THE DEED BRIEF
⚡︎ THE SHORT VERSION
Vacancy is easing, new construction is slowing, and rent growth is modest but steady — the sweet spot for investors who want predictable returns.
At the same time, over 30% of U.S. sales are now all-cash, tightening competition for financed buyers.
This week’s Deed Brief walks you through where momentum’s shifting and how to level the playing field — even if you’re not writing cash offers.
📊 SNAPSHOT
Multifamily’s quiet rebound
National vacancy rates dipped for the first time in 12 months.
New multifamily starts are down ~8%, which means less supply coming online.
Investors are focusing on 2–8 unit properties for stable income + light value-add.
💡 Investor takeaway
Flips and short-term rentals face volatility. Multifamily offers steadier yield and control.
👉 So what: If you’ve been waiting to scale, the math is shifting in your favor.
🎯 Action idea
Start watching small apartment comps within your metro — sellers are more flexible than you think.
💰 CASH IS KING AGAIN (but not unbeatable)
Nearly 1 in 3 home purchases is now cash (Redfin, Q3 2025). Sellers lean toward certainty, not always the highest price.
💡 Investor takeaway
If you’re financed:
Structure like cash → shorten contingencies, show proof of funds, or get a pre-underwritten letter.
Ask for credits → sellers are more open to financing incentives than big price drops.
Partner smart → private money or JV capital can level the field fast.
👉 We built a Mini-Tool to help:
🔎 MINI DEAL DECODER
When to go multifamily instead of single-family
Pocket rule:
💡 If rent-to-price ≥ 0.9% and Months of Supply (MOS) > 4.5 in your metro → multifamily wins.
Why: more cushion for debt, lower reliance on appreciation, and stronger cash flow in a flat market.
🧭 Bonus: See page 8 of the guide for “When These Strategies Work Best.”
💰 FUNDING FOCUS — CREATIVE FINANCING MOVES
Creative Financing Moves
Seller finance
Pitch it when properties have been listed 60+ days and you sense fatigue.
Wrap financing or sub-to
Still niche, but useful when rates are locked low.
Credit leverage
Ask lenders for a “buydown + credit mix” to simulate a 5% handle rate.
🎯 ONE ACTION THIS WEEK
Find one duplex–fourplex in your metro with 45+ DOM (days on market) and no recent price cut.
Run a side-by-side: standard finance vs seller-credit scenario.
You’ll see where the gap — and leverage — really sits.
🧩 MICRO-GLOSSARY
MOS (Months of Supply):
How long it would take to sell current inventory at the current sales pace.
4–5 = balanced; >6 favors buyers; <4 favors sellers.
Buydown:
Up-front payment that lowers your interest rate and monthly payment.
Credits:
Seller or lender funds applied at closing to reduce your payment or cash-to-close.
JV (Joint Venture):
A short-term partnership where two or more investors combine resources—one may bring capital while the other manages the deal. Used for flips, small multifamily, or bridge acquisitions when speed matters.
⚖️ Compliance
This is education, not financial/legal/tax advice. Markets and rules vary by city/state/property. Validate local regulations, property taxes, insurance, and loan terms before acting.
READ NEXT:
📚 SOURCES
Until next time,
Your 10-minute real estate playbook starts here
P.S. Prefer reading in Spanish? Just reply with the word SPANISH and we'll switch you over.
