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Primary Tampa Bay Counties: Pinellas, Hillsborough, Pasco.

Active cities: Brandon, Safety Harbor, Carrollwood, Seminole, Clearwater, St. Petersburg, Dunedin, Tampa, Gulfport, Tarpon Springs, Temple Terrace, Land O’ Lakes, Largo, Valrico, Lutz, Wesley Chapel, Westchase, Palm Harbor, Riverview, plus 1-hour radius including Spring Hill, Lakeland, Zephyrhills, St. Pete.

• Additional South Florida Markets: Miami-Dade County and Broward County.
• Property Types: Single-family homes, multifamily, 10+ unit properties, distressed properties, and manufactured homes on land.
• Preferred: Block slab single-family homes, no flood zone only, any condition considered.
• Purchase Price: $500K and less for primary SFR buyer.
• ARV Target: Pinellas sub-buyer wants 400K–600K ARV.
• Terms: Cash, 0-day inspection, quick closing, post-occupancy if needed.
• Distressed properties considered: Foreclosure, probate, mold, fire damage, HOA liens, unrepaired sinkhole settlement, and subsidence properties.

Pricing approach: Priced according to comparable sales, condition, and location. Fix-and-flip deals are commonly evaluated around ARV minus approximately 30% and estimated repairs. Strong rental properties may justify higher offers.

Counties: Rockingham, Hillsborough, Merrimack.

Primary zips: Manchester 03101–03105, 03107–03109, 03111; Nashua 03060–03064; Concord 03301–03305; Derry 03038; Hudson 03051; Salem 03079; Milford 03055.

• Property: 3+ units, Class B & C multifamily.
• Budget: Up to $2M, open to larger with capital partners.
• Target: Around $150K or less per door.
• Cap rate: 7–8% typical.
• Condition: Value-add/distressed preferred. Light cosmetic to full gut rehabs OK. No teardowns.
• Other: Vacant preferred, not required. Long-term rentals, BRRRR strategy, landlord-friendly markets.

Markets: Detroit, Metro Detroit, Oakland County, Wayne County, Macomb County, Garden City, Harper Woods, Eastpointe, West Detroit, East Detroit, Flint, and Saginaw.

Preferred zip codes: 48202, 48203, 48204, 48206, 48207, 48208, 48209, 48210, 48214, 48219, 48221, 48223, 48224, 48227, 48228, 48229, 48234, 48235, 48238.

• Property Types: Single-family homes, duplexes, multifamily under 5 units, turnkey rentals, value-add properties.
• Strategies: Buy and hold, fix and flip, BRRRR, section 8 rentals, long-term rentals.
• Preferred: Brick homes, 3+ bedrooms, West Detroit, ring suburbs, light to heavy rehab, turnkey rentals.

Pricing approach: Priced according to comparable sales, condition, and location. Fix-and-flip opportunities are commonly evaluated around ARV minus approximately 30% and estimated repairs. Rental properties with strong cash flow may command higher offers.

Markets: Fort Wayne, Indianapolis, Marion, Muncie, Anderson, and outskirts.

• Property Types: Single-family homes, distressed houses, manufactured homes on land, rental properties.
• Strategies: Buy and hold, fix and flip, turnkey rentals.
• Fort Wayne: Distressed properties, foreclosure, probate, fire damage, mold damage, HOA liens, single-family and multifamily considered.

Pricing approach: Priced according to comparable sales, condition, and location. Fix-and-flip deals are commonly evaluated around ARV minus approximately 30% and estimated repairs. Strong rental properties may justify higher offers.

Markets: Toledo, Cleveland, Akron, Columbus, Dayton, and surrounding areas.

• Property Types: Single-family homes, turnkey rentals, distressed houses, value-add properties.
• Strategies: Buy and hold, fix and flip, turnkey rentals.
• Priority: Toledo has buyer demand.

Pricing approach: Priced according to comparable sales, condition, and location. Fix-and-flip opportunities are commonly evaluated around ARV minus approximately 30% and estimated repairs. Rental properties with strong cash flow may command higher offers.

Markets: Peoria, Decatur, Springfield, East St. Louis, and surrounding areas.

• Property Types: Single-family homes, turnkey rentals, distressed properties.
• Strategies: Buy and hold, rental-focused buyers, light rehab.

