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I’m Your SFR®, Short-Sales & Foreclosure Resource®

As a member of the National Association of Realtors® I have earned the Short Sales and Foreclosure Resource® certification and understand what it takes to help sell or buy a distressed property. Working with me as your SFR® will take the stress out of the distressed property process. With years of distressed property experience, I know that selling or buying a home in uncertain times can be scary, but I know how to make things happen.

Today’s Real Estate Market is Dynamic

It appears as if the real estate market is in the news almost every day. With prices, inventory and interest rates in a constant state of flux, it takes both experience and knowledge to navigate this market successfully.

As a Realtor® who has earned their SFR® certification, I have the necessary tools to maneuver you safely through the short sale and foreclosure processes. Having both comprehensive training and real world experience, I am the destressed property expert you have looking for.

Not All Distressed Properties are the Same

When searching for a home using our property search engine, after a while, you will begin to see terms like bank owned, foreclosure, short sale, HUD and a few others. Each type of these homes is referred to as a distressed property. When considering selling or buying a distressed property, it will require a Realtor® who understands how the process works from start to finish and who also knows that things are done differently for sellers and buyers during this process.

Short Sale

Short Sale Homes

A short sale occurs when a property owner is upside down in their mortgage, or, in other words, the homeowner owes more than the property is worth. Typically, the seller is experiencing a financial hardship of some kind and needs to sell their home as soon as possible.

Since the owner is upside down, the lender/bank will get all of the proceeds from the sale. This means either the bank will forgive the difference, or they will sometimes get a deficiency judgment, which requires the seller to pay what’s left over. If you are a seller worried about a deficiency judgment and you want to learn more, please ask me when we have our initial consultation.

It may seem that doing a short sale would be a less-than-ideal arrangement for the bank, especially if the difference is forgiven. However, doing a short sale is often the preferred alternative to foreclosure for both parties.

short sale sign on pole with copy space

In a short sale the seller:

Stays in their home doing the sales process
Pays NO real estate agent commissions
Typically will owe nothing at the close of escrow

For a homeowner this type of sale can be very stressful. By using an experienced SFR® Realtor® like myself, much of the confusion and frustration with the process will be alleviated.

In a short sale the buyer:

Often gets a below market sales price
Often the home is in better condition than if it was bank owned
Typically there is less competition from other homebuyers

For a homebuyer, this type of purchase can be very stressful if they aren’t prepared for the experience. Depending on where the seller is in the short sale process, you will have to be prepared to have patience. Partnering with an experienced Realtor® will help you to know where the seller is in the process.

Real Estate Owned Homes

asian chinese young couple just received house key for their new house happy

HUD Homes

New Homes in Northern California

When inventory is available these are some of the best types of properties to buy. If you are looking to move in quickly and save some money on your purchase a HUD could be the answer. Please note that not all HUD homes are fixer uppers, but many will be.

Real Estate Owned or REO property is a home which has already gone through the foreclosure process. These properties are sometimes referred to as bank owned or as a foreclosed home. No matter what you call them, an REO property was likely a short sale that did not close during that process, for whatever reason.

Once ownership of the property has officially transferred to the lender/bank, it will be offered to the public in a short amount of time. Once the home is one the market, the bank will often sell it for somewhat under market price, to help get it off their books faster.

An REO buyer should expect:

Quicker answers when presenting an offer
A smother and faster process compared to a short sale
A smother and faster process compared to a short sale

When buying an REO home, it is important you do your inspections because the bank does not disclose the condition of the home in the same manner as if a person was living in it. Also, some bank owned homes have not been occupied for months and could suffer issues from a lack of use. This is why it's important to have a team of experienced advisors who can help you determine the true condition of the home and its actual market value.

A HUD home is very similar to a bank owned home except the seller had an FHA loan which was insured by the federal government. Although the home type may be similar to an REO property the sales process is very different. What is mostly different about a HUD home is how it is sold and administered.

To view or offer a HUD home, you must use a HUD Authorized Broker such as myself. This will automatically make your pool of available Realtors® shrink before ever considering their experience or other qualifications.

As a HUD Authorized Broker, I will show you:

How most HUD homes are available to owner occupants first
How offers are made using a blind bidding system
How to work within the system to not be caught off guard

Bottom Line

Typically, a home’s layout and location, along with the price and condition are the biggest considerations when choosing to buy or sell a home. However, in the High Desert real estate market, there are so many more options than just plain cookie cutter properties. This is why you need more than just a cookier cutter real estate agent. The most critical early decision of your home buying or selling journey will be to find an expert Realtor® who has the knowledge and experience to assist and guide you throughout the process.

