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DiscussionBuyer's Agent (Investor-Focused)

Routing every buyer client into our own management arm. Conflict or service?

Setting this up honestly because I'm on both sides of it and I genuinely don't know where I land. We run management for about 400 doors and the brokerage side does buyer work for…

tonyv88SO4CPRO6Answered6 replies

DiscussionDual Agent

Designated agency inside the same brokerage, is the firewall real or is it paperwork

Building my target list in a metro where two brokerages between them hold maybe 40% of the listings I care about. So if I hire an agent, the odds that my buy-side agent's own firm…

devon_pierce Get yoursPRO14Answered4 replies

From the desk:Dual Agent

Listing agent offered a point off if she brings the buyer herself

9-unit, 1960s brick, listed three weeks ago at $1.24M. Signed a 5% total commission, 2.5 each side. Rents are $8,900 a month, T12 NOI just under $84k, so I'm priced around a 6.7 g…

samantha_ruizAU4APRO5Answered11 replies

DiscussionMedium Multifamily (5-20 Units)

Nine of eleven tenants are under market. Do you wait for the units to empty or push?

I have been underwriting an 11-unit for three weeks and the whole deal comes down to one decision I keep changing my mind on. In place: eleven units, average 810, comps support 1,…

31Ttashaford30PB2APRO44 replies

From the desk:Bird Dogging (As Service)

My license application is pending. Two investors want me working next month.

Application is in, exam is scheduled for six weeks out, and in the meantime two investors I met through a rehab crew both want me sourcing off-market houses for them starting in M…

19Rryanmck27SC2CAnswered3 replies

WinRV Parks / Campgrounds

Small campground I inherited management of finally cleared 100k gross, here's what it took

This isn't mine on paper. My aunt owns a 26 site campground on a river, an hour from a decent sized city, and she asked me to run the books and the bookings two years ago because…

paulgrant17PassivePRO7Answered2 replies

DiscussionAdaptive Reuse (Capital Deployment)

the building stays an office in this deck, so why is it labeled adaptive reuse

I've been reading through a few conversion funds and one of the decks has a project described as adaptive reuse where, as far as I can tell from the floor plan, the building stays…

chriswalton8CC1CPRO15Answered3 replies

LossAdaptive Reuse (Capital Deployment)

My remedies were worth nothing at the exact moment I needed them

I wanted income without a second job, and preferred equity in a conversion looked like the version of this room I could actually own. 11 percent current, 4 percent accrued, one as…

priya_n21PO1CAnswered2 replies

Story

Half his street is on vouchers, said the seller, while I nodded along not knowing

I've got a list of maybe forty houses I'm tracking and none of them are mine yet. One of the sellers I've been talking to, older guy, four rentals, told me on the phone that half…

devon_pierce Get yoursPRO1411 replies

DiscussionTax Lien (Capital Scale)

My blended IRR keeps landing at 7-9% against a 12-18% headline rate

Trying to get $6M into certificates over roughly 18 months across three states. Two problems are eating the model and I can't tell which one is the real one. First, cash drag. The…

10Sstephen_ok9CO2CPRO43 replies

From the desk:Tax Lien (Capital Scale)

Trying to understand whether a lien portfolio behaves like a bond book at all

I look at lending because I'd rather hold paper than a roof. Someone described a scaled lien operation to me as a bond ladder where the county does the collecting, and that framin…

sonia_alvarez Get yoursPRO6Answered1 reply

DiscussionCold Calling / SMS Lead Generation

Why do these services quote a contact rate instead of just telling me how many calls they make?

Reading two proposals side by side. One says 6,000 dials a month. The other says 4 percent contact rate and doesn't mention dials at all. I've been mostly reading about notes and…

raj_mehta14CapitalPRO131 reply

From the desk:Cold Calling / SMS Lead Generation

Asked to fund payroll for a cold calling shop against client receivables

An operator I've known for two years runs a 9 seat calling service for investors and wants working capital. Not equity. He wants a facility against receivables, and I've spent a w…

sonia_alvarez Get yoursPRO610 replies

WinOpportunity Zone Fund Investing

Split one land gain across two funds, one deploying now and one waiting for the 2027 designations

Sold a 60 acre piece I'd held since 2014, gain came in at $418k. I didn't want the whole thing sitting in one sponsor's hands for a decade, and I didn't love the idea of committin…

nicole_adeyemiPassivePRO141 reply

DiscussionOpportunity Zone Fund Investing

If the fund sells in year six, what happens to my ten-year clock?

I've got a $1.4M long-term gain from a business sale and I'm looking at two QOFs. One is single-asset, ground-up multifamily, and the sponsor is openly modeling a year 6 or year 7…

aaron_fitz10 Get yoursPRO15Answered4 replies

DiscussionLand Wholesaling

Assignment fee capped at a percentage vs priced off the buyer's spread

I've been running rehab scopes for years and land is new to me, so I'm looking at fee structure from the outside. Two operators I talk to price assignments completely differently.…

omar_haddadActivePRO171 reply

DiscussionReal Estate Attorney

For a small landlord, what's the first thing you'd actually hire an attorney for?

I own a four unit and an eight unit and I've spent almost nothing on legal work. My closings were both handled by a title company because my state doesn't require an attorney at c…

17Rrenee_dubois Get yours5 replies

DiscussionFix and Flip (Full Gut)

Monthly tooling bill for someone running heavy renovations

Spreadsheets don't scare me, but I've never managed construction and I don't know what tooling the heavy renovation people pay for. I see ads for project management platforms aime…

10Hhannah_west29 Get yours2 replies

DiscussionFix and Flip (Full Gut)

Should a gut have to pencil as a rental before you buy it?

Every underwriting model I build for a heavy rehab now has a second tab on it, and I want to know if that's normal or if I'm adding work for nothing. Tab one is the flip. Purchase…

dpatel_reCS4A6 replies

From the desk:Hard Money / Private Lending

Asked to fund a $58k second behind a $172k first, borrower is a GC I've worked with for years

I sold my share of a mechanical outfit last year and have 140k sitting in a money market. A GC I subbed alongside for six years called me about a flip he's got under contract and…

mitchell_ray4 Get yoursPRO12Answered29 replies

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