Not every good property fits a bank's box. These are the tools I use to close deals other buyers walk away from.
Structured carry-back notes with flexible terms — interest-only, amortizing, or balloon. Ideal for sellers seeking tax deferral, passive income, and a premium price.
Acquiring the property while keeping the existing loan in place. Powerful when in-place financing carries below-market rates a buyer couldn't replicate today.
Operational control with a purchase option — a proven path when a property needs stabilization before it can qualify for institutional financing.
Blended senior + seller-second stacks that match a property's cash flow reality — not a lender's spreadsheet.
Structured payments over multiple tax years to spread out capital gains. A tool for sellers exiting appreciated assets.
A senior wrap around existing debt, allowing sellers to earn a spread on their existing note while transferring ownership.
Real scenarios where structure beats a bigger check.
A long-time operator wants to step away but doesn't want a lump-sum capital gains bill. A seller-financed note gives them monthly income and defers tax.
Banks pull back mid-negotiation. Instead of losing the deal, we shift to a subject-to or seller-carry structure and close on time.
A property doesn't cash-flow at today's rates. A master lease lets us stabilize operations first — then acquire at a fair price.
Seller's price is above market comp. A wraparound with a modest down payment closes the gap without walking away.