Escrow for Deal Buyers: How Your Earnest Money and Assignment Fee Stay Safe
A wholesale deal is only as safe as its escrow. Your earnest money must sit with a licensed title company…
Read Guide →BUY & HOLD · CASH-FLOW PROPERTIES · OH · TX · GA
Below-Market Rentals in Cash-Flow Markets That Actually Cash-Flow
Ohio and the right Texas and Georgia submarkets still produce genuine rental cash flow, and buying below market through off-market deals is how the numbers work from day one. We source distressed and tenant-occupied properties directly from owners, priced with realistic rent and expense figures you can check against the local market.
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We Built This Service Around Your Actual Problems
“Retail prices kill the cash flow”
A rental bought at full market price in 2026 rarely cash-flows. Below-market entry through distressed acquisition is the difference between an asset and a donation.
“Pro-forma numbers are fantasy”
Our packages use current market rents for the actual street, real tax bills and honest condition notes, not a spreadsheet where nothing ever breaks.
“Tenant-occupied equals unknown risk”
When a property comes with tenants, the package states the rent actually being paid, the lease status and the deposit situation, documented, not implied.
“Out-of-town properties, in-town problems”
Every deal includes the neighborhood context an out-of-area buyer cannot see: street-level condition, rental demand and which blocks the local property managers avoid.
Questions People In Your Situation Ask
Single-family and small multi-family (2 to 4 units) in working-class neighborhoods of Ohio, Texas and Georgia metros, usually needing light-to-moderate work, priced below market because we bought from a motivated seller.
Yes, current market rent for the street from comparable listings, plus the actual rent if tenants are in place. You can verify both against Zillow and local property managers before committing.
Often, yes, and inherited paying tenants mean income from day one. The package documents the lease, payment history as known, and deposit transfer. Non-paying occupancy situations are always disclosed and priced accordingly.
Columbus, Cleveland and Dayton consistently produce 1 percent-rule candidates in the right neighborhoods. Cincinnati and Toledo also work at the right entry price. The guide library on this page goes deeper per metro.
Real concern: Texas taxes run roughly double Ohio rates. Our Texas rental packages model the actual county tax bill, not a guess, so the cash flow you see survives the first tax season.
Yes, on every deal. Walk it, run your contractor and property manager through it, and verify the rent assumptions before your earnest money goes hard.
DSCR and portfolio loans usually work if your lender can close in 21 to 30 days. Conventional timelines are often too slow for assignment deals, tell us your financing when you join and we match accordingly.
When landlords exit multiple doors at once we offer them as a package to the list first. Portfolio buyers should say so in their criteria.
It is built into the price you see, the deal either works at the listed number or it does not. We never add surprise fees after you commit.
The package includes street-level photos and honest area notes. Beyond that: call two local property managers and ask what they would rent the street for, ten minutes that validates or kills any deal.
RESEARCH & GUIDES
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Questions Before You Join?
Book a free call, online or by phone. Tell us your strategy and we will tell you honestly whether our pipeline fits it.