By putting in 100’s of hours into my own advanced education. I am prepared to help you accomplish your goals. As your trusted Realtor®, with over two decades of experience in buying and selling High Desert homes, I will offer you the opportunity to complete a real estate transaction with the patience, professionalism, and good old fashioned customer service you expect and deserve.

Schedule your 15 Minute consultation today!

Facing Foreclosure?

If you are looking to buy foreclosure click here

If you are finding yourself in a situation where your financial circumstances are becoming overwhelming and you don’t know where to begin, first take a deep breath and relax. There is almost always a way to make things better. It takes a calm spirit to take these next most important steps.

With unexpected opportunities everywhere, now is the time to sell. Sellers who think they are out of options can benefit from this dynamic real estate market. As a Short Sales and Foreclosure Resource (SFR®), I have the advanced knowledge, experience and education to get things done.

By evaluating your individual situation, I will be able to recommend finance, tax, and legal specialists, suggest foreclosure avoidance assistance, alert homeowners of rescue scams, and explain the differences between what is a short sale and a foreclosure in much greater detail.

Home Sellers

Your ability to make the next series of difficult decisions now lies ahead of you. You can begin to take charge of your situation and do something about it or you could continue to ignore it. If, you choose to deal with this head on, I will be there for you each step of the way. If you are not ready to take that next step, I still strongly urge you contact somebody to learn more about your options, even if you end up doing nothing at all.

Making the correct choice right now may have an impact on your personal and financial life for years to come. As a Realtor® with the SFR® certification, I will assist you in understanding all your options before it’s too late.

By evaluating you situation individually I promise:

No sweet talk
No pressure
No games
Just answers

Oh, and the Best Part?

If you decide a short sale is the best option, your lender will pay for my services and other typical closing costs. You have nothing to lose and everything to gain! Allow me to share my experience and knowledge with you throughout the short sale process.

Schedule your 15 Minute consultation today!



Buying A Home.

A REALTOR® with my SFR® certification, I will guide my homebuyers through the distressed property process in an easy to understand manner. Each type of property will offer its owe unique opportunities challenges

Through the process, I will help you to:

Research the real estate market value of each property
See potential equity opportunities in less than perfect homes
Check if the property itself is distressed or if it's the area it's located in
Balance both the risk and reward or each property you are considering


When buying a destressed property, the opportunities are almost limitless. However, making sure you have an expert Realtor, home inspector and Mortgage Loan Originator (MLO) is essential to making things happen.

Home Buyers


For Buyers Only

I will show you:

Which type of home are available in our local High Desert real estate market
Which type of home are available in our local High Desert real estate market
How to select the right type of home inspection and what to do after the report

When it comes to buying a home in destress it will take a team to make things happen. During our initial consultation will provide you with the guidance you have been searching for.


Home Loan Financing

Having a home loan in place allows you to know how much you can qualify for, prior to touring homes for sale. This is key to buying a home successfully in today’s local real estate market.

If you are already approved for a home loan, you will likely have all that we will need to start shopping for your home. Simply click here to schedule your no obligation 15 minute consultation to see if we are the right fit for each other.

However, if you have not yet been approved, it is imperative that you being the process of selecting the best financing for your situation. Once we know what type of loan is best, you can then know what kind of Mortgage Loan Originator (MLO) that is needed for the job.

Man checking and working



Many of the loan options on the list below requires the use of a specialist. You cannot just walk into any bank and do many of these loans. But even if you could, finding the right MLO can be like trying to find a needle in a haystack. A specialty loan will require the use of a specialty MLO who is experience in the exact type of financing you are considering.


Rehab Loans

There is a reason not as many homebuyers want to purchase a “fixer upper”. However, for the right homebuyer a home that needs some TLC, can be an excellent option. The main issue with an imperfect home is that it will require work to make it suitable for your specific needs.
When shopping for a home you will begin see that destressed and even some non-destressed homes, need a little bit of vision and elbow grease to make things right. If you have this vision, you it is possible to find great opportunities in our local high desert market. Once you have made any necessary improvements, not only will your home become more suitable for your living situation, but it will have an increased market value as well.
Many homebuyers, especially first-time home buyers, have only saved enough for a down payment and closing costs.

