every post in the forum, newest first
Two years in on the market-rate side and I still managed to walk into this one, so I'll write it up plainly for anyone as new to the program as I was. I bought a small 3BR in a de…
Something isn't adding up in what I've read. Every article says the government pays the rent and that's why Section 8 is safe income. Then I read a comment saying the tenant pays…
Building a public presence ahead of moving into lending is a common step, and a proposal like 1,200 a month for 12 social posts and two emails, three month minimum, is worth press…
Take two quotes for content help and try to make them comparable. The first is $600 a month for 12 static posts, 4 reels and one email blast. Divide it out and that is about $35 a…
In low price point rural markets, the question of whether ground-up multifamily makes sense at small scale comes down to whether fixed soft costs overwhelm the unit economics befo…
Take a $2.4M acquisition, 14 units, 1970s brick garden walk-up, 62 percent occupied at takeover with a real path to 92, and a sponsor seeking a 24-month bridge at 70 percent of co…
Take a 12 year net lease on a small format retail box, national tenant, $148k NOI, priced around a 6.9 cap so roughly $2.15m. Two financing paths are common in this situation, bot…
An owner of six units across two small buildings who has never hired anything bigger than a $9k bathroom job, now facing a two bed unit needing about $24k of work, runs into a fam…
Nine deals in, mostly light rehab resale in a mid-size market. Last four listings I wrote the copy, built the renovation one-pager, and shot the before-and-afters myself, and my a…
This is the ceiling I keep talking about and I finally hit it with numbers attached, so here they are. Started with 140k of my own cash 26 months ago. Plan was four single family…
A pattern worth studying at the three-house mark. Say each of the three houses leaves something like $22k to $28k behind after the cash-out. Instead of one pool of capital going a…
I've been building a spreadsheet for months and I want somebody to tell me what line is missing. Target is a 285k three bed in a working neighborhood about 25 minutes from where I…
Reading the loan documents rather than blog posts tends to produce this confusion. The standard security instrument has a covenant saying the borrower will occupy the property as…
A pattern worth studying: a probate house with a wide spread because the family involved doesn't want to deal with the process, contracted at a number that would leave a strong as…
Posting this because I've mostly been the person asking what a first deal costs, and this one closed and I can show the whole shape of it. Sponsor was a regional operator with in-…
An operator I've been following wants me on his next deal, after six months of research and nothing to show for it. 84 units, 7.8M, he's raising 2.6M. He's done five deals, two of…
I've been reading through the 2025 state changes and the pattern that jumps out is that most of them attach to marketing and to the fact that the wholesaler doesn't own the proper…
Rehab guy here, mostly I get called after someone else has locked a house up. But a seller found me directly through a mailer test I was running and I'm trying to do this one as a…
Pricing a diligence service for rural land flippers comes down almost entirely to the fee structure, so it's worth laying out how the tradeoffs actually work. The work itself is t…
I set up the scheduling and invoicing side of a small shop a few years back, so I know what it feels like to configure a system for people who don't want to configure it. Now I'm…
One for every strategy in the guide. Each has its own discussion, live deals, outcomes and polls.
