Sharing a quick underwriting example from a recent 4-unit analysis. I applied my commercial minimums and pro-forma which I've been told not to speculate.... I’m not pursuing this deal, but it was a good exercise in how small pricing corrections and thoughtful financing structure can significantly change deal performance. The Seller will most likely NOT take my offer since she is making more monthly than what I would be paying her every month. - Seller Price: $245K - Assignment Fee: $10K - Total Price: $255K - Down Payment: $25K - Seller Financing: $230K at 3% interest-only Current rents are $3,270/month. Using a 40% expense ratio, NOI is approximately $23,544/year, which puts the in-place cap rate around 9.2%. With a very modest rent normalization of $250/month total ($62.50 per unit), NOI increases to roughly $26,544/year, resulting in a pro-forma cap rate of about 10.4%. Under the interest-only structure, monthly debt service is about $575, and post-adjustment cash flow is roughly $1,600/month, with a DSCR near 3.8. As the Seller would you accept this deal from me?

Just came off a broker call on a 112-unit workforce deal in Amarillo and it was a good reminder that Paul’s 3 Moves / 3 Outcomes framework really does hold up in the real world. Move 1 was clear fast — seller constraint wasn’t price, it was timing and certainty with debt coming due. Move 2 checked out — in-place occupancy north of ninety percent with real cash flow, not pro-forma stories. Move 3 was about structure, not stretching numbers. Once those three were aligned, the outcome was simple: written offer, clear next step, follow-up scheduled. No theatrics. No chasing. Just execution. Appreciate the framework — it’s been useful keeping calls disciplined and focused @Paul Thompson

If the next 30 days looked exactly like the last 30 days…what would be the reason? Choose the ONE that’s most true today: This isn’t about labels. It’s about identifying the friction so it stops controlling you. Vote honestly. Awareness is how momentum starts.

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LOI sent to seller with 3 options. 1) Cash Offer. Seller did not go for cash offer. Option 2) Owner Finance Mortgage Purchase Price - 4,523,889 Down Payment - 226,194 Interest- 2.6% (Simple Interest) Term - 120 months Balloon payment at end of the term for remaining balance Counter Offer from Seller; Amortization schedule for a 5 -10 year ( our choice) Balloon loan with 6.65% interest( very close to what current market is) Down payment substantial enough to cover at least broker's commissions. Which at 6% for commissions on 4,523,889 will be 271,434 This is a very good counter offering my opinion. Let me know your thoughts.