| Scenario | Monthly CF | DSCR | COC |
|---|---|---|---|
| Base | $48 | 1.08 | 1.2% |
| Rent −10% | −$56 | 0.94 | −1.5% |
| Vacancy 15% | −$65 | 0.92 | −1.8% |
| Cap-ex 10% | −$14 | 1.02 | −0.3% |
| Rate +1% | −$21 | 1.08 | −0.5% |
| All stress | −$176 | 0.66 | −4.6% |
CHARLESTON · WEST VIRGINIA FILE № MSIR-WEB-01
The first qualified buyer on the deal.
UNDERWRITTEN · OFF-MARKET
A West Virginia brokerage built around out-of-state investors. We underwrite the numbers before you ever see an address, source the off-market inventory the MLS won't show, and stand on the licensed side of the table — never an assignment contract.
UNDERWRITTEN FIRST
Cash-on-cash, BRRRR exit, management drag, the tax line — modeled in writing before we make the call.
LOCALLY INFRASTRUCTURED
Management, vetted GCs, and lenders who actually close in West Virginia. The friction of remote investing is the operating system we sell.
LICENSED, NOT ASSIGNED
Zero assignment contracts. A real agent, on a real deal.
BLUNT BY POLICY
Most deals don't pencil at today's rates. We tell you which ones do, and show the math.
HOW IT WORKS FILE № MSIR-WEB-01 · PROCESS
From the call to the close.
01 · The call
Thirty minutes. Your strategy — buy-and-hold or BRRRR — your capital band, your floor for cash flow. No pitch.
02 · The criteria
We lock what you're actually buying: submarkets, price band, condition tier, minimum DSCR.
03 · The memo
When a deal clears our model, it goes to the list. Underwriting, rehab scope, rent basis, stress tests — and the risks, in plain sight.
04 · The close
We represent you as licensed agents and hand you a running machine: management, contractor, lender, title. You never have to fly out.
The memo is the product.
This is what lands in your inbox. Including the row most agents would delete.
“Not a private wealth firm with five-million minimums. Not a discount brokerage. We treat the eighty-thousand-dollar first-timer with the same rigor as the five-million-dollar operator.”
THE MARKET FILE № MSIR-WEB-01 · MARKET
The case for West Virginia. And the catch.
THE MARGIN
Acquisition prices in Charleston-area submarkets sit low against the rents they carry — a spread national comps rarely surface. It isn't every block, and it isn't every deal. But where the spread is real, it survives our model on paper, not just in the brochure.
THE BLIND SPOT
Almost nobody here underwrites. Listings trade on optimism and a one-page flyer, sellers' financials often arrive inflated, and rents run below what tenants actually pay because nobody reprices them. We read all of it like underwriters — which is why undervalued deals are still findable in this market.
THE CATCH
The management drag is real, and most of the housing stock is pre-1960. Out-of-state money dies here from bad management, not bad purchases — so that's the first problem we solved. Our property-management partner, vetted GCs, and lenders who close in West Virginia: our local network has operated in this market for 8+ years.
THE DEAL LIST
Deals go to the list first.
One email per deal. Reply first, and it's yours to underwrite together. No spam, no ‘market updates.’
Six fields, light qualifying only — it tells us which deals to send you. What you submit is used to contact you and send memos, nothing else. Details in the privacy policy.