Detailed Buy Box Criteria
1. Co-Living Properties
Description: We look for properties in North Carolina, Arizona, and Delaware with high bedroom count potential and value-add opportunities. It does not have to be single-family.
Property Requirements: Single Family or Multi-Family (Does not have to be single family). 1,800+ Sqft, 3+ Beds, 2+ Baths. Room and zoning for ADU is a plus. Value-add opportunities (cosmetic updates, unfinished basements/attics).
Location & Demographics: Target Markets: North Carolina, Arizona, Delaware. Proximity to major employment hubs, medical centers, universities, or within 0.5 miles to public transportation. Safe neighborhoods with strong rental demand.
Financials & Deal Structure: Maximum price: $450k (Residential). Creative financing preferred (Subject-To, Seller Finance). Cash offers available for deep discount deals. Must cash flow as a co-living rental model.
2. Creative Fix & Flip
Description: Got a property that needs work but has high ARV potential? We structure creative acquisition deals to maximize returns in Delaware and surrounding areas.
Common Situations (Pain Points): Zero equity or negative equity (underwater). High equity but unable to afford major repairs. Pre-Foreclosure (PF) or behind on payments. Tax liens, mechanic liens, or code violations. Life events: Divorce, inherited property (death), or tired landlords.
Property Condition: Distressed or outdated properties. Light to heavy rehab needed. Structurally sound preferred, but will consider all conditions.
Location: Delaware and surrounding areas (PA, NJ, MD). Desirable neighborhoods with strong after-repair values (ARV).
Deal Structure: Creative acquisition strategies (Novations, Subject-To). Purchase price + repairs must leave room for profit (typically 70% ARV rule). Joint venture opportunities available for property owners.
3. Land for Co-Living Complex
Description: We purchase land close to colleges and universities (but outside college limits) that is zoned for multi-unit or easily rezoned.
Lot Size & Zoning: Size: 1+ acres preferred. Zoned for multi-unit or easily rezoned for high-density residential. Flat, clear, or easy to clear.
Location: Close to colleges and universities (within 5-10 miles). Must be outside strict college limits/jurisdictions. Access to public transportation or major roads.
Deal Structure: Purchase or Joint Venture with land owners. Creative terms (seller financing, flexible or delayed closing preferred). Off-market deals preferred.
4. Land for Carwash
Description: We're Buying LAND Car Wash Developer – Submit Your Deal Today.
Lot Size & Usability: Lot size: 0.6 – 1.2 acres. Minimum usable depth: 150 feet. Site must physically fit a modern express tunnel car wash. Flat, clear, or easy to clear.
Traffic: Minimum 20,000 cars per day. Busy main road or strong connector road. Posted speed limit: 45 mph or less (40 mph preferred). Safe entry and exit, visible from the road.
Population, Income & Competition: 25,000+ people within 1 mile OR 50,000+ people within 3 miles. AND Median household income: $55,000+. AND No other express or tunnel car wash within a 0.5 mile radius.
Zoning & Flood: Commercial zoning allowing a car wash or a realistic path to approval. Preferred: Flood Zone X only (Do not submit properties in Flood Zones A or AE).
Price: Purchase only, Maximum price: $1,000,000.
5. Multi Family
Description: We are actively acquiring multifamily properties between 6 and 120 units. We focus on Class B and C+ assets that provide operational upside.
Property Size & Class: 6 to 120 units. Class B or C+ assets. Value-add potential (operational upside, below market rents, cosmetic updates needed).
Location: Target Markets: DE, PA, FL, NC, TN. Growing populations and strong job markets.
Deal Structure: Flexible price with creative terms. Seller financing / creative terms highly welcomed. Assumable debt is a plus.
6. Mobile Home & RV Parks
Description: We are mainly looking for mobile home and RV parks that feature extra land to expand with tiny homes.
Property Type: Established or underperforming Mobile Home / RV Parks. Extra land available to expand with tiny homes or additional pads. City water/sewer preferred, well/septic considered if in good condition.
Location: Nationwide. Proximity to attractions, nature, or growing metropolitan areas.
Financials & Deal Structure: Value-add potential (improving infrastructure, filling vacant pads, raising below-market rents). Seller financing preferred. Off-market opportunities.
