What I do, and how we can help each other.
I’m a real estate investor. Veteran and paramedic. I buy the houses that don’t sell the normal way, usually where the seller has an old low-rate loan, thin equity, and no buyer who can make the payment work at today’s rates.
I close those without a new bank loan, and I pay your full commission when I do.
Your commission isn't the part we negotiate.
I pay it in full at closing, out of my end rather than your seller’s, and I cover closing costs where the deal allows.
I don’t have an agent on my side, so where your state and your broker allow it, anything you bring me is both ends instead of half. If I fix one up and put it back on the market, you list it.
Why it's sitting.
Usually it isn’t the price and it isn’t you. It’s the loan.
Say your seller owes $260,000 at a rate they locked in years ago and pays about $1,270 a month. A buyer today borrowing roughly the same at current rates pays about $1,750 for that house. Almost $500 more, every month. That’s what’s keeping buyers off it, and dropping the price doesn’t fix it. It just eats your seller’s net.
When I buy it the existing loan stays in place, so the payment stays where it is. Your seller gets out and you get paid in full.
Those are my numbers. Put yours in.
Your listing
Four numbers. Nothing here is sent to me or saved anywhere, it just stays in your browser.
The payoff, not the original loan amount.
On the mortgage statement. Worth the phone call to get it.
Optional, and the most useful number here.
Adjust the assumptions
Every default is a starting estimate. Change any of them and watch what happens.
Shorter term means a higher payment today, which narrows the gap.
Always negotiable. There is no standard rate.
The gap
Live. Updates as you type.
Before closing costs and whatever it costs them to keep carrying it, so the real number is lower than both.
There’s no offer number here and there won’t be one. What I’d put together depends on whether the rate is fixed, and on what your seller needs at closing. That’s a conversation rather than a calculator. Estimates only, to show you the shape of it.
The other ones I get sent.
- They need out in two weeks. A job start, a divorce, a court date. I close fast and in any condition.
- No lender will touch the house. Roof at the end of its life, foundation movement, an active leak. I’m not asking a bank, so none of that stops me.
- They own it free and clear and don’t want a lump sum. I can buy on payments instead, so they’re paid over time and taxed over time.
- They’re behind and there’s a date coming. Bringing the loan current can be part of the deal.
- There’s a tenant in place and the landlord is done. A tenant suits me fine, a voucher tenant especially.
- They owe more than it’s worth. There’s usually still a way through, and it never comes out of your commission.
If a listing is stuck and you can’t see the way through it, send it to me. Worst case I tell you there isn’t one.
What happens next.
You hear from me on the phone, not a form email. If it looks like a fit, a one-page letter follows with the terms and your commission written into it, so you’ve got something to put in front of your seller.
If it isn’t a fit, I’ll tell you inside a day instead of leaving you waiting on me.
I deal with you, never your seller. Your client stays your client.
The sellers who'd rather list.
I talk to a lot of homeowners before anything reaches the market. Plenty of them hear me out and decide they’d rather list it and get retail. Usually they’re right, and I don’t argue.
Those conversations used to just end there. Now I introduce them to an agent. They pick a time, it goes on your calendar, and they’re expecting you.
This part only works if you’re already closing listings and could handle more. If you’re newer it isn’t the right piece for you yet, and everything above is open to you either way.
How it runs and what it costs is a conversation rather than a web page. Ask SARA. She’s my assistant and she’s an AI, and if you’ve had a call from us about a listing, that was her. Tell her below.
What I'd ask from you.
Send me the listings that are aging or in rough shape, and call me before you list one where the numbers don’t work.
Send me buyers no lender will approve. Self-employed, or a credit event a few years back. I can often still get them into a house, and you get paid on the sale.
If you know another agent who works with investors, pass on my name.
Bring me the situation.
Partial information is fine. Type it or say it. SARA will text you.
Or just say it.
- What's the property, and what's the seller trying to do?
- Where is it stuck? Payoff, arrears, condition, timing, whatever you have.
- Or skip all that and ask about the booked appointments.
Your recording comes to me. It’s never posted anywhere or shared with anyone.