This is where an FHA 203(k) loan comes into play:

What’s different about a 203(k) loan:

Perfect for buying a “fixer upper”
You can buy a home, other homebuyers cannot
You can buy a home, other homebuyers cannot
The money you use for improvements comes from the loan itself

Some additional loan highlights:

3.5% down payment
Flexible credit requirements
Generous debit to income limits
Builds equity quicklyitself

A rehab FHA 203(k) mortgage can be great for the right homebuyer. It will be crucial for you to talk with a team of professionals, to see if this is the right loan for you. Both your Realtor® and Mortgage Loan Originator (MLO) will need to be on the same page and completely understand this type of financing, if they are going to make your homebuying process a smooth and successful one.



FHA Financing

An FHA loan is a government-backed mortgage insured by the Federal Housing Administration. FHA home loans require lower minimum credit scores and down payments than many conventional loans. This makes FHA loan especially popular with homebuyers with limited funds for a down payment.

Check out these FHA home loan highlights:

Limited Down Payment of 3.5% Required
No Prepayment Penalty
Non-Owner Cosigners Allowed
Flexible Credit Standards

FHA loan written on the model of home.

FHA home loans typically have slightly higher interest rates than conventional mortgages and require Private Mortgage Insurance (PMI) determined by the borrowers credit score and amount of money used in the down payment. FHA loans also allow for higher debt-to-income ratios and as mentioned above they have flexible credit guidelines. Qualifying for a FHA loan is not overly difficult however, it takes a certain skill set from a team of real estate professionals to assist anyone who is pushing their limits or has credit challenges.

I am here to assist you with:

FHA Eligibility Requirements
An Explanation of Mortgage Insurance
Debt To Income Requirements
Loan Limits Set for the County


VA Financing

Use the VA Benefits You Earned! For those who qualify, the VA loan program can be the best loan option. Backed by the U.S. Department of Veterans Affairs, VA loans are designed to help active-duty military personnel, veterans and some others become homeowners at an affordable cost. VA homes loans have a more lenient credit guideline compared to traditional loans making it easier to qualify for a mortgage. This is a great loan option, especially for first-time homebuyers.

Check out these VA home loan highlights:

Limited Down Payment of 3.5% Required
No Prepayment Penalty
Non-Owner Cosigners Allowed
Flexible Credit Standards

VA Loan text on top view color table background.

VA home loans typically have lower interest rates than conventional mortgages, allow for higher debt-to-income ratios and as mentioned above they have flexible credit guidelines. Plus, VA loans do not require monthly private mortgage insurance. Qualifying for a VA loan is easier than you may think, however, it takes a certain skill set from a team of real estate professionals to assist anyone who isn’t at the tip of the spear.

By the way, I am also a certified MRP®, Military Real Estate Professional®, who understands the needs of both veterans and active-duty personnel.

I am here to assist you with:

VA Eligibility Requirements
Disability Waivers
Local BAH Rates Requirements
Debt To Income Requirements


Conventional Loan Options

Conventional mortgages (typically the interest rates you hear about on TV/radio) are the most common type of home loan financing. These types of home loans do not have any kind of government backing, like an FHA loan or VA loan, so they typically have more stringent credit requirements and financial standards.

Homebuyers with excellent credit and solid assets can often tap into the best interest rates and terms of a conventional loan. I suggest looking very closely at this loan when putting down a minimum of 20% of the purchase price. Anything less down, should require your careful consideration.

Conventional home loan form and a pen.


Reverse Mortgage

If you’re age 62 or older, you can receive money from your mortgage company by borrowing against the value of your home (your equity) through a reverse mortgage. Most reverse mortgages are insured by the Federal Housing Administration (FHA), as part of its Home Equity Conversion Mortgage (HECM) program.

Reverse mortgage home loans typically have no payment and depending on your situation could provide you with a monthly income. This loan can also be used to purchase both new and existing homes. All that is required is a larger down payment (typically 50%) and enough provable income to pay your on going expenses like utilities, taxes and insurance (some exceptions may apply). Qualifying for a Reverse Mortgage loan is not difficult however, it is a bit more complicated than a typical home loan. This type of loan requires a certain skill set from a team of real estate professionals who are VERY familiar with the process from start to finish.

