SOLD – 905 Green St, Poth, TX 78147

Out of state investment property investors, this San Antonio investment property offers 15% ROI with no repairs after you do the rehab.


    • Address: 905 Green St, Poth, TX 78147
    • Year Built: 1956
    • Description: Excellent cash flow opportunity San Antonio investment property, booming San Antonio Suburb Market, extra clean community, very popular location southeast of San Antonio, 3 beds, 1 bath, 1274 sqft, large lot: .17 acres, estimated repairs: 20K, paint in/out, new HVAC, update plumbing/electrical up to code, flooring.
    • Max After Repair Value: $89,000.
    • Cash Price: $39,000 firm.
    • Exit Strategy: Owner Finance with 20K repairs: 5-10k down, $900.00 monthly P/I, 30 year amortization, 10% interest, Price: 89K; or resell to cash investor after rehab.
    • Additional Costs: $1500 commission to me on wholesale, $2000 in closing costs, $1500 commission to me on resale, $2000 in closing costs on resale (taken out of $5000 down payment from buyer).
    • Profit Year 1 on Buy Hold : 13.6% ROI
    • Profit Subsequent Years on Buy Hold: 15.1% ROI
    • Profit on Cash Resale: $20,000 to $24,000
    • Contact us for more information or to make offer.
    • Sold and Rental Comps: sold comps 905 Green St rental comps 905 Green St
    • Why You Should Believe My Numbers

More Pictures:

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Investors, you will never see a San Francisco investment property, Los Angeles or a Seattle investment property at this price point and rate of return!

$41,000 ‘Junk’ House Now Makes Out of State Investor 14.6% ROI

It has been a very busy 2016 in our under market value investment property business in San Antonio TX! The housing market and economy here in South Texas is strong, even with the cheap oil prices.

We have just rehabbed and resold another of our out of state property investor’s distressed houses that I wanted to share with you.  This was another of those ‘junk houses’ that so many investors pass by but I always buy.

Note: I like to lovingly refer to my properties as ‘junk houses.’ I love that most investors see them as ‘junk’ and run away from them. I have made millions off of ‘junk houses’ that other investors are scared of.

The smart investor just has to look beyond the exterior ugliness and see the potential of the house and the neighborhood.

These San Antonio investment properties are a bit run down, but are in up and coming neighborhoods where there is a great deal of revitalization occurring. All they need is some rehab and they can be resold with owner financing to a hard working, blue collar family.

The under market value investment property address is 166 North San Horacio, 78207. Here are the before images of this distressed property:


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This below market value investment property is on a large lot for this part of west San Antonio with large mature trees in the front yard.

I sold this San Antonio investment property to a San Francisco investment property investor for $41,000. We then performed $10,000 of rehab on the property, which included paint in and out, minor foundation work, bathroom touch up, plumbing and electrical work, and new light fixtures.

Note that this is a seller financed property, not a rental property.

After rehab pictures:



The rehab was completed in December 2015. We got an owner finance contract on this under market value investment property in February 2016 for the following terms:

  • $76,000 price
  • $5000 down payment
  • $622 per month
  • 30 year note
  • 10% interest
  • Total ROI: 14.6%
  • Note can be resold after 1 year

This under market value investment property cost the San Francisco investment property investor $51,000 total and has an annual ROI of 14.6% – without any maintenance or repairs.

This is the type of real estate cash flow that you can make with out of state investment property in San Antonio TX! Most of my investors used to buy California investment property, San Francisco investment property, Los Angeles investment property, or San Diego investment property, and now they only buy here 🙂

Looking for Real Estate Cash Flow in Under Market Value Property in Seattle? Good Luck!

Many home buyers and under market value property investors in the Seattle WA area have been looking for the last couple of years for affordable homes not too far away from downtown. But Seattle real estate is out of reach for many investors.

I have been reading that it is very tough going. According to Redfin’s Real Time Housing Market Tracker, it is very difficult to find under market value investment property in and around Seattle. In fact, you will have a hard time buying anything under market value within 50 miles of the city.

Redfin reported last year that Seattle actually pulled even with housing-starved San Francisco for the first time in history. Also, Seattle was reported to have the lowest home inventory ever, making it hard to find affordable Seattle investment property.

The nationwide view for housing generally was better in 2015, with prices going up an average of 10% overall. Only 18% of houses were sold above market value around the US.