Pricing approach: Priced according to comparable sales, condition, and location. Rental properties with working mechanicals and strong rent potential may receive stronger interest.

Markets: St. Louis, Kansas City, Saint Joseph, and surrounding areas.

• Property Types: Single-family homes, turnkey rentals, value-add properties.
• Strategies: Buy and hold, rental-focused buyers, fix and flip.

Pricing approach: Priced according to comparable sales, condition, and location. Strong cash-flowing rental properties may justify higher offers.

Primary Counties: Gwinnett, Cobb, DeKalb, Clayton, Cherokee, Forsyth, Douglas, Fayette, Rockdale, Henry, Hall, Walton.

North Fulton: Buckhead 30305, 30327, 30326, 30342; Sandy Springs 30327, 30328, 30342, 30350, 30358; Alpharetta 30004, 30005, 30009, 30022, 30023; Roswell 30075, 30076; Duluth 30096, 30097; Dunwoody 30338, 30346, 30360.

• Property Types: Single-family homes, buy and hold properties, fix and flip properties.
• Strategies: Buy and hold, fix and flip, rental properties.

Pricing approach: Priced according to comparable sales, condition, and location. Fix-and-flip deals are commonly evaluated around ARV minus approximately 30% and estimated repairs.

• Property Types: Single-family homes and rental properties.
• Strategies: Buy and hold, rental-focused buyers.

Pricing approach: Priced according to comparable sales, condition, and location. Rental properties with strong cash flow may command higher offers.

• Property Types: Single-family homes and rental properties.
• Strategies: Buy and hold, rental-focused buyers.

Pricing approach: Priced according to comparable sales, condition, and location. Rental properties with strong cash flow may command higher offers.

Criteria: Dry lots only, no canals except approved South Cape canal lots. No lots on main arterial or collector roads. Residential only. No commercial. Will take Flood Zone X and X500.

• North Cape Well/Septic: Up to $43K.
• N1 East Zone 7: Up to $44K.
• N1 East Other Zones: Up to $30K.
• Well Restricted Lots: Up to $35K.
• N2 City Water/Sewer: Up to $80K.
• N1 West: Up to $50K max. Max assessment allowed is $35K or price reduction is needed.
• South Cape: Up to $95K south of Pine Island Rd.
• Canal Lots: South Cape only. No seawall requires $20K reduction. Flood Zone AE acceptable only in South Cape.
• Assessments: If assessments are $13K or less, buyer assumes balance at closing.

Criteria: No dirt roads. Canal lots OK if not in flood zone. Check buying area map first.

• 33976: Up to $26K.
• 33974: Up to $20K. Check buying area map, not buying all of 74.
• 33971: Up to $17K. Stay below Sunshine Blvd and check buying area map, not buying all of 71.
• 33972: Up to $22K. Quarter-acre lots only. No half-acre lots. Must be 80x125 depth, no short square lots. No Greenbriar lots.
• 33973: Up to $22K. SFH only.
• Other: Will take canal lots as long as lot is not in flood zone.

• Criteria: City water only. Stay east of Elkcam Blvd. No more than 5 ft slope. Power lines, poles, or transformers must be at the road.
• Standard buyer: Up to $17K.
• Top builder price: Up to $23,500. Minimum .26 acre lots.

• Inverness North: Up to $22,500.
• Inverness South: Up to $22,500.

Criteria: Units 3, 4, 5, 7, 9, 10 only. City water/septic utilities only. Standard size lots only. Water/sewer line must be ready to connect. No flood zone or wetlands. Power lines, poles, or transformers need to be at the road. Larger lots preferred and okay with 0.26 acre lots.

• Max price: Up to $43K depending on section and location.

Criteria: Zoned residential. No flood zone lots. Stay west of I-95. Streets must be paved and have power. No lots with drainage ditches on sides or front of lot.

• Standard buyer pricing: Well/Septic up to $35K, City Water/Septic up to $52K, City Water/Sewer up to $75K.
• Top builder pricing: Well/Septic up to $38,500 on premium selections.

• Max price: Up to $72,500.
• Criteria: Premium lot selections.

• Criteria: No flag or drop lots. Standard rectangle lots only. No odd-shaped lots. No Section K. No flood zone or wetlands. No lots along arterial roads or main thoroughfares. Power costs vetted during due diligence. City water and utilities.
• Max price: Up to $65K.

