Founding client program — first 5 files at 25%. 5 remaining. See the terms

Exit First

How a file runs

One deal, start to finish.

Most people describing this work tell you what they offer. Here is the work itself, stage by stage.

This is an illustration of our process, not a client file. Numbers are representative.

The deal

An out-of-state investor has a tired-landlord lead. The seller owes $182,000 at 3.25%, wants $240,000, and has said no to two cash offers already. The investor knows there's something here and doesn't know how to build it.

  1. Lead
  2. Analysis
  3. Structure
  4. Funding
  5. Contract TC
  6. Title TC
  7. Rehab
  8. Disposition
  9. Closing
  10. Post-close

A transaction coordinator handles two of these. We handle the line.

Exit First handles or coordinates All a transaction coordinator covers

  1. Lead

    The conversation that was going nowhere

    The seller wants his number and won't move. A cash offer at $198,000 insults him. We get on the phone and stop negotiating price — the price was never the problem, the terms were.

    Who
    Ashlee, with the investor on the line.
    What you get
    A recorded call summary and the terms the seller actually said yes to.

  2. Analysis

    What the property is really worth

    Comparable sales pulled and defended. ARV lands at $312,000, not the $340,000 the investor hoped. Rehab scoped at a $34,000–$41,000 range. Every exit run: flip, BRRRR, wholesale, and creative.

    Who
    Exit First analysis.
    What you get
    A lender-ready PDF with the ARV, the rehab range, the exit comparison, the maximum allowable offer, and the walk-away number.

  3. Structure

    The shape the deal has to take

    Cash doesn't work at the seller's number. Subject-to the existing 3.25% loan, with a seller carry second for the difference, does. We model it, then we say why the alternatives don't fit.

    Who
    Exit First, in writing.
    What you get
    A structure recommendation with the math behind it, and the red flags we'd chase before committing.

  4. Funding

    Money lined up before it's needed

    Earnest money and the rehab draw are identified. A DSCR takeout is lined up for the refinance exit so the investor isn't looking for it in month five.

    Who
    Bench introduction, made for you.
    What you get
    A named lender with your file context already in their hands.

  5. Contract

    Papered off the terms you agreed

    Purchase contract and addenda prepared from the written terms. Subject-to disclosure, seller carry note terms, and the due-on-sale acknowledgement all drafted and routed for signature.

    Who
    Exit First coordination.
    What you get
    An executed file and a deadline calendar every party can see.

  6. Title

    The step that saves the deal

    The investor's usual title company reads the subject-to clause and goes quiet. We don't fight it — we take the file to a company we already know closes this structure in this state. Escrow opens the same week.

    Who
    Exit First title placement.
    What you get
    A title company that has closed this before, and a file that keeps moving.

  7. Rehab

    A budget somebody stands behind

    Line-item scope written first, then three contractors bid against the same scope. Bids leveled apples to apples — the low bid was low because it omitted the electrical panel. Final budget $38,600 with contingency, on a draw schedule tied to milestones.

    Who
    Exit First rehab scoping and bid leveling.
    What you get
    A scope, three leveled bids, a budget with contingency, a draw schedule, and weekly check-ins.

  8. Disposition

    Sold to a buyer who can actually close

    Buyer package built and marketed. Proof of funds verified — two of the four interested buyers couldn't document it. Offers collected and negotiated rather than accepting the first one that arrived.

    Who
    Exit First disposition.
    What you get
    A vetted buyer, verified funds, and a negotiated number instead of an assignment fee taken out of impatience.

  9. Closing

    Nothing discovered on the last day

    Contingencies, inspection periods, and lender conditions tracked to the day. The one document the lender asked for on day nineteen was in their hands on day nineteen.

    Who
    Exit First coordination.
    What you get
    Weekly written status to every party, and a closing that happens on the date it was scheduled.

  10. Post-close

    Set up so it runs without you

    Third-party servicing stood up for the seller carry note so the investor isn't collecting payments personally. Documents packaged and archived.

    Who
    Exit First post-closing setup.
    What you get
    A servicing account, a complete document package, and a file archive you can hand a lender or a partner.

That's the whole line.

Send us a deal and we'll tell you which parts of it you actually need.

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