But in Seattle….ouch. Last March, the median sales price in Seattle was $380,000. This was an 11% rise from the year before. The Seattle cash buyer does not know where to go for cash flow!

If you are an under market property Seattle investor, you are going to have a very difficult time producing passive cash flow a Seattle investment property.

Welcome To Texas, New Seattle Out of State Investment Property Investors!

I sold this ‘junk’ house for $25k, rehabbed it for 27k, and resold it for a 12% ROI for the investor in just one month. It sold for $89,900.

This year, I have actually picked up two near out of state property investors from the Seattle area looking for real estate cash flow. As it turns out, both of them were having an impossible time finding affordable properties that could generate  cash flow.

As is often the case, these out of state investors have good jobs that make them $200,000 or more per year, but they must work 50 hours or more per week, and travel for 1/4 of the year or more. They want passive cash flow on below market value property, and that is what I do in San Antonio TX.

Usually, when a new investor comes in from out of state, such as California or Washington, I will put them into a nicer under market value property in a hot area. North of downtown San Antonio in 78201 is especially hot. Lots of young professionals are moving in there as it is so near downtown and all of the nightlife and tourist activities.

In many cases, I resell these below market value houses after rehab of 10-25k in days or weeks for 12%+ real estate cash flow. Here’s a great San Antonio investment property:


edison front

    • Address: 2229 W Hermosa Dr.  San Antonio, TX 78201
    • Year Built: 1948
    • Description: Under market value property sale in hot north of downtown neighborhood, 2 beds 1 bath, 769 sqft, built: 1948, lot size: .14 acres yearly taxes: $1,200.00, estimated yearly insurance: $800.00, estimated repairs on this distressed sale: 35K, includes new HVAC, converting to 3 BR, updated kitchen, flooring, paint in/out, exterior skirt, roof, room addition, appliances, paint out door storage exterior, trash, lawn maintenance.
    • Max After Repair Value: $129,000.00 with owner financing, comps are for 3/1.
    • Cash Price: $69,900 firm.
    • Exit Strategy: Owner finance this out of state investment property with positive cash flow with $35,000 in repairs,  $1295 per month, 10% interest rate, $5000 down, 30 year note. Or, do $15k rehab – HVAC, paint in and out, flooring, resell for $105,000, $1050 per month.

These San Antonio investment properties are reselling fast right now; in fact, I just rehabbed and resold this under market value house in a few weeks after rehab was done.

A $25,000 “Junk” Under Market Value House Success Story in San Antonio

I have made my real estate investing career in buying and selling under market value properties in San Antonio TX that most investors are afraid of.

The under market value properties for real estate cash flow that I buy are scary looking, but you just have to look beyond the exterior ugliness and see the potential of the house and the neighborhood.

I just had yet another under market value success story I wanted to share with you. My out of state investment property investor bought this ‘junk’ house for $25,000 in November:


It had sat empty for years and was part of an estate sale. Now this house was ugly, no question about it. But it is located in an up and coming neighborhood in 78207, where the city of San Antonio has spent millions of dollars putting in running trails, parks, shopping plazas, green space and so on. This ‘junk’ house is only 2 miles from downtown and all the tourist attractions of the city.

Yet this under market value house sat for months and no investor wanted it. I grabbed it and now my investor has excellent real estate cash flow.

Right next door to this ‘junk’ house were these owner occupied homes:

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Those houses right next door are worth more than $100,000, but no one wants my under market value ‘junk’ house because it’s temporarily ugly:


The conventional investor cannot see past the ugliness, but I saw the potential here because of the neighborhood revitalization and the nice houses around it.

So, I sold this house for $25,000 to an out of state investment property investor who did $20,000 in rehab (which I did for him in 30 days), which included:

  • Electrical update
  • New flooring (float new floor over that minor foundation issue after it’s repaired)
  • Clean out
  • Update bath and kitchen with tile and granite
  • New light fixtures
  • Paint in and out
  • Finish second bedroom

Below are the after rehab pics:


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The ARV on this below market value property is $65,000. We just finished the rehab in the middle of January 2016. And guess what? By early February, we already had an owner finance buyer for it: $5000 down, $650 per month, $65,000 final price, 10% interest, 30 year note.

