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When it comes to competitive real estate markets, you need every tool available to outbid others while still turning a profit. In Episode 26 of Grant Teach Me Something, Grant Kemp and Ryan Harper break down how to use creative financing strategies—including second liens—to make offers no one else can match. This technique allows investors to “pay more” on paper while ensuring long-term profitability. Let’s walk through the steps, calculations, and strategies necessary to master this skill.
At first glance, paying full price—or even above 85% of the property’s value—might sound like a mistake. As investors, we’re often conditioned to look only for heavy discounts to ensure our returns. However, creative financing flips that logic on its head. By structuring the debt creatively, you can pay more for a house than your competitors while still meeting your cash flow goals.
Here’s the real win: by offering terms that solve your seller’s unique problems (like receiving monthly payments instead of a lump sum), you expand your pool of potential deals and beat cash buyers.
This strategy revolves around understanding your expenses, finalizing your play money (the budget for debt payments), and structuring deals that work for everyone involved.
Before making any offer, begin by determining your exit strategy. Will you rent the property, sell it with owner financing, or flip it? Your exit strategy defines the financial framework for the rest of the deal. For example, let’s assume you’re selling the property with owner financing.
In this scenario:
With this information, you can work backward to decide what offer you can make the seller.
Every real estate deal comes with non-negotiable costs. Subtract these expenses from your projected income to calculate how much you can afford to pay toward total debt (your “play money”).
Using the $1,050/month rent example:
Formula:
$1,050 (rent) – $150 (taxes) – $112.50 (insurance) – $150 (cash flow) = $637.50
This $637.50 represents your monthly play money. This amount covers all debt payments, including amounts owed to lenders or sellers.
To structure a creative deal, separate your variables into what you know (“knowns”) and what you need to calculate (“unknowns”). For example:
Using financial tools like the 10bii calculator app, you can input known data to solve for unknowns. For example, offering the seller $85,000 at 4.5% interest calculates to $637/month for around 15.5 years.
Imagine a seller owns their house outright and wants $85,000. Here’s how you structure the deal:
This benefits both parties. The seller gets significantly more than their asking price over time, and you lock in a deal that cash flows $150/month for the first 15 years. Once the loan is paid off, your monthly cash flow jumps to $787.
Next, let’s look at a scenario where the seller still owes $50,000 on their mortgage. They’re asking $85,000, leaving $35,000 in equity to negotiate.
Cash Flow Reminder:
You’re still cash flow positive at $150/month after servicing both debts:
$637 (total play money) – $292 (existing mortgage) – $343 (second lien) = $150.
What if the seller needs $10,000 cash at closing to seal the deal? No problem. With owner-financing deals, you’ll receive a down payment when selling the property. Here’s how to structure it:
This approach removes the need to bring money out of pocket while still meeting the seller’s demands.
If the seller wants $10,000 upfront, but you’d prefer to keep that cash, there’s another option: secure private capital.
This setup may require slightly longer repayment terms or renegotiation with the seller, but it showcases just how flexible these deals can be.
Creative financing gives you a competitive edge. Cash buyers are limited by their discounts, but you can pay full asking price—or more—by structuring the debt intelligently. For sellers, your offer often becomes the most attractive because:
To succeed with second liens and creative financing:
This method opens doors to deals others can’t touch and builds long-term wealth through consistent cash flow. Ready to try it out? Start running the numbers on your next potential deal.
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