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Deals that pencil, run by somebody who owns rentals
I came out of construction and I own rental property, so we talk in the same numbers: ARV, rehab per square foot, DSCR coverage, and what the property actually rents for on that block, not what the listing sheet claims.
How it works
Underwrite first, tour second
- Buy box on paperPrice ceiling, rehab appetite, target return, and the neighborhoods you will actually hold in.
- Underwrite before we tourComps, rent comps, and a rehab number. If it does not clear your return, we do not spend a Saturday on it.
- Sourcing beyond the MLSExpired listings and FSBOs are a standing part of my week. That is where the margin usually is.
- Distressed and the rehab numberFinding distressed property is a specific thing I do. Coming off the construction side means the rehab estimate is a real scope, not a per-square-foot guess bolted onto the offer.
- Exit planned at entryRefi, hold, or flip decided before the offer, because it changes what you should pay.
BRRRRARV & rehab tiersDSCR financing
Cap rate & cash-on-cashOwner financing
Off-market & expiredDistressed & rehab scopeSmall multi-family
InvestorsIf it does not clear on paper, we do not tour it.
Off-market and expired
The deal list
Expired listings and FSBOs I am already working, plus anything on the MLS that pencils. Sent when there is something worth sending, not on a schedule. Tell me your buy box and I will filter to it.