Our Acquisition Criteria
What we are actively looking to acquire, and what happens when your deal does not fit the box.
WHAT WE BUY
What We're Looking to Acquire
The criteria on this page represents our primary acquisition targets. Co-living properties in the Atlanta metro are our core focus, and cash deals and flips in select markets are our secondary focus. These are not loose guidelines. They are the specific parameters that make a deal work for our model.
That said, if you have a deal that does not fit either box exactly but the numbers are strong, submit it anyway. We review everything. If it is not right for us, we will compare it against our buyer list and connect you with the right buyer. A good deal always has a home.
PRIMARY FOCUS
Acquisitions for Co-Living, Atlanta Metro
Our primary acquisition focus is co-living properties in the Atlanta metro. Every property we acquire in this category goes through a conversion process to optimize for co-living, maximizing cash flow and creating high-yield opportunities for our capital partners. That said, if you have a strong deal anywhere in the country, bring it to us. If it fits, we buy it. If it does not, we will match it to the right buyer in our network.
Property Type
Small Multifamily (2-4 units) PREFERRED.
OR
Single Family Homes:
those able to be converted for co-living use. (fits other specs)
Primary Market
Atlanta, GA metro is our primary acquisition target for co-living.
Strong deals in other markets are reviewed and matched to our buyer network if we do not acquire directly.
Location Requirements
Within one mile of a bus stop, near major employers, no HOA, and must have room for parking. B and C-class neighborhoods only.
Minimum Specs
1,900+ sq ft total across all levels with a garage OR 2500+ sf overall,
3 bed and 2 bath minimum.
More Square Footage PREFERRED as well as additional bathrooms or bedrooms.
Financing
Cash deals are most typical.
Purchase considered at MAX 70% of ARV minus repairs and conversion costs.
Creative financing can be a plus if priced right - considered on a deal-by-deal basis.
Purchase Price
Small multifamily (2-4 units): $200k to $350k.
Single family: $125k to $240k.
Universal Criteria
100K+ county population, built 1960 or later OR updated systems, no high-crime or declining areas, population growth average 0.8% or higher.
Ideal Property
Attached garage, additional bathrooms, larger square footage, and proximity to multiple transit stops and employment hubs all increase deal appeal.
Not Sure If It Qualifies?
Submit it anyway. If it does not fit our co-living criteria exactly but the numbers are strong, we will review it and let you know where it stands.
SECONDARY FOCUS
Cash Deals and Flips
In addition to co-living acquisitions, we actively pursue fix-and-flip opportunities in select markets. These deals are evaluated on fundamentals and exit strategy. If your deal fits the criteria below, bring it to us.
Markets
Atlanta, GA, Savannah, GA, and North Dakota are our primary flip markets. Strong deals in other markets are considered case by case and matched to our buyer network where applicable.
Total Cost
Must be under 70% of ARV including purchase price and renovation budget combined.
Purchase Price
Georgia markets: $125k to $300k.
North Dakota markets: $100k to $200k.
Population Areas
100K+ population metro areas preferred.
Neighborhood
C-class neighborhoods and up.
Condition
Most conditions, including foundation issues.
Not a Fit for Us?
It Might Be a Fit for Our Buyers.
We maintain an active buyer list of flippers, investors, and end buyers looking for deals across the country. If your property does not fit our acquisition criteria, submit it anyway. We will review it against our buyer network and connect you with the right buyer if there is a match. You still get a response. Your deal still has a chance to close.
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