For Investors
Assignments, double closes, owner finance, entity purchases, and 1031 timing. Creative deals are a regular part of my week, and I know how to get them closed properly.
Transparency with everyone at the table.
I enjoy creative deals and I work hard to get them closed. I only work with investors and wholesalers who uphold the value of transparency with everyone in the transaction. Sellers know who they are contracting with and what is happening to their property. End buyers know what they are buying. Lenders get accurate information. Nothing gets hidden from anyone at the table.
Deals built on full disclosure close faster, survive scrutiny, and do not come back later as a claim. If that is how you operate, we are going to do a lot of business together.
Wholesaling and assignment of contract
Texas requires written disclosure to the seller that you hold an equitable interest, not legal title. How the assignment fee appears and who sees it depends on the file. Blind settlement statements are sometimes an option, though that comes down to the specifics of the transaction, and no two are alike. To open the file I need both contracts: the one between you and the seller, and the one between you and your end buyer.
Double closes and where the money comes from
Two transactions and two settlement statements, and the whole thing turns on funding. In some cases I can use the B-to-C contract to fund the first leg, but whether that works depends on the details of the transaction and every one is different. Bring me the funding plan at the start rather than the week of closing.
Owner finance
In a true owner finance, no mortgage survives the closing. Either the seller owns the property free and clear, or their existing loan is paid off at closing. Either way the seller then carries a new note. Getting those documents right and making sure the seller genuinely understands the terms they are agreeing to is what makes these close without drama. A wrap is a different animal, where the existing mortgage stays in place and a new note is written around it. Subject-to works similarly. Those carry legal considerations that deserve real advice, so if that is your strategy I'll refer you to a real estate attorney.
Entity purchases and land trusts
Buying in an entity means the entity has to be in good standing and fully documented. Expect to provide the certificate of formation and the operating agreement, among other items depending on the structure. Send that package the week you go under contract and it never touches your closing date. One thing worth knowing up front: Texas title companies will not close into a land trust. If that is the structure you are set on, I'll point you to a real estate attorney.
1031 exchanges
I work with 1031 exchange intermediary companies regularly and the process is familiar territory. The one thing I need is to know at the very beginning of the transaction that an exchange is involved, so the file is built correctly from day one.
Foreclosure, tax sales, and title condition
Trustee sales convey without title insurance, tax sales carry redemption periods, and older property can bring unreleased liens, heirship gaps, or code liens. When a file turns out to be complicated, I have the experience to navigate it.