Real estate agent calculating

Check out these Reverse Mortgage loan highlights:

A reverse mortgage can be a great loan for the right borrower so, it’s important to talk with a team of professionals to see if it’s the right loan for you. Both your Realtor® and Mortgage Loan Originator (MLO) need to be on the same page and completely understand this type of loan to make your buying process a smooth and successful one.

By the way, I’m also a designated SRES®, Seniors Real Estate Specialist® who understands the needs of seniors and their needs at all stages of life.

Credit Score Not Required
Limited to NO Income Required
No Monthly Payment s
No Prepayment Penalty

I am here to help explain:

Reverse Mortgage Eligibility Works
How to Decide if a Reverse Mortgage is Right for You
Buy A Home Using a Reverse Mortgage
Debt To Income Requirements


Energy Efficient Mortgages

Using an energy efficient mortgage means living comfortable with more predictable energy costs. When buying a home, you can increase your comfort and savings by using an Energy Improvement Mortgage (EIM). Sometimes also referred to as an EEM, it is easy to use, federally recognized, and can be applied to most home mortgages, including FHA, VA and Conventional financing. EIMs provide the borrower with special benefits when purchasing a home that is energy efficient or can be made efficient through the installation of energy-saving improvements.

Homeowners with lower utility bills have more money in their pocket each month. Plus they potentially can reap a greater tax deduction for their old energy costs. (Talk with a tax professional for more details.)

The top of a sustainable green office or residential building

Check out these Energy Improvement Mortgage loan highlights:

When you do not have the cash on hand or would rather not spend it, an EIM/EEM mortgage can pay for energy-efficient improvements easily. Your Mortgage Loan Originator (MLO) can adjust your maximum loan amount to cover many GREEN improvement costs. Monthly mortgage payments will increase slightly however, you will actually save money because your energy bills will be lower!

An energy-efficient mortgage can be a great loan for the right homebuyer so, it’s important to talk with a team of professionals to see if it’s the right loan for you. Both your Realtor® and Mortgage Loan Originator (MLO) need to be on the same page and completely understand this type of loan to make your buying process a smooth and successful one.

By the way I’m also a designated NAR Green Realtor®, who understands the needs of energy efficient minded consumers looking to live a greener lifestyle.

Qualify for a larger loan amount with flexible debit-to-income requirements
Works for both NEW and RESALE homes
Available in FHA, VA, and Conventual loan options
No Private Mortgage Insurance
Increase the potential resale value of your home.

I am here to help explain:

How it all works and what to ask your lender
How to obtain a home energy assessment from a Qualified Energy Assessor
How Energy-efficient homes can cost less to own than non-efficient homes


Do You Need Sell A HomeTo Buy Your New Home?

Having a home to sell when buying a new home can be complicated. If you don’t have the right Realtor® in your corner, you could end up without a place to live. It is imperative to know what’s happening in the current real estate market. Depending on the market conditions a builder may wait for you to sell your home or want your home sold before you start the process of buying their home. Knowing what to expect and having solutions ready will make a huge impact on your home buying experience.

With years of experience selling homes of every type, I have created a plan which will allow you to sell your home (GREEN or Traditional) quickly and at the best possible market price. To begin the process, I like having my home sellers start with a no obligation, automated market analysis. Just click here to get your instant automated report, using the same comparable homes, I will be considering, when doing your more Personal Equity Analysis Report.

Shot of a family of four viewing their new home together

Personal Equity Analysis Report

The next step is what I like to call a Personal Equity Analysis Report (PEAR) and it is an amazing tool! I will personally tour your surrounding neighborhood and do a thorough walk of your home. I will be looking to find as much hidden value, inside and out, as possible which will include full consideration of your home’s current condition.

Some of what you will get with your customized PEAR:

Comparative Market Analysis (CMA)
A True Price Range Determined by Condition, Location & Access.
A Cash Offer Price if Requested

Seeing your home and its condition is only part of the process. It is essential that we have all of the information at our fingertips to know what we think your bottom line will be. After all, knowing how much equity you have, what the current market conditions are, and constant communication is key to determining a viable sales price.

