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Distressed Property Acquisition

Distressed Property Acquisition Across Orlando and Central Florida

Latitude 98 acquires distressed, damaged, underused, unfinished, and difficult-to-sell properties throughout Orlando and Central Florida.

We work directly with property owners, estate representatives, landlords, investors, lenders, brokers, municipalities, nonprofits, and businesses seeking a practical solution for real estate that may require repairs, code correction, redevelopment, rehabilitation, or a specialised acquisition strategy.

You do not need to renovate, clean out, repair, or prepare the property before contacting us.

Sell Your Property Directly to Latitude 98

Some properties do not fit the traditional listing process.

The property may need extensive repairs, have unresolved permits, contain code violations, be occupied by tenants, require environmental review, or involve an unusual ownership situation.

Latitude 98 evaluates properties based on their current condition and future potential.

Depending on the opportunity, we may consider:

  • A direct purchase
  • An as-is acquisition
  • A flexible closing date
  • Seller financing
  • Delayed possession
  • A joint venture
  • A development agreement
  • A ground lease
  • A phased acquisition
  • A property exchange
  • Another project-specific structure

Every property is reviewed individually. Submission does not guarantee an offer or acquisition.

Properties We Consider

Vacant Land

We evaluate vacant residential, commercial, mixed-use, aviation, recreational, and special-use land.

Potential opportunities may include:

  • Individual buildable lots
  • Residential infill parcels
  • Larger development tracts
  • Commercial land
  • Mixed-use sites
  • Agricultural or transitional property
  • Airport-adjacent land
  • Land with entitlement potential
  • Underutilized parcels
  • Properties requiring rezoning
  • Land with wetland, access, utility, or drainage challenges

Single-Family Homes

Latitude 98 acquires single-family homes in a wide range of conditions, including:

  • Outdated homes
  • Vacant properties
  • Rental homes
  • Inherited houses
  • Homes with deferred maintenance
  • Properties requiring complete rehabilitation
  • Tear-down and replacement opportunities
  • Homes on oversized or subdividable lots

Duplexes

We evaluate duplex properties that may be:

  • Vacant
  • Tenant occupied
  • Underperforming
  • In need of repairs
  • Poorly managed
  • Outdated
  • Experiencing code or permit issues
  • Suitable for rehabilitation or long-term ownership

Triplexes

Triplex properties may be considered for:

  • Acquisition and repositioning
  • Residential rehabilitation
  • Long-term rental ownership
  • Affordable or workforce housing
  • Code correction
  • Improved leasing and management
  • Resale following stabilisation

Fourplexes

Latitude 98 evaluates fourplexes and other small multifamily properties with opportunities for:

  • Renovation
  • Rent stabilization
  • Unit improvement
  • Operational repositioning
  • Long-term ownership
  • Affordable or attainable housing
  • Portfolio acquisition
  • Neighborhood revitalization

Distressed Properties

We consider properties affected by:

  • Deferred maintenance
  • Long-term vacancy
  • Financial distress
  • Ownership disputes
  • Poor management
  • Structural deterioration
  • Major repair needs
  • Unresolved liens or title issues
  • Tenant-related challenges
  • Insurance problems
  • Inability to qualify for conventional financing

Fire-Damaged Properties

Latitude 98 evaluates homes and buildings damaged by fire, smoke, heat, or emergency response activity.

The property may require:

  • Structural evaluation
  • Demolition
  • Framing replacement
  • Roof reconstruction
  • Electrical replacement
  • Smoke remediation
  • Mechanical-system replacement
  • Complete interior rebuilding
  • Permit and insurance coordination

Storm-Damaged Properties

We evaluate properties affected by:

  • Hurricanes
  • High winds
  • Flooding
  • Roof failure
  • Water intrusion
  • Fallen trees
  • Exterior damage
  • Prolonged exposure
  • Mould or moisture
  • Drainage failure

Storm-damaged properties may be rehabilitated, rebuilt, repositioned, or redeveloped depending on the extent of the damage and project feasibility.

Unfinished Developments

Latitude 98 considers incomplete residential, commercial, aviation, and speciality developments.

These opportunities may include:

  • Partially constructed homes
  • Unfinished subdivisions
  • Abandoned multifamily projects
  • Incomplete commercial buildings
  • Expired development approvals
  • Projects with open permits
  • Partially completed site work
  • Stalled construction
  • Failed development partnerships
  • Properties requiring new financing or management

Estate-Owned Properties

We work with estate representatives, trustees, executors, heirs, probate attorneys, and families managing inherited real estate.