The house was on the market for less than a month. So on a $45,000 investment, the out of state property investor will earn about 12% ROI with no more repairs because we owner financed the house.

This is the kind of under market value investing I do – I buy ‘junk’ houses that other investors reject and turn them into little gold mines with steady, no maintenance real estate cash flow.

$25,000 Under Market Value Property – San Antonio TX 12% ROI

One of the best ways to make passive income in real estate investing is under market value properties. Every one of the houses that I buy in San Antonio TX are at least 20% under market value. By buying a property that is under market value, you always know that you will be well protected if there is a downturn in the market while you are working on the wholesale property.

Most of my below market value houses in San Antonio TX might be called ‘junk houses,’ but there are three things you should understand:

  • I owner finance my houses to mostly blue collar Hispanic contractors, who greatly value the opportunity to own their own home without any banks involved.
  • There are 500,000 or more blue collar Hispanic workers living in the communities I buy under market value properties. There always is a strong market for owner financing these distressed homes.
  • These under market value investment properties can easily produce an investment return of 11-12% without any maintenance. In some cases, these below market value investment properties can be sold without any repairs at all; I just sold a distressed, $25,000 house this week to a blue collar worker for $45,000, $5000 down.

In short, these below market value investment properties in San Antonio, Texas are an excellent source of cash flow that have made me wealthy. Here is a nice $25,000 wholesale property that will make at least 12% ROI if rehab is done. I also can market it with a quick $2000 clean up and the ROI could be 14% or more:


  • Address: 228 Yucca, San Antonio, Texas 78207
  • Year Built: 1950
  • Description: Booming San Antonio Market, very popular location west of downtown, this is a 2/1 that has a lot of potential, perfect for a young family. This is a great location and wholesale property, only a few minutes west of downtown and the Riverwalk. Property sits on a beautiful large lot, plenty of room for growth or a wonderful playground and garden.
  • Max After Repair Value: $89,900
  • Cash Price: $25,000 firm.
  • Exit Strategy: Owner Finance with 35K repairs: 5-10k down, $895 monthly P/I, 30 year amortization, 10% interest, Price: 89.9K, can sell note after 1 year; or rent: $900 monthly with 38K in repairs.
  • Notes: We recommend that you owner finance this house because you will have no maintenance expenses.

Should I Invest in the Stock Market or Real Estate?

To invest in the stock market or real estate? Many people are asking themselves that question right now as their stock portfolios take a beating. I have been on both sides of this and have a strong opinion.

In the last 20 years, I have invested in under market value real estate as well as the stock market. I have reached a firm conclusion: Investors generally speaking are better off to invest in real estate over the stock market.

Even though I have done well at times when the stock market increased in value in the early 2000s, I have been able to make much more steady passive income from investing in below market value properties.

Conventional thinking investors think that if we invest sufficient cash into the stock market, they will be able to stop working with little risk. The big problem that most people have is how many years it takes to invest and the big ups and downs of the stock market.

Invest in the Stock Market or Real Estate? 

Given the low interest rates we have seen for the last eight years, many older people are far more invested in stocks than they ever thought they would be. This is understandable as they need to grow their portfolio so they do not run out of money. But there is a lot more risk by investing in stocks rather than bonds.

With under market value real estate, you can stop working much earlier and safer than the stock market, if you do it right. Take me: I started out in 2001 with $40,000 of college debt and was financially retired in real estate by 2007 with $20,000 per month in passive income from investment properties. I did invest in the stock market early on and made nearly $100,000; of course I lost half of it in the stock market dive after 9/11. That is when I started to look at investing in under market value real estate in San Antonio.

Investing in real estate instead of the stock market has many advantages:

  • Leveraging your money, if you decide to get mortgages and rent out the property (this is not what I do, but many do so)
  • Long term, steady cash flow- every one of my under market value properties produces $600-900 per month of steady cash flow without repairs.
  • Tax breaks – rental property owners enjoy many tax write offs and depreciation write offs.
  • If you know what you’re doing (or working with an expert), you can buy under market value properties in real estate and make 10% a year or more, year after year.

It Is Tough to Retire Reliably By Investing in the Stock Market

The US government and most traditional investing models tell us to invest in stocks and mutual funds. Over time, the stock market generally goes up in value. I learned this the same as everyone else and I first invested in the stock market when I graduated from Northeastern University 16 years ago.

