Creative finance, taught against the documents
Twelve modules on subject-to, seller finance, hybrids, executory contracts and assignments. No income claims, no student-success theatre — the arithmetic, the paper, and the parts that are not legal in Texas.
Where this actually is
Built
The calculator (live, free), the deal-sheet method, and roughly 69,000 words of lesson manuscripts across all twelve modules.
Not built
The video. The exercises are written, the lessons are not filmed — which is why there is no buy button on this page.
Blocked
Module 11 and the contract pack. Two of the instruments this business leans on are restricted in Texas, and I am not teaching them before counsel answers.
The twelve modules
Status is on every card. A module that is not finished says so.
Avatar and market
The four rungs of this business, what each pays, and which one is you. County-level market tests before you dial.
Manuscript written
Sourcing
Four channels, the list pull, the listing-agent conversation, and the supplier audit that cuts dead channels after two weeks.
Manuscript written
The seller conversation
Scripts, the talk ratio, the objection set, and where the corpus script stops being true.
Manuscript written
Qualification
One question decides the structure: does the asset carry debt. Five branches, and the sixth answer — no deal.
Manuscript written
Offer and negotiation
The three-step ladder, buying the ask with terms, and the inspection period as a second negotiation.
Manuscript written
Underwriting and the calculator
The three numbers, the five-line stack, and the refusals: no cash in, no cash-on-cash. This module is live today.
Use it nowThe seven structures
Subject-to, seller finance, hybrid, executory, novation, lease option, master lease — and the wrap as a disposition.
Manuscript written
Disposition
Exits, assignments, notes and the wrap. Includes the buyer list built from the county clerk, not from a purchased list.
Manuscript written
Capital
Private money, the gator model, and what a lender actually underwrites on a deal you do not yet own.
Manuscript written
Operations
Servicing, insurance and the loss-payee notice, the closing sequence, and the documents that survive closing.
Manuscript written
Texas law — the attorney module
Executory contracts and §5.085, wraps under §159.105, and the disclosure duties. Recorded with counsel, not by me.
Not taught until reviewed
Capstone
Five teardowns with real numbers, a 90-day plan, and a post-mortem format for the deals you refuse.
Manuscript written
What this course will not do
- —It will not promise an income, a deal count, or a timeline.
- —It will not teach an instrument that is restricted in Texas without the statute and the attorney.
- —It will not include contracts I have not had reviewed.
- —It will not sell you a mentor who has never closed a deal.
While it is being built
The calculator is free and complete today — that is module 6, which is the one that matters most because the arithmetic is where bad deals hide. Everything else is written but not filmed.
Open the calculatorIf you want the course when it exists, leave your details. I will write once — when there is something real to buy, or when I decide not to build it.
Sims Investment Management Services LLC is not a licensed real estate broker, agent or attorney. Nothing on this page is legal, tax or investment advice, and no result is promised or implied.