Estate-owned properties may involve:

  • Deferred maintenance
  • Multiple decision-makers
  • Out-of-state ownership
  • Personal property removal
  • Vacant homes
  • Unresolved occupancy
  • Needed repairs
  • A preference for an as-is sale
  • A flexible closing timeline

Latitude 98 does not provide legal or probate advice, but we can coordinate with the estate’s attorneys, title professionals, and authorised representatives.

Code-Violation Properties

We evaluate properties with:

  • Building-code violations
  • Open or expired permits
  • Unsafe structures
  • Unpermitted additions
  • Illegal conversions
  • Electrical hazards
  • Plumbing deficiencies
  • Roof violations
  • Exterior maintenance violations
  • Pool and fence issues
  • Overgrown lots
  • Unsafe accessory structures
  • Municipal liens
  • Active code-enforcement cases

A code violation does not automatically prevent us from considering the property.

Airport or Aviation Properties

Latitude 98 has a particular interest in aviation-related real estate.

We evaluate:

  • Aircraft hangars
  • Airport land
  • Maintenance facilities
  • FBO properties
  • Aviation commercial buildings
  • Hangar homes
  • Hangar condominiums
  • Aviation communities
  • Fuel facilities
  • Pilot clubhouses
  • Airport hospitality properties
  • Underused aviation sites
  • Distressed airport-related assets

Aviation properties are reviewed based on airport access, operating restrictions, lease structure, zoning, building condition, aviation use, and long-term redevelopment potential.

Other Special-Use Properties

We also consider properties that may not fit a conventional residential or commercial category.

Examples include:

  • Former motels
  • Event venues
  • RV parks
  • Campgrounds
  • Marinas
  • Clubhouses
  • Religious or institutional properties
  • Educational facilities
  • Healthcare-related buildings
  • Recreational properties
  • Mixed-use buildings
  • Industrial or flex properties
  • Unusual land uses
  • Properties requiring adaptive reuse

Why Property Owners Contact Latitude 98

Owners may contact us because:

  • The property needs major repairs
  • The cost of renovation is too high
  • The property has been vacant
  • The owner inherited the property
  • A development has stalled
  • The property has code violations
  • Insurance coverage is difficult
  • The property is occupied by tenants
  • The owner lives out of state
  • The property is difficult to finance
  • The owner wants to avoid a lengthy listing process
  • The property no longer fits an investment strategy
  • A business or partnership is being dissolved
  • The owner needs a flexible transaction
  • The property requires a specialised buyer

We focus on understanding the condition of the property, the owner’s objectives, and whether a workable acquisition structure exists.

You May Sell the Property As-Is

You do not need to:

  • Renovate the property
  • Replace the roof
  • Update the kitchen
  • Correct every code violation
  • Remove all personal property
  • Complete unfinished construction
  • Vacate existing tenants
  • Improve the landscaping
  • Stage the property
  • Obtain conventional financing
  • Prepare the property for retail buyers

We review each property in its existing condition.

Some transactions may still require inspections, title resolution, environmental review, municipal coordination, or other due diligence before closing.

Our Property Acquisition Process

1. Submit the Property

Provide the property address, type, condition, ownership information, and your preferred outcome.

2. Initial Review

Latitude 98 evaluates the location, property type, visible condition, ownership circumstances, development potential, and market information.

3. Property Discussion

We may contact you to clarify:

  • Current occupancy
  • Known repairs
  • Code issues
  • Existing debt
  • Title concerns
  • Preferred closing timeline
  • Asking price
  • Property access
  • Available records
  • Your goals for the transaction

4. Site Evaluation

When appropriate, we inspect the property and assess its physical condition, repair requirements, development potential, and likely project costs.

5. Due Diligence

The review may include:

  • Title
  • Survey
  • Zoning
  • Future land use
  • Open permits
  • Code violations
  • Environmental conditions
  • Flood exposure
  • Wetlands
  • Utilities
  • Access
  • Structural condition
  • Occupancy and leases
  • Construction costs
  • Market value

6. Acquisition Proposal

If the property meets our criteria, Latitude 98 may present a purchase offer or another proposed transaction structure.

7. Contract and Closing

If the parties agree, we coordinate the contract, title process, due diligence, financing, closing documents, and transfer of possession.

Flexible Acquisition Structures

Not every property needs a standard cash closing.