I quickly got frustrated with this because I found that while I had years where I made 15% per year, I also had terrible years, such as right after 9/11, when I was negative growth and lost 10s of thousands of dollars.

I also ran the numbers in retirement calculators and was amazed at how long and how much I would be investing before I could ever stop working.

Even worse, I was just spitballing when I would die, and I also had to take a guess at what my investment return would be. If I lived longer than I thought or didn’t get the return I thought, I’d run out of money!

Then I Discovered How Real Estate Investing Is Better Than the Stock Market

I have been investing in below market value property since 2001. After I lost 50% of my net worth in the stock market after 9/11, I left Boston (where I went to college) and came home to TX. I soon discovered something amazing: I could buy houses under market value in San Antonio by 30% or more. With some rehab, I could rent them out or owner finance them and make a steady 10% per year, or even 15% in some cases.

Investing in Real Estate Provides Cashflow!

When you buy your under market value properties, look at how much passive income they produces. I see at least $600 per month of cash flow on my deals. I buy my houses in cash and owner finance them at 10% so I have no repair costs. I prefer investing with owner financing than renting so I have more cash flow and no maintenance.

The cash flow from my under market value properties continues year after year. I only hold the note on the property, so I never have to be a landlord. Once you have enough of these houses, you can retire. I actually did ‘financially retire’ at 28 once I had $20,000 per month in cash flow.

Now, some stock market investments will generate cash flow, but rarely are dividends going to give you a steady 10-15% annual return. You might see a 15% return on your stocks, but that is just on paper and you will see no cash gain until you sell. Meanwhile, I am getting steady cash flow every year from my below market value houses.

If you rent out your properties, you also enjoy appreciation of the asset (all of my houses are now owner financed, though).

How I Get Great Returns in Real Estate Investing

Everything comes down to buying a house under market value. As a Texas real estate agent with 15 years of experience, I am very skilled at finding these houses and negotiating a price that provides me or my investor with at least a 10% annual return. Many of these below market value houses are REOs, short sales or estate sales. The seller may want to get rid of it and just recover some cash.

I buy my houses at least 20% under market value. So if I buy a $50,000 house, I have to see at least $10,000 in equity when I close.

Note that it does cost more to buy and sell houses than it does to sell your stock. But if you are smart and buy under market value, you will more than make up for that.

Rental Properties Have Major Tax Advantages

I no longer rent out my properties, but no doubt, many of my investors do rent them out and enjoy great tax benefits. Under market value properties may be depreciated, so the cost of the house, repairs and any improvements can over time be depreciated. According to the IRS, you can deduct your depreciated value of the house from your yearly taxes over 26.5 yrs. If the house is $100k, you could deduct about $3700 from your income each year, which would save you about $1000 per year in taxes.

One Downside of Rental Properties

They require management and repairs. You cannot just buy a rental property and forget about it, like a stock share. But with my system of owner financing, I can pretty much buy the house and get a buyer in there, and it pays me monthly cash flow, even better than a stock.

My Rate of Return Over 15 Years Beats the Stock Market

I own more than 50 owner financed properties in San Antonio TX, and over 15 years, I have made over 13% on average from all of my properties, ranging from $500 to $900 per month in pure cash flow without any repairs.

From 1950 until 2009, the stock market returned an average of 7%, and that mostly is on paper, so you have to sell to realize the gain. Meanwhile, I make 10 to 15% per year on my under market value, owner financed properties in San Antonio.

Also, the stock market has very bad years, such as 2001 and 2002, when the stock market dropped 10% to 20% per year. If you were on the cusp of retiring those years and lost 50% of your net worth, you were out of luck. I know people in that situation. And I was making 13% per year or so at that time on my houses. Demand for my under market value properties only goes up in a downturn, too.

If I would have to invest more than $500,000 per year at 7% interest in a tax deferred account to generate the cash flow that I have in under market value real estate. I would have to continue to invest that every year. I have more than $40,000 in cash flow coming in every month right now from my properties without investing a dime more.

So, when you think to invest in real estate or the stock market, I think the conclusion is pretty clear – investing in under market value real estate makes a lot of sense long term, due to the rate of return and the passive cash flow – especially if you owner finance the properties.



