8% Cap Leaseback New Build - Advice Wanted

[Griffin Hammer]

Disclosure: I’m an area sales manager with a builder in Northern Colorado and I’m Looking for investor advice on how to make this structure more attractive (and what risks I’m missing).

Current structure:
• Product: New, fully completed townhomes + single-family homes
• Pricing: ~$10k–$50k under recent comps (my pulls)
• Income guarantee: 6-month rent guarantee at an 8% annualized cap on purchase price, paid monthly (e.g., $500k → $40k/yr → ~$3,333/mo)
• Vacancy runway: Homes stay unoccupied during the 6 months so an investor (or PM) can market/lease without vacancy risk
• Flexibility: Investor can end the guarantee anytime; remaining guarantee for the 6-month period is paid out
• My math: Depending on price/financing, that’s roughly +$200 to +$1,000/mo cash flow during the 6 months before a tenant is placed

Ask: If you invest in new builds or have done leasebacks, what would make this a “write an offer today” deal for you? Rate/duration? Protections? Credits?

Happy to share a one-page term sheet and current inventory sheet via DM (mods: I’ll follow rules). Mainly hoping to pressure-test this structure before we roll it out nationally.