Blog
Notes from inside the file.
Underwriting, structure, and what actually happens between contract and funding. Written for investors who close deals.
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Wholesaling Laws: The Line Is the Contract, Not the Property
Every state that has legislated wholesaling draws the same line in a different place. Understand the line and most of the state-by-state confusion resolves itself.
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Novation vs Assignment: Which One Your Deal Actually Needs
The choice is usually decided by one thing, how your end buyer is paying. Get that backwards and you spend three weeks marketing to a pool that can't close.
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What Transaction Coordination Actually Costs, and What's Usually Not Included
A standard TC runs $250 to $650 a file. We charge $1,495. Here is the honest accounting of what that gap buys, and when you should pay the smaller number instead.
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Why Creative Structures Get Priced Higher, and Why We Don't
The upcharge on subject-to and wrap files is not a scam. It is a rational response to real risk. Here is what that risk actually is, and why we absorb it instead of billing it.
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The Seven Documents a Subject-To File Needs Before Closing
Most subject-to deals that fall apart in escrow are missing paperwork nobody drafted. Here is the set, what each one does, and when it has to exist.
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How to Level Three Contractor Bids That Aren't Comparable
The low bid is usually low because something is missing from it. Bid leveling is how you find out what, before you sign rather than in month two.
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What a Defensible ARV Actually Looks Like
A number you can hand a lender is different from a number you talked yourself into. Here's the difference, and why it decides whether the deal funds.
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Why Creative Deals Die in the Last Two Weeks
The structure was fine. The seller was willing. The file still fell apart, and it almost always falls apart the same way.
Bring us the deal.
Send it over before the call. We review it first, so the thirty minutes is direction, not explanation.