Depending on the opportunity, Latitude 98 may evaluate:

Direct Purchase

A conventional purchase of the property in its current condition.

Seller Financing

The seller may finance a portion of the purchase price under agreed terms.

Delayed Closing

A longer closing period may allow time for title, probate, relocation, approvals, or financing.

Delayed Possession

The owner or occupant may remain temporarily after closing under a written agreement.

Joint Venture

The owner may contribute land or property to a development partnership.

Ground Lease

The owner may retain ownership of the land while granting long-term development and use rights.

Development Agreement

Latitude 98 may manage or participate in the redevelopment of the property under a negotiated agreement.

Phased Acquisition

A larger property or portfolio may be purchased in multiple stages.

The availability of any structure depends on the specific property, ownership, financing, and legal requirements.

Property Submission Form

Tell Us About Your Property

Property Type

  • Vacant land
  • Single-family home
  • Duplex
  • Triplex
  • Fourplex
  • Distressed property
  • Fire-damaged property
  • Storm-damaged property
  • Unfinished development
  • Estate-owned property
  • Code-violation property
  • Airport or aviation property
  • Other special-use property

Contact Information

  • Owner or representative name
  • Company or organization
  • Phone number
  • Email address
  • Preferred contact method

Property Information

  • Property address
  • County
  • Parcel identification number
  • Approximate lot size
  • Approximate building size
  • Number of units
  • Year built, if known
  • Current occupancy
  • Current property use

Condition and Circumstances

  • General condition
  • Known repairs
  • Fire, storm, water, or structural damage
  • Open permits
  • Code violations
  • Existing tenants
  • Environmental concerns
  • Known title or lien issues
  • Current mortgage or debt
  • Estate or probate status

Transaction Goals

  • Asking price
  • Preferred closing timeline
  • Reason for selling
  • Need for delayed possession
  • Interest in seller financing
  • Interest in a joint venture
  • Additional details

Uploads

  • Property photographs
  • Survey
  • Site plan
  • Inspection report
  • Repair estimates
  • Code notices
  • Rent roll
  • Plans or permits
  • Other relevant documents

Form Disclaimer: Submitting a property does not create an agency, brokerage, partnership, fiduciary, or contractual relationship and does not guarantee an offer. Latitude 98 may decline properties that do not meet its acquisition or development criteria.

Working With Brokers and Real Estate Professionals

Latitude 98 welcomes opportunities submitted by licensed brokers, agents, wholesalers, attorneys, estate representatives, lenders, and other authorised professionals.

Please provide:

  • Your role in the transaction
  • Representation status
  • Property information
  • Asking price
  • Commission or fee expectations
  • Access instructions
  • Supporting documents
  • Seller timeline
  • Known material issues

All brokerage relationships, commissions, referral arrangements, and transaction responsibilities must be confirmed in writing.

Working With Municipalities and Community Partners

Latitude 98 is interested in properties connected to:

  • Neighborhood stabilization
  • Code-enforcement resolution
  • Infill redevelopment
  • Affordable housing
  • Workforce housing
  • Veteran housing
  • Supportive housing
  • Public land reuse
  • Abandoned property initiatives
  • Storm recovery
  • Community redevelopment
  • Small business development
  • Aviation and airport improvement

We welcome discussions with municipalities, counties, housing authorities, nonprofits, redevelopment agencies, and community organisations regarding individual properties or larger portfolios.

Orlando and Central Florida Acquisition Area

Latitude 98 evaluates property opportunities throughout:

  • Orange County
  • Seminole County
  • Lake County
  • Osceola County
  • Volusia County
  • Polk County

Properties outside these counties may be considered when they present a strong strategic, aviation, development, or special-use opportunity.

What Happens After We Acquire a Property?

Depending on its condition and potential, a property may be:

  • Rehabilitated and resold
  • Renovated and retained
  • Leased
  • Redeveloped
  • Rebuilt
  • Subdivided
  • Repositioned for a new use
  • Combined with adjoining parcels
  • Developed as affordable or workforce housing
  • Converted to aviation or commercial use
  • Transferred to a project partnership
  • Held as a long-term investment

The selected strategy depends on zoning, market demand, construction feasibility, financing, and long-term value.

Sell Your Property to Latitude 98

Whether you own a vacant lot, distressed home, small multifamily property, unfinished development, code-violation property, or specialised aviation asset, Latitude 98 is prepared to evaluate the opportunity.

You do not need to solve every problem before contacting us.

Tell us what you own, what condition it is in, and what outcome you are seeking.