Facing foreclosure, a tax lien, or an HOA dispute? Whatever path you choose — loan modification, short sale, negotiation, or something else — I can help you navigate it. Free guides, honest advice, and real connections to professionals who can help. A cash sale to me is always the last resort, never the first suggestion.
Jump straight to the guide that matches your situation.
Or request a free consultation if you'd rather talk it through.
I spent over two decades serving in the United States Army and retired as a Lieutenant Colonel. The military taught me that service doesn't stop when you take off your uniform — and that the most meaningful work is often the work you choose to do without being asked. That's what this site is.
I'm one person — but the name is plural for a reason. Over years of working across the Hawai'i real estate market as a licensed REALTOR® and investor, I've built genuine relationships with professionals who share the same mindset: attorneys, lenders, title officers, housing counselors, and others who also believe that homeowners in distress deserve straight answers, not sales pressure. Many of them volunteer their time and knowledge too. When you reach out to me, you're not just reaching one person — you're reaching a network of people who are willing to help. When you reach out, you're not talking to a call center. You're talking to someone who has served, who knows this market from the inside, and who has no reason to mislead you.
📅 Calls returned Monday–Saturday, 8am–6pm Hawai'i time
The "Advocates" in Hawai'i Home Advocates is intentionally plural. I'm the one person who built and runs this site — but I'm backed by a network of experienced Hawai'i real estate professionals who share this mission and volunteer their time and knowledge alongside me. You may be reaching out to one person, but you're connecting with many.
Years of hands-on experience across O'ahu, Maui, the Big Island, and Kaua'i — including leasehold properties, lava zone designations, and island-specific title issues that trip up mainland investors.
I'm not a lawyer — but I know good ones who believe in this mission. Several experienced Hawai'i real property attorneys in my network offer a free initial consultation. If you choose to work with them beyond that first conversation, they may charge a reduced fee. I never receive any compensation for connecting you, and I'll always tell you upfront what to expect before making an introduction.
Connections inside the loss mitigation world help cut through confusion around loan modifications, forbearance, and short sales — giving you a clearer picture of what your lender is actually willing to do.
Relationships with Hawai'i title officers who understand how liens — HOA, tax, IRS — are handled at escrow. Some are willing to answer general questions for homeowners at no charge.
Direct connections to HUD-approved housing counselors and the Legal Aid Society of Hawai'i — professionals who provide free, confidential help and have no financial stake in what you decide.
From Honolulu's real property tax office to Maui County's processes — I know how each island county handles distressed property situations, and I know the right people to contact in each.
Why do these professionals volunteer their time? The same reason I do. They've seen too many homeowners make uninformed decisions under pressure and end up worse off. Nobody in this network receives compensation for connecting with you. We do it because it's the right thing to do. Attorney disclosure: attorneys in my network typically offer a free initial consultation. If you choose to engage them for ongoing representation, they may charge a reduced fee. I will always let you know what to expect before making any introduction.
Most distressed homeowner websites lead with a cash offer form. I lead with knowledge — because I believe you deserve to fully understand your situation before making any decision. An informed homeowner is a protected homeowner.
After 20+ years in the U.S. Army, I retired as a Lieutenant Colonel. Service became part of how I see the world. This site is an extension of that — no paycheck, no quota, just helping people navigate something hard.
Every guide, timeline, and comparison on this site is 100% free. You never need to give me your contact info to access it.
Mainland advice often gets Hawai'i homeowners into trouble. My content covers HOA super-liens, HARPTA, lava zones, and non-judicial foreclosure as they actually work here.
I'm a licensed Hawai'i REALTOR® and real estate investor volunteering my knowledge here. I'm not a lawyer. I'll always tell you when a situation needs professional legal counsel, and point you to free resources that can help.
Whether you pursue a loan modification, negotiate with your HOA, work through probate, or choose a short sale — I can help you navigate that process and connect you with the right people. Selling to me is always the last option we consider, never the first.
