Buy Boxes

Property types

• Single-family homes
• Duplexes

Price

• Up to $500,000 purchase price

Condition

• Rehab / fix-and-flip opportunities
• Avoid fire-damaged properties

Occupancy

• Vacant or occupied properties accepted

Deal source

• Off market only

Coverage

• Oceanside through Chula Vista receives priority
• Northern California may be considered when the economics are exceptional

Price

• Up to $1.5M purchase price
• Near-beach vacant lots may be considered up to $50M

Condition

• Light to full rehab
• Turnkey properties are outside the core buy box
• No mobile homes
• Condos accepted

Occupancy

• Vacant preferred
• Occupied may work when access is available and occupants will vacate after purchase

Special situations

• Pre-foreclosure, tax delinquent, and short-sale opportunities accepted
• Solar accepted when payment and annual escalator are documented
• Low monthly HOA may be considered

Execution

• Walk the property before pricing when possible
• All cash, no contingency, five-day close

Property types

• Single-family homes
• Duplex, triplex, and fourplex properties

Core economics

• $200k–$1M purchase price
• $350k–$1.5M ARV
• $30k–$150k rehab budget
• $30k+ projected gross spread after acquisition and rehab

Property profile

• 2+ bedrooms
• 1+ bathrooms
• 5,000+ sq ft lot
• 1,050+ sq ft living area preferred
• 1920 or newer preferred
• ADU or addition potential is a plus

Condition

• Light through full cosmetic or value-add rehab
• Avoid major foundation or structural issues

Active Minnesota focus

• Hennepin County off-market fix-and-flips under $400k
• ARV should be at least 25% above acquisition plus rehab cost
• Preferred: Willard Hay, Webber-Camden, Victory, Cleveland, and Powderhorn / Corcoran
• Also considered: Jordan, Near North, McKinley, Folwell, NE Minneapolis, Holland, Marshall Terrace, Sheridan, Waite Park, Phillips East, and Bancroft

California coverage

• San Diego, Riverside, and Orange counties
• Chico in Northern California