How I Almost Lost My Inherited Duplex—And What I Learned About Foreclosure the Hard W

[David Litt]

I wasn’t supposed to be a landlord. I never planned on owning property. But after my dad passed away in 2021, I inherited his small duplex on the west side of town. It wasn’t glamorous—older plumbing, drafty windows—but it was paid off except for a modest mortgage, and he’d lived there since the '90s. He’d been renting out the second unit for years to a retired couple who always paid on time.

After he died, I tried to keep things going. I handled the rent, kept up with taxes and the mortgage, and told myself I could do this. But I’ll be honest—I was winging it. I didn’t put the property into a trust. I didn’t probate the estate right away. I just kept paying the bills and figured that was good enough.

Until it wasn’t.

The Wake-Up Call

About six months ago, I got a certified letter from the lender saying the mortgage was in default. I was confused. I’d been making payments—every single month, same amount, same date. I called the bank, and after getting bounced around, someone finally told me: because the loan was still in my dad’s name and I hadn’t formally assumed the loan or gone through probate, the payments didn’t count. In their system, it looked like no one had been paying since he died.

Let that sink in.

I’d been sending money every month for nearly two years, and the mortgage was still considered delinquent.

Enter Panic Mode

That moment wrecked me. I felt stupid for not knowing the process. Angry at myself for not asking more questions. I contacted a probate attorney immediately, and we started the process to legally transfer the property into my name.

Meanwhile, I submitted a “successor in interest” request to the lender. That’s a formal way of asking to be recognized as the new property owner due to inheritance. They required the death certificate, proof of my relationship to my dad, and letters from probate court.

The delay almost cost me the house.

The Redemption Arc

Thankfully, because I acted fast, the lender paused foreclosure while the paperwork went through. It took three months, but I was finally recognized as the legal owner, and they agreed to restructure the loan. I didn’t even know that was an option until I talked to someone at a local housing clinic.

Now the mortgage is back in good standing, the tenants are still there, and I’m planning a few upgrades over the winter.

What I’d Tell Anyone in My Position

1. Don’t wait on probate. If you inherit property, deal with it sooner than later—even if it’s uncomfortable.

2. Call the lender early. Ask if they have a “successor in interest” process. It gives you a window to assume responsibility without everything collapsing.

3. Talk to a real estate attorney. I wasted months making well-intentioned mistakes that could’ve been avoided with one conversation.

4. Document everything. Every payment, every letter, every call—keep a file. It saved me when the lender tried to say I’d never contacted them.

Why I’m Sharing This

I'm not a pro investor (yet). I don't have a portfolio or a fancy LLC. I'm just someone who got handed a property and wanted to do the right thing. I made a lot of mistakes, but I also learned that systems exist to help people like me—you just have to ask, and you have to keep pushing when the first answer is “no.”

If you’ve inherited property or are trying to save a family home, don’t go it alone. You’re not the first person to face this, and you won’t be the last.

Hope this helps someone.