Disclosures

Last updated: 25 July 2026

This page explains, in plain terms, who we are in a transaction, how we make money, and what our website does and does not promise. If anything here is unclear, ask us before you sign anything.

1. Our role: we are a buyer, not your agent

We are a principal in the transaction. We buy properties for our own account, or we enter into a purchase contract and assign our rights under that contract to a third-party buyer. When we speak to you, we are acting in our own commercial interest — not representing yours.

You are strongly encouraged to obtain independent representation: your own attorney, your own licensed real estate agent, your own tax professional. We will never discourage you from doing so, and we will not offer you a worse price for doing so.

2. How we are compensated

We do not charge you a commission. Our compensation is one of the following:

• Assignment fee. We contract to buy your property at one price and assign that contract to an end buyer at a higher price. The difference is our fee.
• Resale profit. We buy the property, sometimes improve it, and later resell it. Any profit is ours.
• Double closing. We complete a purchase from you and a sale to another buyer, and keep the spread.

This means the price we offer you will normally be below full retail market value. That discount is the trade-off for speed, certainty, buying the property as-is, and removing the cost and delay of listing. It is a legitimate trade-off, but you should understand it and compare it against listing with a licensed agent before deciding.

Where required by state law or by your title company, our fee or the spread will be disclosed on the closing statement, and we will disclose it to you on request in any event.

3. State law and licensing

Wholesaling is regulated differently in every state. Some states require a real estate licence to market a property you do not own; some require written disclosure that you hold only an equitable interest; some cap or prohibit certain practices; some require your contract to be recorded or to include specific language.

We operate only in states where our activity is lawful and in the manner that state requires. If you would like to know the specific rules that apply to your property, ask us and we will tell you what we understand them to be — and we will still recommend you confirm it with your own attorney.

4. About our offers

• An offer is preliminary and non-binding until a written purchase agreement is signed by both parties.
• Offers are subject to inspection, clear and marketable title, lien and payoff verification, and market conditions.
• An offer is not an appraisal and not a broker price opinion. It is what we are willing to pay, not a statement of your property's market value.
• Any offer may be withdrawn or revised before signature if the information we relied on turns out to be inaccurate or incomplete.
• You are never obligated to accept, and there is no fee for receiving one.
• You may have a statutory right to cancel certain contracts within a defined period, particularly if the agreement was signed at your home or if the property is in foreclosure. Any such right will be stated in the agreement itself. Ask us about it.

5. Distressed, inherited and pre-foreclosure property

We do work with sellers facing foreclosure, tax liens or probate. Those transactions are subject to additional consumer-protection rules in many states — including mandatory notices, cooling-off periods, restrictions on taking title, and in some places an outright ban on certain equity-purchase arrangements.

If your property is in or near foreclosure, we will tell you in writing what those protections are before you sign, and we will not ask you to waive rights you cannot lawfully waive. We are not a foreclosure-rescue or loan-modification service, we do not charge advance fees, and we do not promise to stop a foreclosure.

6. Performance figures and testimonials

Any timelines, dollar figures, ranges, statistics or examples shown on this website describe typical or past outcomes. Real estate transactions vary enormously by property, condition, title status, occupancy and jurisdiction. Nothing on this site is a guarantee, prediction or promise of the result you will get. Where testimonials are shown, they reflect the experience of that individual and are not representative of every client.

7. Fair housing

We conduct business in accordance with the Federal Fair Housing Act and all applicable state and local fair housing laws. We do not discriminate in the purchase, sale, marketing or financing of housing on the basis of race, colour, religion, sex, disability, familial status, national origin, sexual orientation, gender identity, source of income, or any other protected characteristic. Complaints may be directed to us, and to the U.S. Department of Housing and Urban Development.

8. Not a securities offering

Nothing on this website is an offer to sell, or a solicitation of an offer to buy, any security or investment contract. Our investor buyers list is a notification list for property opportunities; joining it does not create an investment relationship, does not entitle you to any pooled return, and involves no fund, note or passive-income product. If we ever offer something that is a security, it will be made through a separate, properly documented process.

9. Imagery

Photographs and video on this website are licensed stock media used for illustration. They do not depict properties bought, sold or assigned by Lumina Vita, and are not representative of any specific transaction.

10. Questions

Email: luminavitagroup@gmail.com
Phone: [insert phone number]
Entity: [insert full registered name and state of formation]
Address: [insert full postal address]

Aviso en español: Lumina Vita no es una correduría de bienes raíces con licencia y no le representa como agente. Somos un comprador principal y ganamos dinero mediante la cesión del contrato o la reventa, por lo que nuestra oferta normalmente estará por debajo del valor de mercado minorista. Le recomendamos consultar con su propio abogado y agente con licencia. Solicite esta página completa en español escribiendo a luminavitagroup@gmail.com.