Mentorship Program

Dear Real Estate Professional,

Thank you for your interest in learning about our investing and mentorship programs in San Antonio, Texas! We work closely with a highly successful residential real estate investor in San Antonio named John Majalca. We have been partnered with him for the last year, helping him to expand his business around the United States.

We decided to offer this program after being contacted by new investors that lack the cash to invest. To invest with cash, you need cash! So, you can start building cash by helping us find cash investors.

Please review the materials below and everything on this site to learn about what we do. Then contact us.

Who Is John Majalca?

John is an immensely successful real estate investor and agent in San Antonio. He has worked in San Antonio since 2002. The focus of his real estate business is affordable residential real estate, buy and hold, cash real estate investing.
Where Does TexasCashFlow.com come into this?

Most of his success to date has been face to face and by word of mouth in San Antonio. But now we are having success in reaching cash buyers online, which is the purpose of the website (and what you are doing for us!).

So What’s John’s System?

Simple. John buys a wholesale affordable home in certain areas of San Antonio. Then, he does 5-20k of rehab in 21-45 days. Then he finds a qualified owner finance buyer in San Antonio and sells it to that person for about $89,900. This owner finance buyer has a good job, cash but no or poor credit.

John’s partners very carefully qualify these buyers – income, job, background, credit, documented income is required.
So, we sell these wholesale properties to investors, and then we put owner finance buyers for that investor into each house.

The advantages for the investor are simple:
• 10-13% ROI
• No repairs, maintenance or property management costs
• $3000-$5000 down from the buyer
• Cash flow, cash flow cash flow!

Most residential investors either rehab and rent, or rehab and flip properties. Both strategies work, but this owner finance model is very, very lucrative and simple.

The bottom line for the investor is: Buy the house for $50,000, owner finance for $89,000, no repairs, 15%+ cap rate. This is the easiest way to summarize this investment strategy for potential investors. Use it regularly in your pitch!
What Do We Want You to Do?

Find potential cash buyers! Talk to whoever you know in person, on the phone. Go to real estate meetings, talk to your neighbors, relatives. Get creative – wear a chicken suit and parade down Main Street. Well that’s up to you. But the point is, be creative!

Find people with cash that are interested in making a high return with low risk and no repairs. We are looking for people who buy in CASH. If they want, they can find their own financing so they only have to pay about 50% of the deal in cash. But one way or another, we need to get a check for the full price of the home.

Talk to these people for 15 min or so about this very lucrative buy and hold opportunity. If they show clear interest, send us their contact information and we’ll take it from there. John will talk to them and hopefully close one or more deals with them.

If they don’t seem terribly interested or keep asking for endless information, just collect their contact information and send it to us anyway. We’ll keep them on our buyer’s list and keep sending them property in the future. They might buy later.

How Do I Sell This Idea?

After much trial and error, we find this type of approach works:

‘I work with a successful investor in San Antonio named John Majalca. His focus is on affordable homes. He buys a house for $50,000, does not repair it, then owner finances it at $90,000 to a carefully selected buyer. The investor gets 15%+ cap rate, no repairs or maintenance, and long term cash flow.’

Now after that intro, you will get a LOT of questions . Refer to the FAQ at the end of this document. Get to know that information by heart.

Above all else, emphasize the financial return, the lack of repairs/maintenance, and John’s long term track record of success (12 years). He is an institution of sorts in San Antonio, highly respected, and he knows the city very well. He knows where to buy and not to buy. Refer them to the site so they can see current properties for sale.

At the end of the call, if it’s a serious buyer, tell them John will get in touch with them. Send them our introductory email (which I have already sent you), and then send us their contact information.

We recommend you use an Excel spreadsheet to collect this information on each prospect: name, location, phone, email, and any info you have about them (what they do, what they want to buy etc). Send us that spreadsheet weekly. Also, please note if that person is a SERIOUS cash buyer or simply a tire kicker or information hound.

Where Do I Find Cash Buyers?

Everywhere. We personally use Linkedin and Craig’s List and other online means. But you don’t have to do what we do. Go to business and real estate meetings, talk to neighbors, talk to co-workers. Talk to relatives, people on the street. Your doctor and dentist. You name it. Get creative!

How Do I Get Paid?

This is where it gets good. Every property that your investor buys (which means closed, money hits our account, contract signed), you are paid a referral fee through online Chase Quickpay. You set it to go straight to your bank account. This ranges usually from $500-1000.

Note: Every property they buy – from now until forever – you get paid on. And, any investor they bring to the table who buys, you ALSO get paid on their purchases. Over time, this can and will get lucrative. If you keep at it.

