Howdy — just a quick reminder to stay focused over the Christmas break. Rest up, enjoy the time, but come back ready to take massive action like never before. Don’t live life by default. Live life by design. Wishing everyone a great Christmas and an even stronger New Year.

Sharing a quick underwriting example from a recent 4-unit analysis. I applied my commercial minimums and pro-forma which I've been told not to speculate.... I’m not pursuing this deal, but it was a good exercise in how small pricing corrections and thoughtful financing structure can significantly change deal performance. The Seller will most likely NOT take my offer since she is making more monthly than what I would be paying her every month. - Seller Price: $245K - Assignment Fee: $10K - Total Price: $255K - Down Payment: $25K - Seller Financing: $230K at 3% interest-only Current rents are $3,270/month. Using a 40% expense ratio, NOI is approximately $23,544/year, which puts the in-place cap rate around 9.2%. With a very modest rent normalization of $250/month total ($62.50 per unit), NOI increases to roughly $26,544/year, resulting in a pro-forma cap rate of about 10.4%. Under the interest-only structure, monthly debt service is about $575, and post-adjustment cash flow is roughly $1,600/month, with a DSCR near 3.8. As the Seller would you accept this deal from me?

Due diligence is one of the biggest silent killers of deals — especially for newbie who don’t realize the game is more clock management than contract magic. Here’s how pros stay ahead of the squeeze: ⏳ 1. Ask for extensions BEFORE you need them. You plant the seed early: “Market’s been slow getting appraisals back…” “We’re waiting on docs the seller should be sending…”This makes delays normal — and extensions easier. 📄 2. Use the contract to buy yourself more time. Most sellers THINK they’ll send you documents quickly.Reality? It takes them 4–8 weeks — every time.That delays the Effective Date and stretches your runway. 📬 3. Document EVERYTHING. Weekly email updates = legal cover. You’ll never get blamed for delays you didn’t cause. 🏆 4. And when the deal is HOT? Sometimes you take the shorter window. You don’t lose a $150K+ payday arguing over 5 extra days. The real skill isn't due diligence…it’s controlling the clock. 💬 What’s the longest DD extension YOU’VE successfully negotiated? Drop it below — someone here needs your wisdom.

If you're not making calls today..... Why NOT??

I’m actively looking to invest within my budget. I haven’t found the right opportunity yet, but I’m enthusiastically searching and ready to take a serious look at anything you might have available. If you’ve got something in Pennsylvania—multifamily, commercial, off-market, or distressed—I’d love to connect. Appreciate any leads!