Today's track: Phantogram- When I’m Small.
The thirty-year fixed just dropped to 6.15%.
On April 2nd, it was 6.46. That might not sound like much, but in a market where buyers have been sitting on their hands for two years waiting for rates to do something — anything — that kind of move matters. It changes the math. It changes the mood. It gets people off the fence.
And here's what that backdrop looks like on the ground right now.
The MLS has 3,161 properties available in this market. Of those, 1,132 have been sitting for sixty-plus days. That's not a slow market — that's a market full of sellers who need a solution and haven't found one yet. And in the multi-family space specifically: 126 available, 56 of them on market sixty-plus days. Nearly half.
Think about what sixty days feels like on a property you're trying to sell. You listed it with optimism. You had a showing or two. Maybe a low offer you turned down. And then the silence. Every day it sits is carrying costs — taxes, insurance, maintenance, mortgage payments if there's debt on it. The longer it sits, the more desperate the seller becomes. And desperate sellers are exactly who investors should be talking to right now.
The problem is most investors don't know how to start that conversation. They're waiting for the perfect deal to fall into their lap. They're watching Zillow. They're on Facebook groups. They're doing everything except actually making offers.
So let me tell you what my investors are doing instead.
Here's the play.
You give me three things: your proof of funds or pre-approval letter, your buy box — what you want, where, at what price — and two or three sentences about yourself as a buyer. How many deals you've closed, what you focus on, why you perform. I use that to make you look credible to the seller inside the LOI. That's the whole setup. I take it from there.
I put together two offers on every deal that fits your criteria.
The first is cash or hard money. Typically 70-80% of list price, depending on what makes sense for you and what the numbers look like on that specific asset. Fourteen-day close. Ten-day inspection that's really just a satisfactory walkthrough — not an adversarial inspection where we're looking for ways to renegotiate. Good faith. Fast. The kind of offer that tells a seller you're a real buyer who can actually perform.
The second is a seller finance offer. Usually 90-95% of list price, 7% down. We keep the specific terms loose at first — interest rate, amortization, balloon — until we know the seller is open to having that conversation. Once they are, we build it out together in a way that works for both sides.
Two offers. Two bites at the apple. Two different types of sellers you can reach with one set of criteria.
Each LOI takes me about two minutes to put together. I've been tracking the results. Hit rate is 2.1% — roughly double what direct mail postcards produce. And it costs you nothing. No printing. No postage. No list purchase. Nothing.
Now, will some sellers not love the offer? Absolutely. Some will be offended. Some won't respond. Some will counter at full price and mean it. That's fine. You're not trying to win everyone. You're trying to find the ones who are ready — the ones who've been staring at that property for sixty days and just need someone to show up with a real solution.
Those are the ones that count.
If you've got capital, criteria, and you've been waiting for the right moment — the market just handed you one. Let's raise some hell. Hit reply.
Now for the sellers in the room — and if you've got a listing sitting right now, I especially want you to hear this part.
Every listing I take gets submitted to OffMarket.deals. And when it does, Shey Blake — our dispo specialist — personally picks up the phone and calls the top 20 buyers for that specific asset class. Not a blast email to ten thousand people who may or may not care. Not an algorithm deciding who gets to see your deal based on engagement scores. A real person, who knows this market, making a real call to a real buyer.
"Hey — I know you're one of the best buyers in this market for this type of deal. We have this one. Do you want it?"
That's it. That's the call.
InvestorLift can't do this. No other brokerage in this market can do this. You can't build this with software. You build it with relationships, and we've spent years building them.
At Winner Realty and OffMarket.deals, this is just how we operate. We charge $2,000 — only if we bring the buyer. If we don't perform, you don't pay. There's no risk on your end.
If you've got an assignment or a project that's been sitting there bleeding money every week, reach out. We will get it in front of the world.
One more thing I've been watching work quietly this year — and I think it's underused.
Offering seller financing alongside traditional financing on listings.
Here's why it matters right now. The buyer who can qualify for a conventional loan at 6.15% is a different buyer than the one who can't. But the one who can't isn't necessarily a bad buyer — they might have strong income, strong reserves, a clean track record as an investor. They just can't hit the debt-to-income ratio the bank wants. Or maybe they've got five investment properties already and the lender won't touch a sixth.
Seller financing opens the door to that entire pool. And in a market with 1,132 properties sitting sixty-plus days, anything you can do to expand your buyer pool is worth doing. We've been offering it alongside traditional on our listings and it's created real traction on deals that would have otherwise just waited.
Agents — if you've been looking for a brokerage that operates like an actual machine, there's room here for the right people. We have infrastructure, tech, and more ways to earn. Reach out! It’s a winning proposition!
See you tomorrow.
Enthusiastically,
Rob Bergeron Owner–Realtor at Award-Winning Winner Realty
PS: Winner Realty's currently available investor-friendly options — take a look: https://www.flexmls.com/share/Dmx6P/14-multi-list
PSS: "A wise man will make more opportunities than he finds." — Francis Bacon
Don't be a stranger!