"The single most powerful thing a distressed homeowner can do is understand what's actually happening — before talking to anyone who wants to buy their property."U.S. Army Retired, Lt. Colonel · Licensed Hawai'i REALTOR® & Investor
That's why this site exists. Not to pressure you into a sale — but to make sure that whatever you decide, you decide it with full information.
Start with the free guides →Hawai'i-specific, plain-English resources built for homeowners — not lawyers. Pick the topic that matters most to you right now.
If you've received a Notice of Default — or think you might — this is the single most important thing you can read. Covers every stage, your legal rights, the state mediation program, and all your exit options in plain English.
Read the complete guide →Why Hawai'i HOA liens can foreclose ahead of your mortgage — and what to do about it.
Read guide →How tax liens accrue, what happens if ignored, and every resolution path available.
Read guide →The Hawai'i tax withholding rules that surprise sellers at the closing table — explained simply.
Read guide →Hawai'i's unique market — sky-high costs, leasehold properties, lava zones, and island-specific laws — creates challenges mainland solutions often miss. I specialize in exactly this.
Hawai'i has the highest cost of living in the nation. Falling behind is more common than you'd think — and you have more options than you know.
Hawai'i's non-judicial foreclosure can move fast. Even mid-process, there are exits that protect your credit and financial future.
Termites, mold, storm damage, lava encroachment — island homes face unique threats. We buy as-is. You spend zero on repairs.
Dividing a home during divorce or settling an estate is stressful enough. A fast, fair sale removes that burden entirely.
Hawai'i's strong tenant protections make landlording challenging. Done with vacancies and maintenance calls? We buy with tenants in place.
Moving off-island is already expensive. Let us handle the home quickly so you don't carry two mortgages across an ocean.
A vacant home in Hawai'i costs money every single month — taxes, insurance, maintenance, and liability. Understand your options before the carrying costs make the decision for you.
Written for Hawai'i homeowners by someone who has worked in island real estate for years. No sign-up. No paywall. No pressure to sell anything.
Hawai'i uses non-judicial foreclosure — it can move fast. Know every stage, critical deadlines, and exactly when your options narrow.
Read the guide →State law gives you protections most homeowners miss — including the Mortgage Foreclosure Dispute Resolution program. Know what you're owed.
Read the guide →A plain-English comparison of every common exit for distressed homeowners — with real Hawai'i timelines and true out-of-pocket costs.
Read the guide →Termites, volcanic damage, lava zone designations — selling as-is in Hawai'i has unique rules. Here's how it actually works.
Read the guide →Probate, GET tax, leasehold complications, and carrying costs add up fast. Walk through exactly what to do — and in what order.
Read the guide →Hawai'i's withholding tax rules surprise many sellers at closing. Understand HARPTA before you sign anything — the numbers matter.
Read the guide →A vacant home on the islands costs far more than most owners realize — and creates legal, financial, and safety risks unique to Hawai'i. Here's what you need to know and what to do about it.
Read the guide →⚖️ Disclosure: I'm one individual volunteering my knowledge — a licensed Hawai'i REALTOR® and real estate investor, not a lawyer or financial advisor. These guides are for informational purposes only and are not legal or financial advice. If I purchase your property, I act as an investor and may resell for profit. Please consult a licensed Hawai'i attorney or HUD-approved counselor for advice specific to your situation.
Every situation is different. Select the type of distress that matches your situation and we'll show you exactly what your options are — with honest pros, cons, and timelines.
Missing one or more mortgage payments is the most common form of distress. Hawai'i's high cost of living means even small income disruptions can cause missed payments. The good news: you have the most options at this early stage — act before the situation escalates.
Sell fast before it escalates. I pay off the existing mortgage at closing and you walk away clean — no more missed payments, no foreclosure risk.
Request a restructured payment plan from your lender — lower rate, extended term, or deferred payments. Best if you want to keep the home.
Ask your lender to temporarily pause or reduce payments. Common option during hardship — but payments are deferred, not forgiven.
Whether you want to pursue a loan modification, forbearance, or need to understand your foreclosure timeline, reach out and I'll walk you through your options honestly. If after exploring everything a cash sale still makes the most sense, that conversation is available too — but it's never my first suggestion.