I personally have been paid five times from ONE email contact. She bought three, and then referred us to two others who have bought two. So I made about $4500 from one single contact! Not bad!

There is no charge for mentoring.

Important Tips We Have Learned the Hard Way!

People will ask lots of questions, including most of these below. Answer them, spending about 15-30 minutes, typically. But if they keep wanting information, they probably will not buy.

Serious cash buyers with an open mind will respond favorably to this opportunity, and they will buy fairly quickly, within a month or less. People who aren’t serious or are serial skeptics will just keep asking questions. Again, get their information and send them to us. We’ll keep them on the list. But they probably won’t buy anytime soon (you’ll get paid if they ever do though).

Don’t try to convince everyone, because you won’t. It’s a waste of time. Collect their contact information and move on to the next prospect. Focus like a laser on finding open minded investors with cash. Because they are out there. And when they buy, watch out! They buy a lot! And they tell their friends!

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Additional Background Content About Our Under Market Value Investment Properties in San Antonio TX:

This is a piece that I wrote for our own blog a few months ago. For my first blog for Bigger Pockets, I would do an introductory piece on how owner financing wholesale property can be a fantastic buy and hold opportunity, if you know what you are doing and where to buy.

How A Distressed House in San Antonio TX Nets 17.6% Cap Rate With No Repair Costs

This house at 605 West Hollywood in San Antonio TX may not look like much. But it has several things going for it. It is in the neighborhood called Beacon Hill, which is about one mile from downtown and is rapidly appreciating. Many young professionals and young families are moving into this area. Rents and property values are going up quickly.
And second, and this is where our model departs from most other wholesalers: This house was owner financed to a carefully qualified buyer.
When you put these two factors together, this average looking property turns into quite a cash flowing machine.
ImpactInvestingTexas purchased this home for $51,000 cash. Then, we used our marketing program throughout the city of San Antonio to find a qualified buyer with a good job and cash, but poor credit. We were able to find a good couple who actually are investors themselves. They have renovated and lived in properties before.
Their only problem is a judgment on their credit. Once that is removed, they should be able to refinance the property and buy out ImpactInvestingTexas. That may happen in 3-5 years. So in that way, owner financing has one downside that we see – eventually the buyer will pay the property off. However, we only paid $51,000 for the house, and the pay off price will be nearly $80,000….so we can live with the pay off, esp. as we are getting 10% annual interest on our payments.
But in the meantime, this is an excellent cash flow property. Bought for $51,000 cash, our firm receives a payment of $850 per month from the buyer we financed. We pay taxes of $1200 per year. Our net cash flow on this property is $750 per month, or $9000 per year. Thus, the capitalization rate on the property is…..17.6%. This is a typical return on these types of properties in San Antonio.
The bonus for our firm of course is that we are owner financing the property. So, we do not put a DIME of money into rehab, repairs or maintenance. The owner finance buyer does that.
This is a truly lucrative and safe way to invest in San Antonio. Have you ever tried to do owner financing in your city? What were your experiences? We look forward to your thoughts! Give us a call at 210 865 0742 if you have questions, or check our website http://www.impactinvestingtexas.com.

Thank you for your interest in San Antonio TX investment properties. Our investment focus is buy and hold of distressed, affordable homes. The strategy is simple:
This is how my partner retired himself at 28 in San Antonio TX. You don’t have to live here to invest – great buy and hold/no maintenance strategy:
-Find an affordable home in a solid, blue collar neighborhood (we know where to buy).
-Buy the home for approximately $55,000.
-Do not repair or renovate property.
-Qualify an owner finance ‘buyer’ for the property with job/income. That person repairs it.
-Owner finance it for approximately $89,000.
-Enjoy 15%+ cap rate returns annually with only tax/ins for expenses.
Those are the basics of our strategy. Here is a current deal:

Address: 806 W Glenn Ave, San Antonio, TX 78225-1516
Year Built: 1942
Description: 3 beds, 2 bath, 1 car garage, 1485 sqft, lot size: .14 acres
Cash Price for Investors: $56,000
Price for Owner Finance Buyers: $5000 down $895 per month, 30 year note, 10% interest, final price: $89,900.
Please contact me with comments and questions. All properties are listed at http://www.impactinvestingtexas.com/property-1.php. Thank you!
Joseph Pickett
(210) 865-0742

