Live workshop:

The Bank Wants 25% Down On An Apartment Building. Plenty Of Retiring Owners Would Rather Get A Check Every Month… But You Can’t Open By Asking For It. I’ll Show You How, Live!

Make A Normal Offer On Plain Bank Math First. When A Long-Time Owner Says No, The Reason Is Often The Monthly Income They Live On, And That’s Where Seller Terms Come From. It’s How I Bought 6 Of My 7 Seller-Financed Buildings…

(And No, You Don’t Need Perfect Credit, A Real Estate License Or Rich Friends To Make Your First Offer.)

The workshop starts in

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Units acquired212 Doors Since 2019
Student deals140+ Buildings Closed In 23 States
Built forFirst-Time Apartment Buyers

Here’s what I’ll show you live…

How To Buy Your First Small Apartment Building, In The Order That Works

01

Why a 5 to 30 unit building makes a better first deal than another house

It’s too small for the big funds and too big for most first-time investors, so one owner decides and you get to negotiate. I’ll show you why I’d buy a 12-unit before a single-family house.

02

How to tell if a building works in 10 minutes, on the bank’s math

Three numbers decide whether a building deserves a second look. I’ll run a real listing from an attendee’s market at 25% down and today’s rates, because good terms won’t save a building that fails the bank’s math. I learned that one the expensive way.

03

Where the long-time owners are, and why you won’t find them on Zillow

They’ve held the building for 15+ years, still manage it themselves and they’re worn out. You’ll see how to pull that list for your county in one afternoon, plus the letter that gets about 1 in 25 of them to call you back.

04

The normal offer first, and what the owner’s no tells you

Offer on the bank’s terms and the owner hears a buyer who knows what the building is worth. Then ask why it doesn’t work for them. For a lot of long-time owners the answer is the monthly income they’d lose, and that’s when you suggest they carry part of the price. It’s the order behind 6 of my 7 seller-financed buildings, including a 16-unit I bought with $38,000 down on a $1.4M price.

05

Where the rest of the money comes from, once the building is tied up

Partners come last. After the owner agrees to terms, I’ll show you how a partner or private lender you already know can cover part of what’s left, how to keep control of the deal, and what a first building still costs out of your own pocket.

06

Live Q&A with Marcus, until the questions stop

Bring your market, your savings and your situation. I’ll tell you straight what a realistic first deal looks like for you, and I stay on as long as people have questions.

Built For People Ready To Buy.

Everything on this workshop comes from deals my partners, my students and I have closed since 2019. It isn’t for everybody, though…

Who This Is For

  • Full-time employees with $10K to $50K saved who want income that doesn’t depend on their job
  • Single-family landlords with one to five doors who want to grow without buying 40 more houses
  • Agents, contractors and property managers who watch small buildings trade every month but have never owned one
  • Anyone who’s been analyzing deals for months and wants a clear path to making a real offer

Who This Is Not For

  • People looking for a quick flip or a get-rich-quick shortcut
  • Anyone who won’t spend a few hours a week finding and calling owners
  • Investors who only want turnkey rentals that someone else picked for them
  • Anyone who needs a property to cover their bills next month

Who’s teaching this?

Meet Your Host, Marcus Vance

Marcus Vance

I bought my first building, a tired fourplex in Columbus, in 2019. I had $11,000 saved from a sales job, so I offered the only way I knew, on the bank’s terms.

The owner said no. When I asked why, he told me he and his wife lived on that rent, and a lump sum would run out. So I asked whether he’d carry most of the price and take a check every month instead. He said yes.

Since then my partners and I have bought 212 units across 11 buildings in Ohio and Indiana, and our students have closed on more than 140 buildings in 23 states.

Around building number six I noticed a pattern.

The deals that worked started the same way. I ran the building on the bank’s math, made a normal offer and listened when the owner said no. The worst one started with terms, on a building I never checked.

I run this workshop because I watch too many people analyze deals for years without making an offer, or open with a seller-financing ask, get turned down and decide apartment buildings are for rich people.

So I’m going to walk you through my real deals, with the numbers and the owner conversations behind each one, and you can decide for yourself whether this is for you.

