Why & How I Buy for 80% of MLS Cost - a 20% Discount

First – let me explain, my group and I buy using creative finance. That fact alone saves us 6% in real estate agent fees. (For instance we save $25,000 on a $400,000 home) We take over the existing financing, that saves another 1% - 2% in loan origination fees and gives us usually 4% loans instead of 7% loans. And most of the homes we buy have already been paid on for the first few years of the loan so that knocks tens of thousands of interest off.

The market in 2026 is in flux in most parts of the country and can be going down. Houses are sitting longer. Buyers are waiting for "pie in the sky" 3% traditional loans to come back, good luck with that.

Many sellers still need to sell for various reasons

The house is now too big since the kids have grown

The house is now too small since the kids are growing

The owners have taken a new job in another city

The owner has passed away and the house is now inherited

The house is in bankruptcy

The house is in foreclosure

There are plenty of reasons people need rather than just want, to sell

Another underlying fact that people either don't understand or simply don't think about,

most houses are bought with bank loans. As a retired lender, I know that underwriting requires the Debt to Income ratio to be no more than at certain points. Long story short, houses have gone up far too fast for people's incomes.

So, those houses that are just sitting there are prime targets.

Don’t get discouraged, get wise and buy, but buy the right way.