Hawai'i uses primarily non-judicial foreclosure, which means lenders can foreclose without going to court — making the process fast and unpredictable. Receiving a Notice of Default (NOD) or Notice of Foreclosure Sale is serious, but you still have options. The window shrinks daily.
A fast cash sale can be completed before the auction date, stopping foreclosure in its tracks. I've helped homeowners close in as few as 7 days when timing is critical.
Hawai'i's Mortgage Foreclosure Dispute Resolution program provides free state-supervised mediation between you and your lender. Request within 14 days of NOD.
Filing Chapter 13 bankruptcy triggers an automatic stay that immediately halts foreclosure proceedings. Buys time to reorganize debt — but with serious long-term consequences.
Reach out and I'll personally review your timeline, explain every option still available to you, and connect you with attorneys or counselors if that's the right next step. Attorneys I refer offer a free initial consultation; ongoing representation may involve a reduced fee. I receive no compensation for referrals. A cash sale to me is one option — but only if the others won't serve you better.
Being "underwater" — owing more on your mortgage than the home's current market value — is a difficult position. In Hawai'i, fluctuating island real estate values can trap homeowners in this situation. A short sale, where your lender agrees to accept less than owed, is one exit — but it's not your only one, and rarely the fastest.
If there's any equity — or even if you're just slightly underwater — a direct cash sale is dramatically faster than a traditional short sale. We can also work alongside your lender on short-pay situations.
Your lender agrees to accept the proceeds of a market sale, even if less than the balance owed. Requires a real estate agent experienced in Hawai'i short sales.
If no action is taken, the lender will foreclose and sell the property at auction. Any remaining balance may become a deficiency judgment against you.
A traditional short sale, lender negotiation, or cash sale can all be viable depending on your specific situation. Reach out and I'll help you think through which one actually makes sense — including connecting you with a Hawai'i short sale specialist if that's the better route. Selling to me is only on the table if it genuinely serves you better than the alternatives.
Hawai'i has one of the strongest HOA lien laws in the country. Unpaid homeowner association dues — including condo association fees — can result in a lien that supersedes your mortgage in priority. This means your HOA can initiate foreclosure even if you're current on your mortgage. This is especially critical for Hawai'i condo owners.
If I purchase the property, I pay off the HOA lien in full at closing from the proceeds. No need to come up with lump-sum cash to settle the HOA before selling.
Many HOAs will negotiate a payment plan or even a lump-sum settlement for less than the total owed. Especially if foreclosure hasn't yet been filed. Contact the HOA board or management company directly.
If the HOA miscalculated fees, failed proper notice procedures, or violated Hawai'i condo law, a real property attorney can challenge the lien amount or validity in court.
I can help you understand your options — whether that means negotiating directly with the HOA, challenging the lien with a real property attorney, or selling to resolve it quickly. I'll connect you with the right professional for whichever path fits your situation best. Attorneys I refer offer a free initial consultation; ongoing representation may involve a reduced fee. I receive no compensation for referrals. If a cash sale ends up being the cleanest solution, that option is there too — but only as a last resort.
In Hawai'i, unpaid real property taxes become a lien against your home automatically. Each county (Honolulu, Maui, Hawai'i, Kaua'i) handles tax delinquency differently, but all can ultimately result in a tax certificate or tax deed sale. Federal IRS tax liens also attach to real property and can complicate or block a traditional sale.
If I purchase the property, I pay off all county property tax liens and any IRS liens from closing proceeds. I handle all lien payoff coordination so you don't have to.
Each Hawai'i county has a process for setting up installment agreements on delinquent real property taxes. The IRS also accepts Offers-in-Compromise on federal tax liens under certain hardship conditions.
For complex situations involving both state and federal tax liens, delinquencies exceeding several years, or properties in estates — a tax attorney or enrolled agent can identify options you may not know about.
Before assuming a sale is the only way out, let's look at county payment plans, IRS offers-in-compromise, and other resolution paths first. I can help you navigate those conversations, connect you with a tax attorney if needed, or — if selling genuinely makes the most sense after everything else — walk you through that too. No surprises either way.
