Target Acquisition Profile
Geography
Tampa Bay Metro
Hillsborough, Pinellas, Pasco, and Polk counties. Tampa, St. Pete, Clearwater, Brandon, and surrounding areas.
Property Types
SFH & Small Multifamily
Single-family homes, duplexes, triplexes, and small multifamily. No HOA. No condos.
Construction
Block Only · Post-1970
Must be concrete block (CBS) construction. Built 1970 or later. No wood-framed homes.
Preferred Configuration
3 bed · 2 bath
3/2 is our target layout. We will consider other configurations where the numbers align with our targets.
Strategies
BRRRR · LTR · Section 8
Value-add BRRRR with DSCR refinance, long-term rental buildout via Section 8 / affordable housing.
Pricepoint/Financing
265k-300k
DSCR, seller financing, conventional
Automatic Disqualifiers
HOA
Any homeowners association. We do not acquire HOA-governed properties regardless of fee level or community type.
Investor-Owned Property
Properties currently owned by an investor or investment entity. We are not interested in acquiring from other investors.
Flood Zone
Any FEMA-designated Special Flood Hazard Area. Flood zone A, AE, or VE are automatic disqualifiers.
Sinkhole History
Any confirmed or suspected sinkhole activity on record, including prior insurance claims related to sinkhole or subsidence.
Wood-Frame Construction
We require concrete block (CBS) construction only. Wood-frame homes are not considered regardless of condition or price.
Foundation Issues
Sagging, significant structural cracking, sinking, or evidence of active foundation movement or failure.
Active Water Damage or Mold
Chronic moisture problems, evidence of flooding, or confirmed mold. Musty odor without a clear, addressable source.
Outdated Plumbing or Wiring
Galvanized or polybutylene pipes, aluminum wiring, or electrical panels under 200 amps.
Significant Termite Damage
Active infestation or structural damage from termites. Treatment history without structural compromise is acceptable.
Unpermitted Additions
Converted garages, enclosed porches, added bedrooms, or major structural work completed without permits on record.
Liens or Clouded Title
Unresolved liens, judgments, IRS encumbrances, HOA liens, or title defects that cannot be cleared prior to close.
Tenants Without Payment Proof
Occupied properties where at least 6 months of on-time rent cannot be verified. Cash-pay with no records is a non-starter.
Seller Restriction on Inspection
Any limitation on interior access or full professional inspection. We will not submit an offer without the ability to conduct thorough due diligence.
Crime Rate Thresholds
Violent Crime: Rate must be below the national average with a stable or declining 3-year trend.
Property Crime: Property Crime Index must be 50+ with specific emphasis on low burglary and vandalism density compared to the city median.
Preferred Deal Characteristics
Ownership History
Not sold in the last 10+ years
Occupancy
Vacant preferred; tenant-occupied considered
Property Class
B and C class neighborhoods
Financing
Seller financing, DSCR
Lot
ADU potential a plus; fenced yard preferred for STR
Acquisition Channels
On- & off-market, wholesalers, probate, direct