Why You Should Invest in Affordable Housing in San Antonio, TX
We work in affordable single family homes in San Antonio, Texas. Real estate is very inexpensive here, and it presents highly lucrative real estate investing opportunities.
What We Do
We buy a house for $40-$50,000 – cash. Condition is not important; location is. We buy in solid working class neighborhoods only. We then owner finance by land contract at 10% per year to a buyer we qualify – a blue collar worker usually with a good job and cash, but no credit. We do not renovate the property at all.
Why Buy One of These Houses? High Return
Example: 8110 Somerset Rd. San Antonio, TX 78211-3848, 3 beds/2bath, 1026 sq ft feels larger, Built: 1956, Subdivision: Palo Alto. Owner finance buyer puts 5K down, pays $950 monthly PI/TI, 30 years amortization 10% interest, Price: 99K. Cash wholesale price: 54K
Expenses: $3000 per year (taxes and insurance) – Annual profit to you –$8400 or 15.5%.
Why Else Should You Buy a House in San Antonio?
Other benefits of buying one of these properties in San Antonio:
• Lucrative. 15-20% annual profits are typical. Example: Buy wholesale $40,000 cash – owner financed at approx. $80,000. You receive from owner finance buyer $800 per month @ 30 years, w/$5000 down. Annual revenues are $9600 a year – $1200 insurance and $1500 property taxes = $6900 (17% annual return) revenue per year X 30 years = $207,000.
• Own appreciating asset. You not only earn 6-7 times your money – you also own a house in cash that appreciates in all markets.
• NO REPAIRS or REHABS. You do not spend a dime to fix up the property – your buyer does it.
• We find you a buyer. When you buy a house, we will find you an owner finance buyer.
• No renters, perfect for out of state investors – you have a buyer who provides you with long term cash flow. All you do is take the electronic payment every month – nothing else.
• Extraordinary demand. Our proximity to the border means we have a massive population of cash only/no credit potential buyers. Demand for our product is always high.
• Demand soars in a downturn – My partner thrived in the 2008 crash.
• Sell the note for a profit. You also can sell the note on the house in a year or two if you wish. These homes don’t really decrease in value, and only increase in value in a downturn.
For Investors Who Do Not Want to Hold the Note
We are seeking to borrow private capital to buy more of these types of homes. We pay 10`-11% interest per year, secured by the property(ies) in a land trust. Term is negotiable up to 5 years. If you bring us an investor, you will be paid a referral fee of up to 5% of the amount invested with us. For more information, please contact me.
Sincerely,
Joseph Pickett
210 865 0742, jmpickett@gmail.com

Citiwide Alliance Realty
1333 W. Campbell Rd. #107, Richardson, TX 75080
Toll-Free: 877-869-2980Faz: 877-862-4189

Impact Investing in San Antonio Real Estate with Strong ROI
Investments Secured by San Antonio Real Estate
My real estate investor partner revitalizes south side San Antonio communities, by purchasing value priced homes in these areas for cash only. He currently is raising $100 million in private capital to purchase large numbers of these homes to revitalize neighborhoods.
He offers strong annual rates on private capital investments (6-10% negotiable), backed and secured by San Antonio real estate.
Help the disadvantaged enjoy the dream of home ownership. Revitalize communities. Make a strong social impact with your real estate-secured investment.
And with strong return on investment.
Please contact me for details. Thank you.
Joseph Pickett
Real Estate Investor
(210) 865-0742
Citiwide Alliance Real Estate Investing
jmpickett@gmail.com

Linked In:
Impact Investing in San Antonio Real Estate w/Strong ROI

My real estate investor partner revitalizes south side San Antonio communities, by purchasing value priced homes in these areas. He currently is raising $100 million in private capital to purchase large numbers of these homes to revitalize neighborhoods and eventually resell them. He offers strong ROI on private capital investments, backed and secured by San Antonio real estate. Help the disadvantaged enjoy the dream of home ownership, revitalize communities, and make a strong ROI backed by real estate. Please contact me for details. Thanks.

For investing money in houses:
I have a successful real estate investor mentor in San Antonio. He buys low income single family homes with private money to revitalize the south side. For a $10,000 investment, he offers:
• Investment secured by San Antonio real estate
• Floor of 2 points above prime
• Rate is negotiable – he sometimes pays 8-9%
• Balloon payment typically in 6 months
• Regular monthly electronic payments to your account
For more information, please contact Joseph Pickett at 210-865-0742, or jmpickett@gmail.com.

