Acquisition criteria
Send us the difficult ones.
What we buy, what we do not, and how to find out which one you have. Condition is rarely the problem.
The short version
If a property needs work, has a complication, or has sat too long, it is probably one for us.
We are not a retail buyer. We do not need a property to be clean, staged or financeable, and we are not trying to win a bidding war on something already priced at full value.
What we want is a property where there is a real, fixable reason it is worth less than it should be. That is the entire business.
Some of what we buy we renovate and resell. Some we hold and rent. Some we take down to the dirt and rebuild. That decision gets made property by property, on the numbers, after we own it, so a seller does not have to care which one it is.
Send us an address and we will tell you honestly whether it is a fit. If it is not, we will say so quickly rather than keep you on a hook.
Asset types
Single-family
Houses, condos and townhomes, in any condition, including vacant and non-financeable.
Small multifamily
Duplex through mid-size apartment buildings, tenanted or empty, stabilised or struggling.
Commercial & land
Retail, office, flex and mixed-use, plus infill land with development potential.
Photographs illustrate asset categories.
The buy box
What we are looking for.
Residential
- Types
- Single-family, condo, townhome, duplex through small apartment buildings
- Condition
- Any. Vacant, fire or water damaged, open permits, code violations, heavy deferred maintenance
- Situations
- Probate and inherited property, divorce, pre-foreclosure, tired rentals, relocation, landlords who are done
- Markets
- California, with the deepest coverage around Los Angeles
Commercial
- Types
- Retail, office, flex and light industrial, mixed-use, infill land
- Condition
- Vacant, partially leased, functionally obsolete, or a candidate for adaptive reuse
- Situations
- Expiring or broken leases, deferred capital work, underused land, ownership that wants out
- Markets
- California, with the deepest coverage around Los Angeles
After we buy
What renovated means when we say it.
Fix and flip has a reputation, and most of it is earned. Paint over the problem, hide the expensive part, move it before anyone looks closely.
We work the other way. Permits get pulled. Systems get replaced when they are at the end of their life, not patched to survive an inspection. The work is done so that the next owner is not the one who finds out what we skipped.
It costs more per project and we do fewer of them. It is also the reason we get repeat business from agents and referrals from trades.
Be aware
What we do not buy.
Saying this plainly saves everyone a week. If your property is on this list, we are the wrong buyer and we would rather you knew now.
- Anything outside California
- Property already priced at full retail value, where the seller needs top of market
- Time-shares and fractional ownership interests
- Mobile and manufactured homes on leased land
- Title problems that cannot realistically be cleared
- Occupied property where the owner has not actually decided to sell
Submitting a property
Four steps, and a straight answer at the end.
Send the address
That is genuinely all we need to start. Photographs and any detail on the situation help, but they are not required.
We review it ourselves
No call centre and no lead form sold on to three other buyers. Someone at the firm looks at it, usually within two business days.
Walkthrough, if it fits
We visit, or send someone we trust. You do not need to clean, repair or empty anything first.
A number, or an honest no
You get a written offer with the reasoning behind it, or a clear explanation of why it is not for us. We will not string you along on a maybe.
Start a conversation
Have a site, a building, or capital to place?
Whether you are selling a property, looking for a development partner, or considering an investment, the first step is the same. Tell us what you have.