How I Work With Investors

Compensation is negotiable in every case. It is not set by law or by any standard rate. I put the agreed amount in a written buyer agreement with eXp Realty before we tour, or before I start sourcing for you. It can be a percentage, a flat fee or a retainer credited at closing. Payment goes through eXp Realty, never to me directly. Sometimes a seller agrees to cover part or all of it; that is negotiated deal by deal. Either way, what you owe is what your written agreement says.

A buy box is a written list of what you want to buy: the kind of building, the towns, your price range, the number of units, how much work you will take on, how you will pay, the return you want and what you will not accept. We write it first so I can quickly rule out buildings that do not fit and spend our time on the ones that do.

Actual and market rents, operating expenses line by line, taxes, insurance, vacancy, a capital reserve, financing terms, and the resulting NOI, cap rate, cash-on-cash return and debt coverage. You get the model, not a summary, so you can change any assumption yourself.

For clients under a written buyer agreement, I look beyond the MLS: owner records, direct outreach and a network of attorneys, property managers and contractors who hear about sales early. When a building matches your buy box, I run the numbers and bring it to you with the model attached. Volume varies by market and season, and I do not promise a number of deals.

No. I model the numbers and send you to a CPA and an attorney for tax and legal questions, including 1031 exchanges, whether to hold the property in a company, and tenant law. Every number on this site is an estimate, not investment advice.