How it works
From a conversation to a rent deposit, in six steps.
Every investor goes through the same program. The property, the financing and the numbers are built around you; the process is the same every time, because that is what makes it reliable.
The conversation
Twenty minutes on what the money needs to do: cash flow now, equity later, a tax position, a timeline. We say plainly whether this fits. No deck, no pressure.
The plan
A written plan: target neighborhoods, price band, financing route (conventional, DSCR or cash), the stressed-case return you should expect, and the fee schedule. You sign a buyer agreement with our brokerage and a management agreement with us.
The property
We send you underwritten candidates, each with a full breakdown. You pick. We negotiate, run inspections and the repair list, and coordinate your lender and title. You close in your own name or LLC.
The renovation
A fixed scope priced from our Cleveland cost book, executed by our crews, with photo updates and draws paid against completed work. Most make-readies run four to eight weeks.
The tenant
Lease-up through the housing authority or the open market, whichever the plan calls for. Inspections, paperwork and placement are ours. Plan on 60 to 90 days for a first Section 8 lease.
The years after
We collect rent, handle maintenance and renewals, and report monthly in your portal. When the numbers say refinance or sell, we bring you the case and run it.
What you need
Capital, an entity, and a lender we can work with.
Most investors start with one duplex and add one every few months. Here is what the first one takes.
Cash purchases and conventional financing work too. If you already hold property in Cleveland and want it managed properly, that is a shorter conversation.
Before you commit
The questions you should ask us.
These are the ones a careful investor asks on the first call. The short answers are here; the long ones are in the agreements you sign.
Who holds the money?
Your purchase funds go through your title company, never through us. Rent is collected under Ohio's brokerage trust-account rules and remitted to your bank with the monthly statement.
What happens if a tenant stops paying?
With a voucher tenant, the housing authority's share keeps arriving. For the tenant's share we follow Ohio's notice-and-filing process without delay. The 5% vacancy reserve in every plan exists for exactly this.
What if the furnace fails in January?
Routine repairs come out of rent and are itemized on your statement. Anything beyond the routine threshold in your management agreement needs your written approval first, with a priced scope.
How do I get out?
You own the deed. Sell, refinance or move management elsewhere; the management agreement sets the notice period, and there is no fee for leaving.
Why Cleveland, from Florida?
Because the arithmetic does not exist in Florida. One founder is licensed in Ohio, our crews and brokerage are there, and we are in Cleveland regularly.
What can go wrong?
Vacancy runs longer than planned, a renovation uncovers more than the inspection did, taxes are reassessed after a sale, a neighborhood softens. We underwrite for the first three and stay inside a small map because of the fourth.
How we are paid
Four fees, and a clear line between them.
You pay us at the moments we create value, and the amounts are fixed before you commit to anything.
| Fee | Amount | When |
|---|---|---|
| Acquisition | 3% of purchase price | At closing. We negotiate seller credits that often offset part or all of it. |
| Renovation management | 10% of the renovation budget | On renovation draws. Waived on make-readies under $10,000. |
| Property management | 10% of rent collected | Monthly, only on rent actually collected. No fee on a vacant unit. |
| Refinance | 5% of proceeds | Only on a planned renovate-and-refinance, agreed in writing before you buy. |
There is no subscription, no markup on materials, and no fee for walking properties you decide not to buy.
For accredited investors
Prefer to lend than to own?
We also run a private secured note for accredited investors who want fixed income backed by property rather than a property of their own. Terms are shared in conversation, after verification, through the offering documents.
Next step
Start with the conversation.
We will tell you what a first property would look like for you, with real numbers, before you decide anything.