A vacant property might feel like a problem on pause — but in Hawai'i, the clock is running. Carrying costs, insurance complications, county ordinances, vandalism risk, and accelerated deterioration in the tropical climate make vacancy one of the most financially draining situations a homeowner can face. The good news: you have more options than most people realize.
If the property is in reasonable condition and you're not under time pressure, listing with a Hawai'i REALTOR® may yield the strongest price — especially given island inventory constraints.
Converting a vacant property to a rental stops the bleeding and generates income — but Hawai'i's landlord-tenant laws are tenant-protective, and short-term rental regulations vary significantly by county and zoning.
If the property needs significant work, has accumulated carrying costs, or you simply want it resolved quickly, a direct cash sale stops all costs immediately and closes on your timeline.
Let's talk through your specific situation — how long it's been vacant, what condition it's in, whether there's a mortgage, and what your goals are. From there I can help you figure out whether renting, listing, or selling makes the most sense. There's no obligation, and I'll tell you honestly if listing on the open market with a REALTOR® is the better call.
Selling to me is always a last resort. Here's how I actually help most homeowners — regardless of which option they end up choosing.
Read the free guides and distress-type breakdowns on this site. Understand your rights, your timeline, and every option available to you — before talking to anyone.
Call 808-650-5027 or email barbara@hawaiihomeadvocates.com. Calls returned Monday–Saturday, 8am–6pm Hawai'i time. I'll give you my honest read and help you figure out the best path forward.
If you need an attorney, a HUD counselor, a loss mitigation specialist, or a title officer — I'll make that connection. Many in my network volunteer their time too.
Sometimes selling on the open market is the right answer. As a licensed Hawai'i REALTOR® with Coldwell Banker, I can represent you as your agent. View my agent profile →
If after exploring every other option a direct cash sale to me makes the most sense for your situation, that door is open. But it's always the last one we walk through, not the first.
If a traditional sale — priced right, listed on the MLS, and marketed to buyers island-wide — will net you more than any other path, I'll tell you that. And as a licensed Hawai'i REALTOR® with Coldwell Banker, I can represent you through that process too.
If you reach out, I'll help you think through your situation honestly — and if the right answer is a loan modification, a short sale, connecting with an attorney, or doing nothing yet, I'll tell you that directly. A cash sale to me is the last option we'd consider together, not the first.
No obligation · No pressure · I'll be straight with you
🔒 Your information is private and never sold. No pressure, ever.
Prefer to call? 808-650-5027 · Mon–Sat, 8am–6pm HST
Or email: barbara@hawaiihomeadvocates.com
I'll personally reach out within 24 hours. This is a real conversation with a real person — not an automated system.
Can't wait? Call me directly: 808-650-5027
Available Monday–Saturday, 8am–6pm Hawai'i time
I was three months behind on my O'ahu mortgage with no idea what to do. He walked me through everything, explained my rights, and closed in 14 days. Saved my credit and let me start fresh.
My father passed and left me a Maui property needing $80,000 in repairs plus active probate. He made a fair offer, helped coordinate with the estate attorney, and we closed in 21 days. I was genuinely amazed.
Going through a divorce — both of us just wanted the Kailua house gone. Agents wanted 6% and 3+ months. He closed in 10 days, we split the proceeds, and both moved on with our lives.
If you don't see your question here, call us and we'll answer it honestly — whether or not we end up working together.
Free, government-backed and nonprofit resources for Hawai'i homeowners. We genuinely encourage you to use them.
The state's Mortgage Foreclosure Dispute Resolution Program offers free mediation between homeowners and lenders before foreclosure is finalized.
Visit DCCA Hawai'i →Free or low-cost housing counseling from HUD-approved agencies across all islands. Unbiased advice on all options, no pressure.
Find a Hawai'i Counselor →Free legal assistance for qualifying homeowners facing foreclosure, estate issues, and landlord-tenant disputes on all islands.
Get Free Legal Help →