Criteria: Standard size lots only. Legal description must contain “Spring Hill”. Quarter-acre to half-acre lots. No busy/main roads or corner lots. Power costs vetted during due diligence. Minimal slope of 5 ft or less. No flood or wetlands.

• Standard buyer: Up to $58K depending on size and location.
• Top builder pricing: Up to $70K on premium lots.
• Terms: Due diligence 35 days plus 15 days to close. Max $500 EMD at HB Title Inc.

Criteria: Flood Zone X only. Looking mainly for City Water/Septic lots, but Well/Septic acceptable with pricing adjustment. No main roads. Avoid corner lots unless priced accordingly. Lots must be in Peachland, Port Charlotte, or Englewood East. Canal lots accepted, but dry lots preferred.

• Peachland & Port Charlotte:
  • Well/Septic: Up to $17K
  • Water/Septic: Up to $20K
  • Water/Sewer: Up to $32K
• Englewood:
  • City Water: Up to $20K
  • Well/Septic: Up to $17K
• North Gulf Cove: City Water up to $20K.
• Deep Creek: City Water up to $30K.

• Criteria: Power and paved road. 0.22–0.25 acres ideal. Hendry County only, south of SR 80. No Banyan Village.
• Max price: Up to $22,000.

Criteria: Off-market vacant residential lots only.

• Spring Hill: Up to $60K.
• Hernando North 1-3,7,8: Up to $33K.
• Royal Highlands North 1-3,8: Up to $33K.
• Royal Highlands South 6-9: Up to $44K.
• Ocala All: Up to $148K.
• Orange Blossom Hills 1-4: Up to $65K.
• Ocala Waterway / Kingland 3507-78-79: Up to $65K.
• Kingsland 3505-06: Up to $60K.
• Silver Springs Shores — Ocala side only: Up to $126K.
• Marion Oaks 1,3-7,9,10: Up to $40K.
• Rolling Hills All: Up to $65K.
• Citrus Pine Ridge All: Up to $70K.
• Sugarmill Woods / Oak Village / Cypress Village: Up to $127K.

Criteria: SW and NW only.

• Standard buyer: Up to $135K.
• Top builder pricing: Up to $148,500 on select lots.

Criteria: Corner lots must be 80 feet wide or larger.

• Max price: Up to $50,000.

Criteria: Pine Ridge units only. 1 acre lots. No busy/main roads or corner lots.

• Standard buyer: Up to $70K.
• Top builder pricing: Up to $100K on premium selections.
• Terms: Due diligence 35 days plus 15 days to close. Max $500 EMD at HB Title Inc.

Criteria: Paved roads only with nearby FPL pole. 1+ acre lots only. No corner lots. No lots on Deep Creek Blvd.

• Max price: Up to $35K.
• Terms: Due diligence 65 days plus 10 days to close. Max $500 EMD at HB Title Inc.

• Standard buyer: Royal Highlands South up to $44K.
• North of Centralia: Up to $38,500.
• South of Centralia: Up to $50,000.

Criteria: Dirt and limestone roads are okay. Power lines, poles, or transformers must be at the road. 1 acre lots only. No Rolling Hills Estates.

• Max price: Up to $55K.

• Standard buyer: Up to $22K.
• Top builder pricing: Up to $33,500 for Cypress Village only with .28 acre minimum lots.

Criteria: Within city boundaries. No HOA. Pass on more than 4 Gopher Tortoise burrows unless price adjusted. No wetland or scrub jay lots. Utilities present.

• Max price: Up to $86K.

• Criteria: Polk County only. Full utilities at lot.
• Standard buyer: Up to $60K.
• Top builder pricing: Up to $55K.

Criteria: Scatter lots. Larger parcels preferred for future community development.

• Max price: No offer over $20K for North Port focus.

Criteria: Specific phases with allocated pricing. City water/septic preferred. Sewer preferred. Septic to ditch OK. No corners. Minimum parcel 0.23 acres.

• Lake County Communities 2LC: Up to $150K.
• Poinciana-Maronda: Same as current.
• Coastal Communities 2CC: Up to $275K.
• Deland: Same as current.
• New phases Ph LT, Ph PS, Ph MG, Ph EU: Up to $150K–$275K depending on phase.