Tier 1
Hands-Off Capital
For investors who want real estate profits without building the acquisitions, rehab, and exit machine themselves.
This is for you if...
• You have capital but do not want to run the day-to-day operation yourself
• You want vetted opportunities, not random deal flow
• You value execution, speed, and clear accountability
• You want a partner who can source, manage, and exit deals under one roof
How Tier 1 is structured
Platform Subscription
$1,699/month
Access to 2 to 3 screened opportunities per month. This keeps sourcing and pipeline work active even if a deal does not close.
Acquisition Fee
2-3% of Purchase Price
Paid at closing. Covers sourcing, underwriting, and acquisition support.
Service Fees During Execution
- GC Markup: 15% of rehab budget
- Project Management: 5-10% of rehab budget
- Buyer Agent Commission: 100% to us (paid at sale)
Profit Participation
35% of Net Profit (Minimum)
Paid at sale and aligned to deal performance.
Sample deal economics
Illustration based on a 4-month project with conservative assumptions
Estimated Southern Cities participation
What We Handle (100%)
Deal Sourcing
Finding off-market opportunities below market value
Analysis & Underwriting
Full ROI modeling, ARV estimates, rehab scoping
Offer Negotiation
Creative deal structures, favorable terms
Closing Management
All paperwork, inspections, financing coordination
Construction Oversight
GC management, budget control, quality assurance
Exit Strategy
Buyer sourcing, listing, sale negotiation
Your Role
- •Deploy capital for deal purchases and rehab
- •Review deal opportunities (no analysis needed)
- •Final approval on each deal (simple yes/no)
- •Receive monthly updates and profit distributions
Questions
Are deals guaranteed?
No. We promise solid opportunities based on your criteria, not guaranteed returns. Market conditions and execution matter.
What if a deal falls through?
You still pay the $1,699/month subscription. This covers our sourcing work and keeps the pipeline flowing with new opportunities.
How many deals can I do simultaneously?
Unlimited. The $1,699/month gives you access to 2-3 opportunities per month. You can pursue multiple deals at once.
Minimum capital required?
Typically $250k available (to cover purchase + rehab + holding on average deals). We can discuss custom arrangements.
Can I do JV deals instead?
Yes. If you prefer we co-invest, we can structure as 50/50 partnership instead of this model. Contact us to discuss.