Five Big Mistakes To Avoid When Investing in Under Market Value Property

Investing in under market value properties wisely can bring you passive income year after year. It’s such an attractive notion that many real estate investors end up getting overeager and jump into real estate investing too quickly without enough thought, and they make big mistakes.

I see a lot of new real estate investors make major mistakes especially when the market gets hot, such as it is now in San Antonio TX where I invest in below market value properties. New investors jump in when things are ‘hot’ and they make a lot of errors, and many get out quickly.

I have made millions of dollars in under market value property in San Antonio TX, but there are lots of mistakes rookies can make.

Here are some of the biggest mistakes I see real estate investors making when investing in under market value properties:

#1 Listening to Someone Who Has Never Invested in Under Market Value Property

There are plenty of people out there who have never invested outside of their 401k and will tell you how awful it is to invest in real estate. Or, if they have invested in under market value real estate, they probably made some of the errors you will see here. You should ignore people who just generally bad mouth investing in real estate. I financially retired with distressed properties in San Antonio TX at age 28, so I know investing in real estate can work!

There also are people who are actively investing in real estate who just trash the business. They must have made a lot of mistakes and are losing money. You should ignore them too.

#2 Listening to a Person Who Wants to Sell You a $30,000 Real Estate Investing Program

On the other end of the spectrum, you have people who are overly enthusiastic about investing in below market value properties. If you will only buy their expensive training program, they will show you how to make a million dollars in real estate this year. Most of those programs are taught by ‘gurus’ who do not actively invest in real estate.

In most cases, there is nothing in that $30,000 program that you cannot find out mostly for free online or from free mentors. If you must spend some money to learn the business, consider paying a local expert investor a few thousand dollars to teach you how to invest in under market value property.

I have personally spent thousands of hours learning my local market in 78207, 78210, 78201 and a few other zip codes in San Antonio. No one knows my under market value neighborhoods better than I do. It is that knowledge that allows me to find really good distressed property deals.

The key to being successful in real estate investing is learning your local market so you get good deals under market value in areas that people want to live in. You also need to be able to build an expert team of contractors, agents, investors, real estate attorney, title company, etc. That’s the key to success in real estate investing, not an expensive program.

The other option is to partner with an expert wholesale property team in your city who finds you the best under market value properties. There are plenty of good ones out there. In my case, I buy the distressed properties for cash after doing careful research on the house and the area.

Then I resell the house to an investor, do the $30,000 in repairs for them, and resell it with owner financing. This is a good strategy for the out of state property investor who does not have the time to be a landlord or to become an expert in the market.

Here’s a great example of the kind of under market value investing I do. 

#3 Buying Under Market Value Property for Appreciation

When you buy real estate and wait for it to appreciate, you aren’t really a real estate investor. You are a speculator. Now there is nothing wrong with speculating in real estate; I have bought some land outside San Antonio before and waited for it to appreciate and I did ok.

I also bought a car dealership at 1/2 price and waited a year and then resold it for a 100% profit. But buying for appreciation is not my main business. And here’s the key – I have passive income coming in from my investment properties, so I can afford to speculate.

Many under market value real estate investors will get into the business without a lot of cash and will buy a property waiting for it to appreciate in value. This is big trouble waiting to happen. That property may be producing negative cash flow, that is, costing you money every month, while you wait for it to appreciate.

I do not care if my under market value properties appreciate or not. If they do, fine, if not, fine. I still am making 12% per year on my properties without maintenance (I owner finance everything I own).

The bottom line on appreciation is you never know exactly when house values are going to go up or down. Betting the farm on that is a risk I am not interested in.

It also is not a good idea to buy a fix/flip house and hope for appreciation. The market has to keep going up in value for you to turn a profit. A ton of flippers went bankrupt in the last crash doing this.

I mostly buy and hold my investment properties in San Antonio, truly one of the best cities to invest in real estate (strong economy, cheap under market value properties, growing population). But when I do buy a flip property, I buy it 20% under market value or more so I am well protected from a downturn in the market.

#4 Underestimating Repairs on Under Market Value Property

This is one of the killers of new real estate investors – they spend too much on repairing the house. It is easy for even experts to underestimate the repairs needed on a property. I own a construction company and I usually do about $20,000 of rehab on an under market value property.

But sometimes when I get in there, I see that the foundation needs more work than I thought. Fortunately, I can afford it and I always add about $5000 or $7000 to the cost of the rehab to be safe.