You’ll see every one of my buildings on the workshop, including the one I’d never buy again.

Student results

What Happened After First-Time Buyers Made A Normal Offer

How Tanya bought12 units on her days off

A 12-Unit Bought Between Hospital Shifts

Tanya Brooks works three 12-hour shifts a week as an ER nurse. She mailed 300 owners on her days off, took 14 owner calls in six weeks and made three offers on the bank’s terms. Two owners said no and that was the end of it. The third said no, told her he wanted income once he retired, and agreed to carry a second note behind her bank loan. She closed on the 12-unit in Dayton with $27,000 down. “I kept waiting to feel ready. The first no is what made it real.”

4 Houses → 38 Doors

From Four Houses To 38 Doors In 14 Months

Luis Ortega owned four single-family rentals and was about to buy a fifth. Instead he made normal offers to two tired landlords in Indianapolis. The owner of the 14-unit took the bank-terms offer, and a partner put up half the down payment. The owner of the 24-unit said no, then agreed to carry 20% once Luis asked what she planned to live on. The two buildings now net $6,900 a month after debt service. “I was buying houses one at a time like it was the only way. It isn’t.”

“I thought you needed $100K to start.”

$4,200 Of His Own Money Into A 6-Unit

Derek Fields had $4,200 saved and a full-time job in logistics. He found a retiring owner in Memphis through a county records list and offered the bank’s way. The owner turned down a cash sale, agreed to carry 30% as a second note, and a former coworker lent Derek the rest of the down payment. “Every investor I knew said start with a duplex. I’m glad I didn’t listen.”

24 Units 8 Months Later

A 24-Unit Closed Eight Months After The Workshop

Priya and Sam Desai came to the workshop in March with $60,000 saved, and their first four offers were turned down. The fifth owner had held her 24-unit in Fort Wayne for 31 years. She said no to the bank-terms offer, then agreed to $48,000 down with a 10-year seller note at 5%, so a check would keep coming every month. They closed in November. “We’d analyzed deals for two years and never made an offer. Four noes taught us more than the spreadsheets did.”

$
Rent deposit8 units · $11,240.00
now

An Agent Who Finally Bought Instead Of Listing

Kelsey Harmon has sold houses in Columbus for nine years. She’d watched small apartment buildings change hands the whole time and never bought one. Her first was an 8-unit owned by a past client’s parents. They took her bank-terms offer with one change, carrying 15% as a second note so she could put 10% down. “I’d been handing these deals to other people for years.”

$9,400/mo Cash Flow

From $1,100 To $9,400 A Month In Cash Flow

Andre Wallace started with a duplex that netted $1,100 a month. Over 22 months he added three small buildings. He bought one the bank’s way with two equity partners, and the owners of the other two carried part of the price after turning down his first offers. The portfolio now clears $9,400 a month after every expense and loan payment. “The cash flow covers our mortgage and both car payments now.”

Under contract in47 days

A 16-Unit Under Contract In 47 Days

Jasmine Cole joined with no rentals and $18,000 saved. In her first month she called 61 owners around Kansas City, had 9 real conversations and sent 4 offers on the bank’s terms. All four owners said no. A week later the fourth one called back and offered to carry 70% of the price. She had the 16-unit under contract 47 days after the workshop. “The calls were scary for about a week. After that they were just calls.”

Live multifamily workshop

Your First Building Starts With A Real Offer, Not A Bigger Down Payment.

Join me live and leave with the kind of building to look for, the 10-minute check to run on it and the words for a first offer that doesn’t make you sound short on cash.

The workshop starts in

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Questions

What People Ask Before They Register

Is the workshop actually live?+

Yes. I teach it live on Zoom, then stay for open Q&A until the questions stop, so you can ask about your own market and situation. If you can’t make it, we’ll save you a seat at the encore the next afternoon at 3:00 PM Eastern. That one is the recording of the live session, and my team answers questions in the chat.

When is it, and in which time zone?+

(6:00 PM Central, 4:00 PM Pacific). Your confirmation email has a calendar link that shows your local time.

