Deal Criteria
What We Buy
We have a focused, repeatable buy box. If your property fits, we move quickly and close reliably.
Our Buy Box
Target Property Criteria
Property Type
Single-family residential
Bedrooms
3–4 preferred (2 considered)
Bathrooms
1–2
Square Footage
1,000–1,500 sq ft
Construction
1940s–1990s typical
Condition
Distressed or value-add
Rehab Level
Light to moderate
Occupancy
Vacant or tenant-occupied
Geography
Target Markets
We focus on the inner-ring suburbs of Cleveland, Ohio. These are neighborhoods with strong rental demand, established infrastructure, and a steady need for quality affordable housing.
Adjacent suburbs may be considered on a case-by-case basis.
Strategy
Why These Markets
The inner-ring Cleveland suburbs offer a compelling combination for long-term buy-and-hold investing: lower acquisition prices relative to rent levels, established housing stock, and a large pool of working-class tenants looking for quality, affordable homes.
We have built relationships and institutional knowledge in these specific zip codes. We know the good blocks from the challenging ones. This local focus allows us to buy with confidence and manage efficiently.
✓Situations We Consider
- ✓Properties needing cosmetic work (paint, flooring, fixtures)
- ✓Properties needing moderate mechanical updates (HVAC, electrical, plumbing)
- ✓Deferred maintenance — properties that have been neglected over time
- ✓Vacant properties — short or long-term
- ✓Tenant-occupied properties with existing leases
- ✓Properties in probate or estate situations
- ✓Properties with code violations (case by case)
- ✓Properties with motivated sellers needing a quick, certain close
✕What We Don't Buy
- ✕Multi-family properties (5+ units)
- ✕Commercial or mixed-use
- ✕Land only (no structure)
- ✕Mobile or manufactured homes
- ✕Condominiums or co-ops
- ✕Properties outside our target geography
The Process
How a Deal Works
Submit the Deal
Fill out our contact form with the property details and your asking price.
We Review
We evaluate the address, condition, and numbers. Response within 24–48 hours.
We Make an Offer
If it fits, we provide a clear written offer. No games, no lowball theater.
We Close
We work with a local title company to close on time, as agreed.
Have a Property to Submit?
If it looks like it fits our criteria, send it over. We respond to every submission.
Submit a Deal