New investors will very often vastly under estimate repair costs, and overpay a retail priced contracting crew for the work. There goes your profit. I’ve done nearly 1000 deals in my career with thousands of properties, so I know what a rehab is going to cost.

I also owner finance my houses to blue collar workers, so I repair the house enough to get it sold, and leave the rest of the work to the end buyer.

Remember to not over improve the house. People tend to want to make the house as nice as where they live. You do not want to make the house any nicer than houses on that street.

I do not advise new under market value property investors buy an old house on their own. The older the home, the more fixes it will need. And that old house may eat up all your profits in repair costs. You really should partner with an expert real estate investor in your city to make sure you make money on your first deals.

#5 Overpricing Your Below Market Value Property When You Sell It

A new investor often will pay too much for the house, under estimate the repairs, spend too much on the rehab, and then overprice the house when they sell it on a flip. That house could sit for months and be difficult to sell.

I am not a regular flipper as it gets harder and harder to make a profit when the market is appreciating, such as it is now in Texas. I find that I can make more money in more real estate market situations with buy and hold, owner finance.

What Are Some Pitfalls of Investing in Out of State, Under Market Value Properties?

Everyone enjoys getting a higher rate of return on their under market value property, which is why many investors look for out of state investment properties – meaning investing in lower cost markets than say, northern California.

But there is no question that there is some risk involved in investing outside of your home territory. This can get particularly dicey if you are investing in out of state investment property for appreciation. As a financially retired real estate investor in Texas, I never bought under market value properties for appreciation. Never! It is just too risky.

I always buy my below market value properties in San Antonio TX for regular, steady cash flow.

When buying out of state property, it is easy to be lured into a questionable market by low prices and promises of high rates of return. Here are some of the pitfalls you may run into when investing out of state:

  1. Your under market value wholesaler may tell you that the property can rent or owner finance for a higher monthly amount than the market supports. You should make sure that the rental and sold comps for the property support the proposed monthly payment. Note that you can eliminate most repairs on a property if you owner finance the house rather than rent it out.
  2. Under market value buyers in some out of state real estate markets are shocked to find out that they cannot sell the house as quickly as they like. Some developers in some states may restrict selling a property in the first year. I always buy under market value properties in C neighborhoods in San Antonio, so I do not have this issue.
  3. You buy an under market value property out of state and you discover that you are not allowed to lease it. Sometimes a homeowner’s association will pass a new restriction that limits leasing a property. Most of the neighborhoods I buy my below market value properties have no HOA.
  4. Extra costs for investing out of state. Other states and localities may have higher taxes and transfer fees. In Texas, we do have higher property taxes as we have no state income tax.
  5. Under market value houses in out of state markets may not appreciate as quickly as what you were promised. I never buy below market value properties for appreciation, so any appreciation is just icing on the cake for me.
  6. Property management companies may not manage your out of state investment property effectively. I always recommend that out of state investors owner finance properties when they buy them from me to eliminate property maintenance issues.
  7. Generally make certain that you do your due diligence when buying out of state investment property under market value. Do careful research on property values and price to rent ratios for the specific neighborhoods you are considering.

How You Can Earn 12% ROI on An Under Market Value Property Without Repairs

Most under market value or wholesale property investors I know buy houses with mortgages and rent them out. I used to heavily purchase under market value properties and rent them out, as well.

However, about 10 years ago, one of my real estate investing mentors pointed something critical out to me: John, you’re in San Antonio TX. You have all these blue collar workers you are renting houses to. Why not just owner finance the under market value property to them and let them do most of the repairs?

Wow, what a great idea, I thought! Most of the time, when you purchase a whole sale under market value investment property, you spend $30,000 or more doing the rehab and then you have to work to find good tenants. And we all know some of the disadvantages of rental properties:

  • Leaking roofs, electrical problems, broken hot water heaters, busted toilets.
  • Damage by tenants
  • Tenants that don’t pay and stay in the property
  • Vacancies
  • Problems with property managers, not to mention the expense

I had all of these problems at one time or another with my 200 rental properties. However, in 2008, I started to convert all of my below market value rental properties to owner financing.

