Learning Center
How real multifamily deals get done.
Articles for multifamily owners thinking about selling, new investors getting their footing, and operators who want a peer's read on a specific market or structure. Written by Jose Diaz Caro.
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Article Off-Market Deals
Why we don't list: how off-market multifamily deals actually move
Off-market multifamily deals are private transactions between a seller and a buyer with no broker, no MLS, no marketing flyer. They work when the buyer has real capital and underwriting capability and the seller wants a clean exit on a controlled timeline. Most of our acquisitions in Washington, Texas, and Kansas close that way.
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Article Off-Market Deals
Why we don't list: how off-market multifamily deals actually move
Off-market multifamily deals are private transactions between a seller and a buyer with no broker, no MLS, no marketing flyer. They work when the buyer has real capital and underwriting capability and the seller wants a clean exit on a controlled timeline. Most of our acquisitions in Washington, Texas, and Kansas close that way.
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Article Underwriting
How we underwrite a 5-to-50-unit multifamily deal in 30 minutes
When a seller calls about a property, we can usually tell whether there's a deal in 30 minutes. Address, unit count, current rents. The math is rent roll minus realistic vacancy minus true operating expenses minus capex reserve, divided by a market-appropriate cap rate. Brokers pad each line. We don't.
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Article Seller Financing
Seller financing math: a real Wichita 16-unit example
Selling a multifamily property for cash recognizes the full gain in year one. Carrying the financing under IRC Section 453 spreads capital gains across the note term, smooths bracket exposure, and adds 7% interest income on the carried balance. This walks through the trade-offs on a representative Wichita 16-unit.
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Article Landlord Playbook
Selling a Rental After a Tenant Stops Paying Rent in Washington
When a tenant stops paying rent in Washington, you have four realistic exit paths: finish the eviction then sell, sell with the tenant still in place, offer cash-for-keys and then sell, or sell as-is to a private investor. Each has trade-offs in price, timeline, and stress.
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