For partners · Trustees, attorneys, CPAs · California
We bring you the property, and the proof, before the case closes.
We read bankruptcy and county records ourselves. When a case holds a rental, we bring you the house and what the records show, while there is still time to act on it.
1 · How a property reaches you
We start with 871 houses. You hear about one.
Most cash buyers wait for a listing or a sale notice. We go to the records first, and we throw most of what we find away.
Houses in bankruptcy
871 houses
Across our seven counties, where the owner’s mail goes somewhere else. That is a sign the house is rented, not lived in.
Pass a rent test
126 houses
The rent can carry the house at three quarters of its estimated value.
Survive a second check
47 houses
Not sold since, not listed, and still clear on a second value estimate.
One file, with the evidence
One case at a time
Before we call anyone, we read the court record. The chapter tells us who to call.
Counted in September 2026. It shows a method, not a track record.
Public records only. Nobody is contacted until the record says who to call.
2 · Who we call
We call the person who decides. Nobody else.
You think in chapters, so we do too.
Why never the Chapter 13 trustee? In Chapter 13 the debtor keeps the house and pays a plan. The trustee runs the plan; the decision to sell is the debtor’s, so we talk to the debtor’s attorney.
A CPA or an agent with a landlord who wants out? That is a seller, not a case. Send them to our seller page, where the offer is priced from the rent.
A no-asset case
A no-asset case closes on discharge. A rental in it does not have to.
If the house is rented, the estate may hold value nobody has looked at yet.
3 · What the proof is
What we bring, and where each line comes from.
Every line is a public record or a document. You can check each one yourself.
- The homeowner’s exemption. Whether the owner claimed it on this house. A home usually carries it. A rental usually does not.
- Where the owner’s mail goes. A tax bill sent far from the house is a sign the owner lives somewhere else.
- The lease and the rent. What the house earns: from the lease where we have it, from the market where we do not.
- The county record. The deed, the parcel and the last sale.
One example, with the names taken out
A Chapter 7 case in one of our seven counties, filed as no-asset. The debtor called the house home. The county record showed no homeowner’s exemption, and the tax bill went to an address about 100 miles away.
Read together, that is a rental. That is the kind of file we bring a trustee before discharge.
General information, not legal advice. The trustee decides what the estate does.
4 · What happens
Three steps. You decide at every one.
1
We read the docket and the county record
Before anyone hears from us. Public records only.
2
We send you the property and what we found
The address, the records, and how we read them. Yours to check.
3
You decide
If it is sold, we make a written, as-is offer, with our own money down.
Irakli Ezugbaia
Managing Member
5 · The questions partners ask
Closing a case with a rental in it? Send us the case number first.
Three questions come up on almost every call. Here are the short answers.
“Do you contact the debtor?”
Not behind your back in an open case. In Chapter 7 we go to the trustee. In Chapter 13 we go to the debtor’s attorney.
“Do you buy as is?”
Yes. No repair list, no request to fix anything first. The offer is written and as is.
“Where do you buy?”
Rental houses in Los Angeles, Orange, Riverside, San Bernardino, Ventura, Kern and Santa Barbara counties.
6 · How we work
What we do, and what we will not.
A case has rules, and so do we.
We do
- Read the court record before we call anyone
- Bring the record behind every line we send
- Make a written, as-is offer if it is sold
- Put our own money down
We will not
- Contact a debtor behind your back in an open case
- Use a name from the case outside the case
- Promise a closing date we cannot keep
- Ask you to sign anything to see what we found
7 · Questions
What trustees and attorneys ask us.
General information, not legal advice.
How does a bankruptcy trustee sell a house?
In Chapter 7 the trustee can sell property of the estate. Creditors get notice, and a sale often goes to a court hearing where other buyers can bid. The trustee or the case attorney can tell you how a given sale will run.
Do you buy in Chapter 13?
Sometimes. In Chapter 13 the debtor usually keeps the property. If the client chooses to sell, we talk to the debtor’s attorney and make a written, as-is offer. A sale like that usually needs the court’s approval.
Will you bid at the sale hearing?
We can, when the numbers work. Our offer is written and as is. Whether a bid wins is the court’s call, not ours.
What if the debtor says it is their home?
Then the records decide. The homeowner’s exemption, the mailing address and the lease show where someone lives. We bring those, and the trustee judges.
Do you give legal advice?
No. We are a buyer. Questions about the case go to the trustee or to an attorney.
8 · Who reads the record
A person reads it. Not a form.
Wexmoor Circle buys for its own account and holds. The file you send stays with us.
Irakli Ezugbaia
Managing Member, Wexmoor Circle LLC · CA DRE #02271654 · NMLS #2728634
We are not hiding behind a form. Here are the four of us, with names and faces.
Send us the case number.
One line: the case number and the county. We read the record and come back with what we find.