Here’s how I turned my renters into owner finance buyers:

  • I sent each renter a letter asking if they wanted to buy the below market value property.
  • People who wanted to buy it had to send me all of their financial documents so that I could properly qualify them per Dodd Frank rules.
  • People who did not qualify or did not want to buy the property left when their lease was up.
  • Those who wanted to buy the property put $5000 down and agreed to my terms – 10% interest, 30 year note, $600-995 per month PITI.

Once the occupants had bought the properties, they were responsible for all of the maintenance of the under market value whole sale property. I no longer had to be a landlord! What a great deal. Pure passive income every month and no landlording.

If I ever have to foreclose on the below market value property, I’m in TX, and it’s easy to foreclose here – a non-judicial foreclosure state.

And that, my fellow under market value investors, is how you can earn 12% per year on a below market value property and never have to do repairs. That is all I do in my wholesale property business in San Antonio TX now – owner financing. Below is a perfect example of how you can earn a high ROI without maintaining the property:

This distressed property sale was completed in August 2015. The market in San Antonio TX has changed greatly in the last year. The market is booming and prices are up across the board, even in fixer upper homes.

new front
$65,000 cash price, $15,000 rehab, resold for $99,900 owner finance, $1041 per month, 7 DOM, 12.9% ROI.

Still, we have CA investors coming into our fine city and buying property investment homes and making 12-13% ROI annually, with no property maintenance.

This property was purchased by a CA cash buyer in July 2015 at 1622 Alametos St. This house is in 78201, and is north of downtown. This region is seeing rapid growth and appreciation.

The investor bought cash, and we completed $10,000 in repairs in 3 weeks:

  • $65,000 cash price
  • $1500 carpet removal and adding wood vinyl in 3 bedrooms
  • $3500 HVAC
  • $750 for third bedroom conversion.
  • $750 for dumpster – clean out
  • $1500 two tone interior paint
  • $500 update five light fixtures
  • $1500 level front bedroom
  • $1500 closing costs

Total Investment: $76,500

Repairs were complete on July 31, 2015 and property was put on MLS. By Aug. 3, we had two full owner finance, price offers as follows:

  • $1041 per month
  • 30 year note
  • 10% interest rate
  • $5000 down payment
  • $99,900 final price
  • $216/mo. taxes/insurance

Investor’s total monthly income after taxes/insurance is $825.

Final ROI: 12.9%

If you have questions about owner financing property in San Antonio (one of the best cities to invest in real estate) or anywhere else, please contact me.

Why San Antonio Is One of The Best Cities to Invest in Real Estate

I first came to San Antonio as an under market value property investor years ago. Buying inexpensive, below market value investment property has enabled me to live a great, rewarding life.  I have been able to make a good income and I continue to invest in under market value property today, which helps to revitalize San Antonio, one of the best cities to invest in real estate. In fact, I know many investors who used to buy only California investment property who now buy here.

Overall, San Antonio is one of the best cities to invest in real estate because of:

  • A rapidly growing population attracted to San Antonio and Texas low tax, pro business environment
  • Strong job growth even in down real estate markets. Even in the big downturn in 2008, San Antonio unemployment never went above 7% and now is down under 5%.
  • Diverse job base. San Antonio is not just about gas and oil. We also have a lot of manufacturing jobs, including Toyota, high tech employment and military bases.
  • Large population of hardworking blue collar workers, which drivers demand for owner finance properties and rental properties.

Coming into 2016, experts think that we will eclipse total home sales in 2015, which was 24,948, according to the San Antonio Board of Realtors.


Those three key drivers of home purchases – growth in jobs, steady mortgage prices and increasing home value, are not showing any signs of slowing in San Antonio real estate.

In fact, we actually are seeing not enough new homes being built to meet the demand. This is good news for the out of state investment property buyer – it increases demand and prices for our under market value investment properties!

I can definitely tell you that this is true about San Antonio real estate: My below market value investment properties that were $40,000 two years ago are now $60,000, and I usually sell my owner finance houses in under 60 days. Still, my many out of state investment property buyers earn 12% ROI on these under market value houses. Anyone considering, say, California investment property, would be happy with these numbers.

As of now, the median home price in San Antonio, one of the best cities to invest in real estate, is up 6.8% from 2014, but still is only $192,000. Try to buy a house for $192,000 in California!

My best guess is that property values will continue to climb in San Antonio for at least two more years. It is a great time to buy San Antonio investment properties!