BUYERS & INVESTORS
We send you what fits. Nothing else.
Tell us your buy box once. When something crosses our desk that matches it, you get a call — with the numbers already run. You are not on a blast list, because we do not keep one.
- Off-market only
- Numbers run before you see it
- No fee to be on the list
- All 50 states
How the list actually works.
Three steps, and two of them are ours.
You give us the box
Asset types, markets, price band, the return you need and how you like to structure. Specific beats broad — a tight box gets you better calls, not fewer.
We match against it
Every deal we source gets checked against the boxes on file. If it does not fit yours, you never hear about it. That is the whole point.
You get it with the math done
Address, asking, the actual income and expenses we were given, existing debt, and what we think it supports. You decide from real numbers.
What tends to land on the list.
We buy direct from owners, so what we pass along is what we could not take down ourselves or did not want to hold.
- Small multifamily. Two to twenty units, usually owner-managed, usually with rents under market because nobody raised them.
- Parks and storage. Mobile home and RV parks, self storage. Real occupancy and current pad rents, not a pro forma.
- Seller-financed paper. Owners who want income and a tax spread more than a lump sum. Terms already discussed.
- Land with a path. Acreage with legal access and no wetland or FEMA problem, priced where a builder can still make it work.
- Situations, not listings. Back taxes, heirship, a partner buyout, a loan coming due. Solvable, and priced accordingly.
- Stuck listings. Six months on market with no real offers, where the broker is now realistic about the number.
HOW WE DEAL WITH BUYERS
The things that annoy you about wholesalers, we do not do.
Most off-market lists are the same deal sent to four hundred people with a markup and no verification. That is not a list, it is a lottery. Here is the standard we hold ourselves to instead.
No blasts
A deal goes to the buyers whose box it actually fits. If that is two people, it goes to two people.
Our position is disclosed
You are told up front whether we own it, are under contract on it, or are assigning. Every time, in writing.
Real numbers or none
If we only have a pro forma, we say so and label it estimated. We will not dress an estimate up as a T-12.
Questions buyers ask.
If yours isn't here, call and ask it.
What does it cost to be on the list?
Nothing. There is no membership, no subscription and no fee to receive deals. We make our money on the buy side of the transaction, which is disclosed to you on any deal we send.
Are you the seller or a middleman?
Depends on the deal, and you will be told which. Sometimes we own the property outright. Sometimes we are under contract with the owner and assigning that contract. Either way it is stated in writing before you commit to anything.
How often will I hear from you?
Only when something matches. For a tight buy box that might be once a quarter. For a broad one it might be twice a month. We do not send newsletters and we do not send deals outside your box to pad the count.
Do I have to prove funds?
Not to join the list. Before we take a property off the market for you, yes — proof of funds or a lender letter, same as any seller would ask. That protects the seller, not us.
Can I take down seller-financed deals?
Often, yes. Where the owner has agreed to carry, that structure can usually travel with the deal. We will tell you what the seller has already agreed to and what is still open.
How do I get off the list?
Say the word on any call, reply STOP to any text, or email us. Removed that day, no follow-up.
Tell us your buy box.
Takes about 90 seconds. The more specific you are, the better the calls you get.