Two projects remain open and are actively seeking capital partners. Here’s a clear snapshot of where each deal stands and what it takes to unlock the next phase of growth.
Two adjacent parcels near the town’s school campus: a 4-plex, two duplexes, and a 3BR SFH. Built in the 1940s–50s, this cluster of assets has meaningful value-add upside through targeted renovations. Submetering unit water lines is already underway to improve marketability and ARV. The project needs $80-100k to stabilize, yielding rental income of $7,200+/mo post-renovations. We have a trusted Contractor ready to go. Short-term money partner or long-term credit partner welcome. We love this little town, and plan to keep buying more in the area.
Acquired subject to with nearly $0 down, a 3% interest rate, and a $489/mo payment covering PITI. This 1,200 sq ft, 2BR home can easily become a 3BR and sits on a big wooded hill just 1 mile from a private Arkansas River boat launch. As a traditional rental, it should bring in $1,500+/mo; as sober living, it has the potential to gross $3,600/mo at $600/bed × 6 beds through our relationship with Stepping Stones operator Joseph Cruz. $40k needed for renovations. Holding costs are low, so there’s little urgency — but the upside is substantial.
4-plex + 2 duplexes + 1 SFH across 2 parcels
Projected post-renovation gross income
After renovation, triple the current mortgage payment
We have multiple units ready for rehabs now.
This project sits in a town with real housing-affordability pressure, right beside the public schools campus — a location that guarantees steady tenant demand. Even after renovations, rents will come in under $1,000/month, making this a genuine community solution that also generates outsized returns for investors.
The 1940s–50s buildings have been neglected — which means every improvement forces equity. Submetering the shared water lines is already underway. With a contractor ready to move the moment materials are funded, the path from current condition to stabilized income property is clear and short.
Traditional bank financing hasn't been available here — which is exactly why the opportunity exists. The gap between what it takes to get this done and what the market will reward is enormous.
Acquired subject-to at a 3% rate with a $489/month PITI payment — on a 2BR home one mile from a private Arkansas River boat launch. Holding costs are so low this deal practically runs itself while we determine highest and best use.
The sober living path is where it gets exciting. Joseph Cruz of Stepping Stones next door has already expressed interest — projecting $3,600/month gross at 6 beds × $600. That's a 7x+ multiple on the monthly payment, with a mission-driven operator already in place.
Taxes & insurance included — your entire holding cost
Acquired subject-to with nearly $0 down
Projected monthly income as a standard rental
6 beds × $600/bed via Stepping Stones operator
We may or may not be able to fund or complete these projects on our own. The sellers need solutions nonetheless, so these opportunities are available to a good home — or assignment to a good investor. If you believe you're a good candidate, let's talk and figure out if we're a good match and how to transition things as smoothly as possible.
The home is in excellent condition — a testament to the care of its current occupants. Left to the family by their late father, a reverse mortgage lien pushed it into foreclosure before they could act. It's now REO, with an offer already submitted to the bank. The daughter of the former owner is actively building her credit to purchase it — she wants to stay, as the home holds deep meaning for the family. She's open to a lease-option arrangement and is motivated and cooperative with us.
The owners want to divest due to emotional ties after a family loss. The property has little to no equity, with approximately $120k owed on a VA loan. We are currently working on a short sale with the lender. This could be a low-cost acquisition if we secure lender approval. House needs modest rehab on the interior. The entrance currently has a low-rise ramp to accommodate easy wheelchair access
Working with Seller on a short sale — offer in to the lender. Property has 2 year old roof. However, it needs some work performed to repair foundation issues and LVP flooring. House is in a great neighborhood near Barling, and less than a half mile to the Arkansas River.
Seller is motivated and open to seller-financing for this property, which has an outstanding balance of about $120k at 4.4% with ARK-LA-TEX bank. While she aims for a $180k purchase price, she's willing to finance a portion, requiring around $20k to reinstate the loan plus the $100k principle. Likely $20-30k of rehab and an ARV of at least $300k. This is a creative financing play for the right partner.
Wholesaler offering at $73k, Seller UC with wholesaler for 68k, which pays off a 28k note, and nets him 40k. This one's interesting and has a few possibilities, particularly as a buy and hold. 3 bed / 1 bath. HUD FMR is $1250. House needs appliances, but otherwise clean and move-in ready.
All 1BR/1BA, modern upgrades throughout
Vacancy taken from ~50% to just 2 units by our PM
Avg $757/unit — well below HUD FMR of $989
$50k/door — strong value basis vs. $1.9M ask
Listed $1.9M (~$70k/door)
We Offered $1.35M ($50k/door)
Seller Countered $1.75M (has flexibility)
Next Move ~$1.4M (then lunch, then math, then deal)
No rush here — but if a capital partner wants to anchor a major acquisition, this is the one to watch.