Off-Market Fix & Flip | 3/2 on 2 Acres – AR

[Avery Tatum]

Investment Info:

Single-family residence fix & flip investment.

Purchase price: $140,000
Cash invested: $36,000

FSBO off-market deal with $106K private funding already approved + $30K rehab reimbursement built in. Over $15K worth of new materials (flooring, cabinetry, fixtures, etc.) already stored and included. Only $34K needed to close. ARV estimated between $240K–$250K. Looking to assign the deal to a serious buyer for a $20K finder's fee ($2K upfront to lock it in). Direct with seller. Ready to connect with qualified buyers.

What made you interested in investing in this type of deal?

This deal stood out because it's a FSBO on 2 acres, with major upside and minimal work left. The seller is direct and motivated, and the funding is already lined up—just needed the right structure and buyer to finish it right.

How did you find this deal and how did you negotiate it?

I found this FSBO listing and personally spoke to the seller and his daughter. He was upfront about needing to move on from the project due to personal and financial reasons. I positioned the deal as a flip opportunity for my buyer network, and negotiated directly to confirm a workable price and clear title.

How did you finance this deal?

I sourced $106K in private funding and got approval for $30K in rehab reimbursement. The only thing needed now is a buyer to bring in the remaining $34K to close, plus a $20K finder’s fee to take over.

How did you add value to the deal?

I lined up the funding, built direct rapport with the seller, confirmed the rehab budget, and organized all details so a new investor can plug in and go. I also verified that $15K+ in materials are already purchased and on site.

What was the outcome?

Deal is currently active and being marketed to serious buyers. All the legwork has been done—it’s turnkey for the right investor to close fast and profit.

Lessons learned? Challenges?

Always protect your position when sellers have had bad experiences before. Building trust, being upfront, and moving quick matters. Had to get creative to make this deal attractive and secure the right team.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Yes—James Loffredo with Pinnacle Funding Network. He provided fast approval for $106K plus $30K rehab. Highly recommend if you need private capital for deals like this.