For buying houses:
I have a successful real estate investor mentor in San Antonio. He buys low income single family homes with private money to revitalize the south side. For a $30,000-$50,000 investment to purchase one of his houses, you get:
• Investment secured by San Antonio real estate
• 10% interest per year
• $5000 down payment from a qualified rent to own buyer
• $800-900 per month payment from a qualified rent to own buyer
• 30 year amortization
• Double your money in 4-5 years, and own an appreciating real estate asset
• Homes in this end of the market INCREASE in value in a real estate crash
For more information, please contact John Majalca at (210)365-0572, or email johnmajalca@gmail.com. Please tell them you were referred by Joseph Pickett. Thank you.

Impact Investing in San Antonio Real Estate w/Strong ROI
My real estate investor partner revitalizes south side San Antonio communities, by purchasing value priced homes in these areas. He currently is raising $100 million in private capital to purchase large numbers of these homes to revitalize neighborhoods and eventually resell them.
He offers strong ROI on private capital investments, backed and secured by San Antonio real estate. Help the disadvantaged enjoy the dream of home ownership, revitalize communities, and make a strong ROI backed by real estate. Please contact me for details. Thank you.

We Buy Houses For Cash in San Antonio – Attractive Rates for Private Investors
Investments Secured by San Antonio Real Estate
Our real estate investing company buys working class, single family homes for $30,000-$50,000 cash – with private money.
We are the ‘bank.’ These homes are purchased from us by rent-to-own, qualified working class people. They are plumbers, electricians, roofers, landscapers, cooks, and mechanics. They have money but no credit. They pay everything with cash.
We raise private investor capital to fund these transactions. For $10,000, we offer:
• Investment secured and guaranteed by San Antonio real estate
• Floor rate of return: 2 points above prime
• Rate is highly negotiable – up to 10%
• Balloon payment in 6 months to 5 years – negotiable
• Regular monthly electronic payments to your account
• These homes appreciate in value in a real estate market crash
• Qualified buyers with jobs and cash
• Help working class people to afford a home, and revitalize low income neighborhoods
• 100% investment security with cash-only real estate properties
For more information, please contact me. I will put you in touch with our real estate investor partner. Thank you.
Joseph Pickett
Real Estate Investor
(210) 865-0742
Citiwide Alliance Real Estate Investing
jmpickett@gmail.com

Real Estate-Secured Investment Opportunity in San Antonio, Texas
I have partnered with a successful San Antonio real estate investor. We buy working class single family homes – cash – with private money to revitalize the south side.
These homes are purchased, rent to own, from us by qualified working class people. They are plumbers, electricians, roofers, landscapers, cooks, and mechanics. They have money but no credit. They pay everything with cash.
For a $10,000 investment, we offer:
• Investment secured and guaranteed by San Antonio real estate
• Floor rate of return: 2 points above prime
• Rate is highly negotiable – up to 10%
• Balloon payment in 6 months to 5 years – negotiable
• Regular monthly electronic payments to your account
• These homes appreciate in value in a real estate market crash
• Qualified rent to own buyers with jobs and cash
• Help working class people to afford the dream of home ownership, and revitalize low income neighborhoods in south Texas
For more information, please contact me, and I will put you in touch with our real estate investor partner. Thank you.

Dear Investor,
I recently created the Real Estate Investing Brainstorm Linkedin group. In this unique real estate forum, we’ll discuss owner financing, distressed properties, no maintenance investing – and many other topics related to unorthodox and profitable real estate investments.
JOIN NOW!
Group bonus – You receive $1000 INSTANT DISCOUNT on any property purchased on our website.
Some of the unusual real estate investing issues we’ll consider in this new group:
• Why can owner financing houses be more attractive than renting?
• What are the advantages of holding the note on a property?
• Why buy properties with cash instead of financing?
• Why purchase affordable homes under $80,000?
• Why invest in notes? How to do it?
• How can I invest to help the community as well as make money (philanthropic investing)?
• Should you invest for cash flow and not appreciation?
• How to buy properties under market value?
• How to comply with Dodd Frank underwriting rules?
Plus, consider these group benefits you’ll find only in Real Estate Investing Brainstorm:
• Instant $1,000 discount on any investment property purchase from our site www.impactinvestingtexas.com
• One exclusive monthly webinar on non-traditional real estate topics – from owner finance to note investing from industry experts.
• Unique mentoring program for building wealth with affordable homes, where experts teach you how to make 10%+ ROI with no maintenance.
• You’ll also learn tips and strategies to expand your cash flow potential in non-traditional real estate investing.
Sound interesting? I hope so! I would like to invite you to participate in our discussions, ask questions and share your brainstorms about non-traditional real estate investing – right now. And it’s completely free!