I buy. Creative terms get first look — and the rent decides.
I am the buyer, not a broker. Send the contract and you get an answer today: yes with a number, or no and the reason.
Buying nationwide. The buy boxes in my book are added market by market — DFW and Northeast Texas are active today, and I will tell you plainly when a market is not in the book yet instead of wasting your clock.
What gets priority
Order matters. A creative deal that is thin on margin still beats a cash deal that is thin on margin, because the terms are the margin.
Creative finance — first look, always
Subject-to, seller finance, wraps and lease options, hybrids. If the terms work, I will look at a deal that a cash buyer walks away from. Existing loan at 4% or lower is the best paper there is.
Cash-flowing rentals
Rent has to cover P&I, taxes and insurance, plus 25% held back for vacancy, repairs, capex and management, and still leave $200 a month. That is the test — at the price you are asking.
Straight assignments
Fine, priced so the deal still cash flows after your fee. A fee that eats the cash flow is not a deal I can place, and it is not one your buyer will keep either.
Run it before you send it
This is the same test I run. Put in the price you need and the real rent — if it clears, send it. If it does not, you have just saved us both a phone call, and I would rather you send me the next one.
Rent minus P&I, taxes and insurance, minus 25% of rent held back for vacancy, repairs, capex and management. I call it a yes at $200/month and a DSCR of 1.20 or better — at the price you are asking, not at a price I hope to negotiate to. Taxes and insurance are yours to enter; use the actual bill, not an estimate.
What to send
- Address
- Your contract price
- Your assignment fee
- Beds, baths, square feet
- Current rent — actual, or Section 8
- Repairs you know about
- ARV with the comps behind it
- Close date and days left on inspection
- Photos, and the contract if you have it
Missing the rent or the comps is the fastest way to get ignored — every buyer says the same thing. The form asks for all of it, including your fee, so nothing gets renegotiated later.
How I work
- Same day, every time. Even when it is no — especially when it is no, because the reason tells you what your pipeline is missing.
- Not blasted. It goes to one box at a time, and I tell you before an address goes anywhere.
- No re-trade after a yes. If the numbers move, it comes back to you before it goes to anyone else.
- Paid at closing. Through the title company, not by invoice.
- Principal only. I contract in my own name and may assign before closing. I am not a broker or an agent, I do not charge for an introduction, and nothing here is legal or investment advice.
Send the contract.
Four minutes to fill in. You will have an answer the same day — yes with a number, or no with the reason.
Send the deal