When we meet I will have a detailed property report that will:

Confirm Legal Ownership
Examine any Liens on the Property
Look for Judgements or Filed lis pendens
Current Property Tax Records
Look for any Tax Delinquencies
Look for any Pre-Foreclosure Filings
Determine Restriction(s) from Deed, HOA or Other

Understands the benefits of a GREEN home lifestyle
Will be patient and understanding throughout the process
Sees the hidden value often missed in buying/selling a home
Is aware of the local GREEN housing options & amenities available
Will provide useful resources and information throughout the entire process

If You are Looking for Someone Who…

Once your PEAR is completed and your are satisfied with the results, it is just a matter of preparing your home for sale, getting the marketing ready and authorizing a little paperwork. Although the process sounds (and is) complicated, a true professional Realtor® with their MRP certification will be able to provide you with all the information you need to make an informed and mission critical decision.

I know that whether you are buying or selling a home, time is not on your side with a PCS. The sooner we connect, the sooner you can get this part of the transfer started. When you are ready to schedule your no-obligation in-person Personal Equity Analysis Report (PEAR) click HERE to get started

FREE Instant Home Valuation


Josh Beauchamp

First and foremost, I am a family man who loves my dogs, grandchildren and spending as much time as possible with my very talented wife. These are the 3 reasons I have the passion and energy to live each day to the fullest.

When I am not fishing, I am an avid BBQ guy. I grill, I smoke, and I eat! My passion for cooking comes straight from the heart. It allows me to share my love in an edible way. To me it doesn’t get much better than having a great tasting meal with the people I love. I am truly obsessed with putting the same love and attention to detail into every plate as I do with every real estate transaction.

Finally, I want to share with you an idea that has been in my mind for decades now. An idea that has shaped my life in almost every way:

If, I can make enough people’s dreams come true, then my dreams can come true too. 

Let’s dream big together! I look forward to hearing about your dreams and helping them to become a reality.

See More

I want to learn how to buy like a pro!

If you’re ready to buy a home, you have a great opportunity to get ahead of the curve
by purchasing before rates and prices climb higher. If you can, buying sooner rather
than later may make the most financial sense. 

Get Access To This Free Guide

Free Buyer's Guide

Things To Consider When Buying A Home


Free Buyer's Guide

Things To Consider When Buying A Home

Leverage the market and sell your home!

The current imbalance of supply and demand is good news for you. Let’s connect
today to discuss how much leverage you have, and why it’s best to sell now instead
of later, if you’re ready.

Get Access To This Free Guide

Free Seller's Guide

Things To Consider When Selling Your Home


Free Seller's Guide

Things To Consider When Selling Your Home

Moving On!

A Guide to Housing-Related Resources Tailored to Seniors and their Families.

Get Access To This Free Guide

Moving On! A Guide to Housing-Related Resources


Moving On! A Guide to Housing-Related Resources

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Continued & focused real estate education, training, and certifications.

See How I Can Help You!
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Client Success Stories

Highly likely to recommend

Joshua was indispensable [from] my initial visit and afterwards. He was [both] candid and well informed. Joshua was also instrumental in my contingency coordination [giving us] the option to reside in your current home while awaiting your new home’s construction. It has been my lengthen experience, over the course of 6 months, and frequent interactions with him that lend to this commendatory endorsement of him...
Eliysha Y
So excited to move… the views are amazing and it's so peaceful! I have to give a big shoutout to Josh. I'm 28 and [I] was interested in buying my first home in the near future but no one has ever taken me seriously or given me the time of day (I'm assuming because I look so young lol). Well Josh didn't care that I looked young and didn't judge me off of that and I truly appreciate that he took me seriously and believed that I could get my dream home. He made my dream a reality! He took us all over...
Erika C
We went out a few times to check out the land and homes. Joshua Beauchamp, has been the one we decided to make [a purchase with] and [he] has been very helpful. He has taken the time to talk with us about our options as well as show us other homes. Even after us signing the paperwork on our own home he has followed up with us to make sure that everything is going smooth with the sell of our current home...
Tiffany A
We have had such a positive experience from the first time and all the way through submitting an offer. Joshua has made this experience stress-free, easy, and fun. From the moment we told him what we wanted and was looking for he instantly knew the perfect home for us. He took us around, allowed us to compare and contrast homes we were considering, and sure enough, his first recommendation was spot on. We fell in love with the home and homesite. From that moment on Joshua has taken care of us...
Kiandra J
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Schedule a one-on-one, no obligation, 15 minute call or video meeting with Josh your local real estate expert.


Create a custom tailored, step-by-step plan which focuses on your specific needs and wants in real estate.


Begin your journey, with a trusted advisor, who will guide you through the process in the professional manner you deserve.

IT AS EASY AS 1, 2, 3!

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Schedule your 15 Minute consultation today!