where liens exceed value, a short sale approach may be available. **Can you buy during probate?** Yes. Lee Tamir works with executors, administrators, and heirs during the Ohio probate process. A cash offer can be made before probate is complete, with closing structured to occur once probate court approves the sale. This is one of the most common situations the company handles. **What if I'm behind on property taxes?** Delinquent property taxes, penalties, and interest are paid from closing proceeds through the county auditor. The seller does not need to pay these in advance. Lee calculates the current tax payoff as part of structuring the offer. **What if I'm in foreclosure?** A pre-foreclosure cash sale can stop the foreclosure process and allow the seller to pay off the mortgage, avoid a foreclosure judgment, and potentially recover any remaining equity. Lee can move quickly to close before a sheriff's sale date. Even during active foreclosure proceedings, a cash sale may be possible depending on timing. **Do you buy condemned properties?** Yes. Condemned properties cannot be sold on the traditional MLS but can be purchased by cash investors. Lee evaluates condemned homes and makes offers that account for the cost of bringing the property back into compliance or demolition. **Do you buy mobile homes and manufactured homes?** Yes. Lee purchases manufactured and mobile homes, including pre-HUD code homes, homes on rented lots (subject to park rules), and homes with deferred maintenance or structural issues. **Do you buy vacant land?** Yes. Eternal Prosperity Solutions LLC purchases vacant lots, rural acreage, agricultural land, wooded parcels, landlocked parcels, and tax-delinquent land throughout Ohio. **What about out-of-state owners?** The entire process can be completed remotely. Lee communicates by phone and email, the title company can conduct a mail-away or remote notarized closing, and funds are disbursed by wire transfer. Out-of-state and absentee owners are very common sellers. **Can I sell if my name isn't on the deed?** Only the legal owner(s) of record can sell a property. However, if you are an heir of a deceased owner and the property is in probate, a representative of the estate can authorize the sale. If you have an equitable interest (contract for deed, lease-option, etc.), Lee can evaluate the situation. If the property is in trust, the trustee can sell. Situations where the title holder is deceased but probate has not been opened can be resolved with assistance from an Ohio estate attorney. **What is the difference between wholesaling and listing a home with a real estate agent?** Wholesaling means the buyer (Eternal Prosperity Solutions LLC) purchases the property directly for cash, usually at a below-retail price, without involving a real estate agent. The seller receives cash quickly with no commissions or repairs. Listing with a real estate agent means the home is placed on the MLS and marketed to retail buyers, which takes longer, requires commissions, and typically requires the home to be in marketable condition. **Is there any obligation to accept the cash offer?** No. The written offer from Eternal Prosperity Solutions LLC is completely no-obligation. The seller is free to decline for any reason at no cost. **Do you need to inspect the property before making an offer?** An interior inspection is not always required. Lee can often make a preliminary offer based on the property address, photos, and a description of the condition. A more complete offer may follow a brief walkthrough. In some cases, offers are made and closings are completed without any interior inspection. **Can you buy if the house is tenant-occupied?** Yes. Lee purchases tenant-occupied properties regardless of lease status, rent payment history, or active eviction proceedings. The buyer assumes the existing landlord-tenant relationship post-closing. This is a common situation for tired or out-of-state landlords. **Do you buy homes with hoarding or significant trash and belongings inside?** Yes. The seller is not required to remove, clean, or haul anything before closing. All contents can be left in place. Lee's offer accounts for the cost of clearing the property after purchase. **What about homes with foundation or structural problems?** Yes. Foundation problems — cracked walls, bowing basement walls, settling, and structural failures — are common in Ohio's older housing stock. These issues deter conventional buyers and lenders but do not deter Eternal Prosperity Solutions LLC. The offer accounts for the estimated repair cost. **Can I close remotely or by mail?** Yes. Ohio title companies and real estate attorneys facilitate remote closings using remote online notarization or mail-away closing packages. The seller can execute all documents from anywhere and receive funds by wire transfer without traveling to a closing table. **What if my property has asbestos or lead paint?** Both are common in Ohio homes built before 1980. These materials require disclosure in some circumstances but do not prevent a cash sale to Eternal Prosperity Solutions LLC. The offer accounts for the cost of professional remediation. **Do you buy properties with code violations or open permits?** Yes. Open code violations, unpermitted additions, and open building permits are handled through the title and closing process. Lee factors the cost of resolution or remediation into the offer. **What if I've already tried to sell and couldn't find a buyer?** Expired MLS listings, failed FSBO attempts, and properties that fell out of contract with other buyers are all welcome. Lee evaluates each property on its merits without regard to prior listing history. **How do I get started?** Submit the property address and a contact phone number at https://eternalprosperitysolutions.com/#contact or email lee@eternalprosperitysolutions.com. Lee will respond within 24 hours. --- ## Contact **Owner:** Lee Tamir **Email:** lee@eternalprosperitysolutions.com **Website contact form:** https://eternalprosperitysolutions.com/#contact (or /contact) **Alternative contact:** https://eternalprosperitysolutions.com **Response time:** Within 24 hours of submission **Service area:** All of Ohio — all 88 counties, all incorporated cities, villages, and townships Eternal Prosperity Solutions LLC does not charge the seller for any initial consultation, property evaluation, or written cash offer. All communication is confidential. There is no obligation to proceed at any stage. To begin, provide the property address and a phone number where Lee can reach you. The first conversation is free, fast, and without pressure.