every post in the forum, newest first
I had a buyer in Cincinnati, very specific, wanted small multifamily in Price Hill and Westwood, nothing above $180k, 8 percent cap minimum. I spent six weeks working that box. Fo…
I thought the spread compression risk was the thing to watch. Rates go up, funding costs follow, net interest margin tightens, you feel it in the next dividend. That framing made…
Got a situation in Mesa right now, two-unit on a corner lot the owner has held since 1991. He wants to sell, price is workable, but his daughter in Colorado has to agree before he…
I've been sitting with this for a few weeks. Closed on a 3-bed in Maplewood last spring, not the one I'm carrying the note on, a different one, and my agent sent it over about fou…
The lead came in off a page I built to test whether I could generate my own deal flow before paying another wholesaler. Homeowner in her 70s, house needs maybe $28k in work, she w…
Found out during due diligence on a center in Marana, 7 units, $1.1M ask. The broker's rent roll had every tenant marked current as of the prior month. I pulled bank statements fr…
The assumption most people build a live-in flip around is that the market at least holds while they work. When it drops before the first wall comes down, you are suddenly solving…
I have seen this often enough that I now treat the hold period as a variable rather than a given, and the difference in what it does to a preferred return calculation is substanti…
When real estate closes inside a self-directed IRA, the deed has to vest in the IRA, not the account holder, and the exact form of that language depends on whether a checkbook LLC…
I closed two wholesale contracts this year, one Phoenix, one Memphis, and both times I was basically just moving paper between a motivated seller and a builder or flipper. The lan…
A 90 percent coverage ratio sounds like a fund paying nine dollars of real cash for every ten it distributes, which is fine until you ask what sits in the numerator. Most non-trad…
I did some repipe work on a house outside Seguin about four years back, older couple, they were nice, paid the invoice same day. Turns out the guy who sold me one of my Seguin lot…
Closed out in February on a 7-story office building in Columbus that came in at 147 units. Original underwrite was 152 but the floor plate math changed after the structural report…
I have a small slice of a land deal with some walnut acreage mixed in and the operator keeps pointing at comps from 2022. Those comps were priced when oil was moving. Central Vall…
Closed a fourplex in Broken Arrow six weeks ago, 50/50, no complaints. Now I have a distressed seller in Sapulpa, different deal entirely, different seller, and my partner is sayi…
A fourplex with four separate heating zones is actually easier to prepare for cold weather than a building on one boiler, because each unit failure stays contained. The risk that…
A developer described a deal to me this week where the limited partners put in 80 percent of the equity, the GP contributed nothing but the deal and the operating work, and the pr…
A deal to learn from: the agency delivered a 4.2 percent conversion rate on a motivated seller page, the seller submitted the form and then called the tracking number, and the cal…
Came up in conversation with another passive investor I know and figured this room might have thoughts from the other side of it. Cash wasn't fully on the table but the buyer had…
Say a lakefront lot also sits inside an opportunity zone. The listing could open on the water, or it could open on the tax deferral available to the right buyer. Those are differe…
One for every strategy in the guide. Each has its own discussion, live deals, outcomes and polls.
Finished deals, reported honestly. The losses are the useful ones.
Live deals with the numbers attached. Tell them what they are missing.
One click, and you can see what everyone else picked.
Someone asked, the room worked it out. Start here if you have a question.
The tenant, the seller, the closing that went sideways.
Found out during due diligence on a center in Marana, 7 units, $1.1M ask. The broker's rent roll had every tenant marked current as of the prior month. I pulled bank statements fr…
A deal to learn from: the agency delivered a 4.2 percent conversion rate on a motivated seller page, the seller submitted the form and then called the tracking number, and the cal…
The assumption most people build a live-in flip around is that the market at least holds while they work. When it drops before the first wall comes down, you are suddenly solving…
Closed a fourplex in Broken Arrow six weeks ago, 50/50, no complaints. Now I have a distressed seller in Sapulpa, different deal entirely, different seller, and my partner is sayi…
The posts drawing replies and likes right now.
Consider a self-directed IRA holding 178k, deployed as private notes at 11 percent on 12 month terms to unrelated borrowers, with two loans out performing cleanly. A third loan ra…
I've been circling this business for a while without knowing which side of it I belonged on, and the first thing I actually finished was small enough that I could hold all of it i…
My cousin found a 1950s ranch that needed everything. His hard money lender covered 80 percent of purchase and most of the rehab budget, and he was about 38 thousand short on the…
A mile and a half from a nine unit property sits 300 acres of soybeans a developer wants to turn into three large single story buildings. Neighbors and nearby owners often show up…
Take a careful first deal on a two story masonry storefront in a small city downtown, retail on the ground floor vacant for four years, second floor old dentist offices with a dro…
Take 27 acres platted into six lots, with a preliminary plat conditioned on access. The county will accept either a shared private drive built to its gravel standard with a turnar…
Take a 340,000 dollar stake in a 4.1 million dollar equity raise, LP units, no control, no consent rights beyond the usual major decision list. The documents arrive in three piece…
Read passive office offerings carefully and the same structure shows up in nearly all of them. A five year business plan. Buy at a discount to what the last owner paid, lease up t…
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…
Renovation is what I actually know. Scope creep, change orders, subs who vanish on Fridays. Money is where I'm dumb, so bear with me. Situation: left a job four years ago, 96k sti…
Everything posted since you were last here.
A fourplex with four separate heating zones is actually easier to prepare for cold weather than a building on one boiler, because each unit failure stays contained. The risk that…
I have seen this often enough that I now treat the hold period as a variable rather than a given, and the difference in what it does to a preferred return calculation is substanti…
A 90 percent coverage ratio sounds like a fund paying nine dollars of real cash for every ten it distributes, which is fine until you ask what sits in the numerator. Most non-trad…
I've been sitting with this for a few weeks. Closed on a 3-bed in Maplewood last spring, not the one I'm carrying the note on, a different one, and my agent sent it over about fou…
A developer described a deal to me this week where the limited partners put in 80 percent of the equity, the GP contributed nothing but the deal and the operating work, and the pr…