Where is it hosted?+

On Zoom. You’ll get your link by email as soon as you register, and a reminder an hour before we start.

Do I need money saved to attend?+

No. You’ll get more out of it if you have some savings, because a first building still takes some money of your own, and I’ll show you roughly how much. Plenty of people come to learn the process before they’ve saved anything.

I’ve never bought property. Is this too advanced?+

No. I start from zero and explain every term the first time I use it. About half of each workshop’s attendees have never owned a rental.

Are you going to pitch something?+

Yes. I teach for about 45 minutes first, and everything in that part is yours to use either way. Then I spend about 25 minutes showing you how to work with me and my team on your first building, and after that I stay for questions. If you have to leave before I get to the offer, we’ll send you the recording. It comes down 7 days after the live session.

Does this work outside Ohio and Indiana?+

Yes. Students have closed in 23 states. Long-time owners who are tired of managing their buildings exist in every market. Some markets just have more of them.

How long is it, and do I need to prepare anything?+

Plan on about two hours. The Q&A at the end runs as long as people have questions. Bring a notepad and the city where you’d like to buy, because we’ll use real listings from attendees’ markets.

See What Our Students Post In The Community.

TB
Tanya Brooks
We CLOSED on the 12 units in Dayton and the seller carried the second. I sat in the title company parking lot for twenty minutes before I could drive.
🔥 14🙌 9🏢 6
LO
Luis Ortega
Month 3 on the 24-unit
Gross rents$21,480
Operating expenses$9,120
Seller note payment$4,060
Net to us$8,300
💰 11🔥 7
Today 4:41 PMMarcus I have to tell you somethingThe owner of the 9-unit on Elm said no to my offer last weekHe just called back and said he’d carry 20%I’m shaking lol

The owner said no to my first offer on the 6-plex and yes to the second one. I’m putting in $4,200 of my own money.

I still can’t believe that’s a real sentence.

KH
Kelsey Harmon
First rent deposit from my own building instead of a commission check
Deposit · Oct 1$11,240.00 ↗
🙌 12❤️ 8
JC
Jasmine Cole
In month one I made 61 calls, had 9 real conversations, sent 4 offers, heard 4 noes and still signed a contract on a 16-unit.
🔥 19📞 7🙏 4
DF
Derek Fields
Ran the 10-minute check on the Memphis deal before I sent the LOI
Purchase price$540,000
My cash in$4,200
Seller note$162,000
Cash-on-cash41.2%
🤯 9🔥 5
SD
Sam Desai
We own a 24-unit building. Two years of spreadsheets, then four noes, and the fifth owner told us what she actually needed.
🎉 23🏢 10
MV
Marcus Vance
Proud of you two. Now go call the next owner on the list.
Hey Marcus, just wanted to say thank youWorkshop in March, closed in NovemberIf you ever want a case study I’m in

Signed the purchase agreement today on the 16 units, 47 days after the workshop.

AW
Andre Wallace
Portfolio cleared $9,400 net last month. Two years ago it was one duplex.
Net cash flow · September$9,412.18 ↗
🔥 16💪 8
Seller just countered at 15% carry instead of 20Should I take it?
Take it. Your numbers still work at 15.
RN
Rachel Nguyen
Mailed 200 letters on Saturday and three owners have called back already. One of them owns a 10-unit two miles from my house.
📬 8🔥 6

Seller turned down my bank-terms offer, then agreed to a 7-year note at 4.5%. My lender laughed when I told him the rate.

MP
Mike Patel
Inspection came back clean on the 8-unit. Closing is set for the 14th.
Earnest money · Released$10,000.00 ↗
🙌 13🏢 5
Yesterday 9:02 PMRan your 10 minute check on the deal my broker sent meIt fails on two of the three numbersGlad I didn’t send an offer on it
TG
Tom Gallagher
Year one on the 18-unit
Occupancy97%
Rent increases+11%
Net cash flow$71,880
Seller note balance$212,400
🔥 12📈 7

Two years ago I had one rental and a spreadsheet of deals I was too scared to offer on.

I closed on building number three this morning.