All Forum Posts by: Joe S.

Investment Info:

Single-family residence buy & hold investment in Mesa.

Purchase price: $410,000
Cash invested: $39,000

Purchased using seller financing with a $38k down payment so the seller could pay off their mortgage and cover their closing costs. The seller wanted a payment over $2k per month and a 36 month balloon, so we did 2% interest on an 18 year amortization schedule with a 36 month balloon payment. This property didn’t need any renovations and the seller let me advertise it for rent before we closed, so I got it leased out with a lease starting 3 days after I purchased it.

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

I own several properties in the area and it fit my buy box perfectly. No HOA, no pool, no solar, 10% down payment, and break even cash flow.

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

I found the deal on the MLS and negotiated directly with the seller. I found out what she wanted and I worked the numbers to make it work for both of us. At first I offered her $370k with 5% interest, but she wanted $410k, so I lowered the interest rate to 2% and shortened the amortization schedule to keep the payment roughly the same, it did increase the balloon payment a little bit, but I think I can still be at 75% LTV when I refinance.

How did you finance this deal?

Seller Financing. My cash flow is break even, but my principal pay down on the loan is significant at about $17k per year. I should be able to do a rate and term refinance at the 36 month balloon payment and be cash flow positive with an LTV under 75% and over $100k in equity.

How did you add value to the deal?

I really didn't do any rehab other than adding pulls to the kitchen cabinets and re-caulking the tub and shower.

What was the outcome?

I added another great asset to my portfolio and now I'm on the hunt for my next deal.

Lessons learned? Challenges?

The seller let me know that she had a lot of other investors try to buy this house from her and she said they all sounded like they were reading from a script or trying to low ball her. She said she went with me because of my collaboration where all parties felt mutual respect. I tried to figure out a way where I could pay her as much as possible and still have it work for me, so it could work for everyone.

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

I am an agent, so I found the deal myself on the MLS.

Abilene, Texas has been quietly building a strong case for real estate investors, and recent developments are accelerating that momentum. Here’s why this market deserves attention.

1. Major Economic Driver: AI Data Center Buildout
The Stargate/Lancium/Crusoe AI data center project is bringing a huge influx of skilled workers to the area. Around 2,200 workers are already on-site, and Phase II later this year is expected to increase that to 5,000. This has created an immediate and noticeable increase in rental demand, especially for furnished and short-term housing.

2. Surging Rental Rates
At the start of 2025, the average rent was $1.11 per square foot. By July, that number rose to $1.29, and early August leases have averaged $1.50 per square foot. Isolating just this year’s data, rents have jumped nearly 30 percent. In a market that was already affordable compared to major metros, this kind of growth is significant.

3. Tight Inventory and Fast Leasing
Abilene’s median days on market for rentals in July was 11, compared to 25 for the broader North Texas region. Rental inventory sits at just 0.5 months, while the larger DFW area is at 2.4 months. Units are leasing quickly, and available supply is scarce.

4. Affordable Purchase Prices
The median home price in Abilene is around $220,000 to $230,000. Infill new-build homes are even available for about $203,000 through city-backed first-time buyer programs. For investors, this price point creates opportunities for both cash flow and appreciation, especially when combined with strong rental demand.

5. Diverse Rental Strategies Work Here
Long-term rentals, by-the-room setups, and furnished mid-term rentals are all seeing strong performance. With thousands of incoming workers and a multi-year project timeline, there’s opportunity for both traditional and creative rental approaches.

6. Regional Stability
Abilene benefits from its mix of economic drivers, including three universities, Dyess Air Force Base, and a growing healthcare sector. These provide a steady baseline of housing demand, even outside of the data center boom.

Bottom line, Abilene offers a rare combination of affordability, strong rent growth, low vacancy, and a multi-year economic catalyst. For investors looking for markets that can deliver both immediate cash flow potential and long-term upside, this is one worth researching further.

Sent out 225 emails today: 

- 95% deliverability 

- 3% response rate 

- 1 Appointment set 

Email marketing aint dead yet =) 

Investment Info:

Other other investment.

Purchase price: $480,000
Cash invested: $125,000

Another Short Term Cabin Rental that is in a management program, where it was purchased as part of a portfolio of loans

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

Build a portfolio

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

Via the MLS

How did you finance this deal?

DSCR Loan

How did you add value to the deal?

Purchased all new furniture and refurbished the entire cabin.

What was the outcome?

Added alot of value to the Cabin

Lessons learned? Challenges?

Won't buy used because so many new cabins are available

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

Will discuss via phone of what realtor and loan officer to avoid.

I’ve done thousands of deals and own 40 properties—but this time… I got robbed. And I didn’t even see it coming.

One of my rentals had an urgent repair. I posted on my Facebook wall for handyman referrals. Got several names right away, and two different people commented with “their guy.” One of them called me immediately—sounded professional, promised quick service, and asked for a $40 inspection fee. I sent it over.

Here’s the kicker: turns out those “two different referrals” were the same guy, creating artificial competition to seem more credible. I learned that you have to slow down—and that your friends’ friends are not always legit.

An hour later, he called back with a $150 “repair” price. I paid it, relieved it was handled.

Then my son calls me. “Dad, no one’s been here.” That’s when it hit me. The guy never went to the property at all. Just took the money and disappeared.

Thankfully, my PM team fixed the real issue. But here’s my question for you: when you’re under time pressure, how do you make sure you’re not paying a scammer?

Subject-to agreements are tricky because they intend to go around the restrictions of a mortgage. You can make payments to the previous owner and then they would continue making the payments to the original lender. You can use a subrogation agreement to take over the financial responsibility of the original borrower but this could be considered violating the due-on-sale clause. In this case, since you are really concerned about it, paying the original borrower and then have the original borrower pay the lender is safest.

Note: This information is for educational and informational purposes only and does not constitute legal, tax, financial, or investment advice. No attorney-client, fiduciary, or professional relationship is established through this communication.

Hey everyone! 👋
I’m looking for some insight on a seller financing opportunity I’m considering and would love your feedback. Property is a turn key Airbnb in San Antonio, Texas. Thanks

I definitely think you should start with shaving your head. It's pretty much a given that bald guys live the dream and guys with hair work for the man :D

Did you ever notice how gurus selling “mentorship’s” sound very similar to the multi level (network) marketing pitch?   Ditch the 9-5, spend more time with family, if I can do it so can you, exotic car - McMansion props, etc.