New out-of-state investor here that has completed 2x BRRRR's in the ATL area, and I've been able to put together a great team so far.
My last project was an off-market fix and flip loan that I'm refi'ing into a DSCR to hold.
My realtor is putting out feelers in the area with his local leads, but I'm looking for all off-market leads for this buy box:
2-4 unit multifamily, between $150-$300k, targeting full cosmetic rehab (IE: New kitchens, bathrooms, flooring, internal + external paint, doors, windows, etc.) but open to structural change opportunities as well.
Please send me a message to connect or lets find a time to talk,
@christopher, congrats on completing two BRRRRs in ATL and building your local team. I'm Neeraj with J3 Creative Consulting. We help investors source acquisition and rehab financing, along with DSCR options for the refinance into a long-term hold.
As you find 2–4 unit opportunities, we’d be happy to review the purchase price, rehab budget, and projected rents to explore financing that fits your plan. Feel free to message me happy to connect.
Christopher — solid buy box, and having two ATL BRRRRs already done puts you ahead of most out-of-state buyers posting here. Two things that will get you more, and better, off-market looks:
1) Turn this post into a one-page buy box you can send in 30 seconds: target zips, 2-4 units, $150-300k purchase, max rehab you will take on, minimum rent/DSCR you need for the refi, closing timeline, proof of funds, and how much earnest money you can put at risk after inspection. Wholesalers send deals first to the buyers who make the yes/no easy.
2) Underwrite to the refi appraisal on day one, not just the purchase price. On a full cosmetic rehab, kitchens, baths and flooring get you the rent, but the appraisal lives on closed comps nearby — pull refi comps before you offer, and get your contractor's number in writing before you close, not after. In that price range the spread gets eaten fast by holding costs if the rehab drifts.
Fast, specific feedback — even a quick no with the reason — is what keeps deal flow coming back to you. Good luck with the next one.
Thank you for taking the time to respond to my message, and great advice throughout the post. I
I will happily take both of these points and run with them as I continue to look for more deals and scale.
One thing that I've found on my own in the past few days that might help other is I started doing some online prospecting for "Off Market Sellers in ____" (for me it was Atlanta) and I was able to find multiple businesses that will add you to their email blasts and marketing campaigns if you send them your info + buybox.
Loving the support from the forums here, and thanks again for your time and expertise.
@christopher, congrats on completing two BRRRRs in ATL and building your local team. I'm Neeraj with J3 Creative Consulting. We help investors source acquisition and rehab financing, along with DSCR options for the refinance into a long-term hold.
As you find 2–4 unit opportunities, we’d be happy to review the purchase price, rehab budget, and projected rents to explore financing that fits your plan. Feel free to message me happy to connect.
Hey Christopher, I'm Antonio Early with First Choice Home Investors, LLC, based in Warner Robins, GA.
I noticed you're actively acquiring off-market multifamily and value-add properties and have experience with the BRRRR strategy. We specialize in sourcing off-market investment opportunities throughout Middle Georgia, including Macon and Warner Robins.
I understand your current focus is the Atlanta market, but I wanted to see if you'd consider opportunities in Middle Georgia if the numbers align with your investment criteria.
I'd welcome the opportunity to connect and potentially work together on future deals.