① TL;DR
Cheap SFH (<$100K) in markets like Flint MI, Detroit, parts of OH/AL that have sat 90+ days. Lower scale than Tier A but easier negotiations — sellers are tired.
② When to use
- Price: <$100K (max $150K)
- DOM: 90+ days (ideally 150+)
- Property type: SFH
- QUALIFICATION GATE: bank-rate CF ≤ 0 AND Creative CF ≥ $100/mo (same dual-gate as Tier A)
- Creative structure: asking + 20%, 12% down, 0% rate, 30yr amort, 7yr balloon
- Target markets (Seller Finance Course primary-source): Flint MI ('really cheap single family properties like in Flint, Michigan. I see seller finance deals all the time. They'll have a $70,000 house in Flint, Michigan sitting for four or five months', line 124), Cleveland OH (cheap, 'Cleveland is cheap, cheap, cheap, cheap', line 918), Detroit MI, Birmingham AL, broader Midwest/South sub-$150K markets
📺 Course Video
③ How to run this play (step-by-step)
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Confirm Tier B qualifies
Price under $100K, DOM ≥ 90, SFH (not MFH). If MFH, route to Tier A instead.
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Quick comp check on Zillow
Open the Zillow listing. Confirm rent estimate. If Zillow rent is null/zero, run a Rentometer check before calling.
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Verify numbers — BBC's in-listing calculator first
Tap 'Search BBC ↗' on the briefing card → open the listing in BBC → use the built-in calculator. BBC auto-prefills price/taxes/insurance/rent. Enter your offer:
Price = asking + 20%,Down = 12-14%,0% interest,7yr balloon. Confirm CF > $200. -
Cross-check in Offer Oven if structure is non-standard
If you're considering subject-to or hybrid, Offer Oven lets you model that. For pure 0%-with-premium Tier B, BBC's calculator is enough.Open Offer Oven (optional) ↗
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Section 8 angle? (decide before dialing)
If property is in a Section-8-friendly area, use the alt script (S8 angle). Section 8 rents are typically above market and add to your pitch.
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Dial once — leave the One-Liner voicemail (below)
Keep it under 2 minutes. The key phrase: 'I negotiate backwards here — but there's a good reason for it.'
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Wait 24-48 hours; follow up if no callback
Cheap markets have slower agents. Two follow-up dials over 5 days is reasonable.
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On callback — confirm condition
Ask about roof, foundation, HVAC. Tier B has more rehab risk. If anything looks bad, price down before committing.
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On verbal yes → contract
Confirm inspection period (10 biz days) and EMD ($1K AFTER inspection).Trigger: contract parameters → paste into Claude Code (Mac)Replace with your address.
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Submit
Same as Tier A: BBC Marketplace + Grand In Taylor Creative Form.
④ The voicemail
"Hi there, I'm calling for an agent on the [agent team name] regarding
[address]. I'm real interested in this one — I just had a couple questions
about it. However, I'll let you know a little bit of what we're looking
to do over the phone here.
Instead of the [asking], I actually wanted to offer [asking + 20%].
I know that's kind of crazy — I negotiate backwards here, but there's
a good reason for it.
Interest rates are higher than they've been in 25 years. We can't cash
flow, so I'm calling sellers and I'm offering way over list price to
incentivize them taking a set of payments here.
I'd give them payments that are as if they decided to rent this out
themselves — so maybe they've considered renting it. Maybe not. After
[DOM] days on market, that may have been a thought they had. I want to
see if we could go ahead and offer [over-asking], give them payments
in the range of what they'd make as a rental, and triple my down payment
compared to what I'd have to put down on other loans elsewhere.
Anyways, not sure if I'd be a good option for your seller, but I just
wanted to reach out and give you a call to see if that made any sense
in presenting. Thanks so much for your time."
④ Section-8 angle (when property is in S8-friendly area)
"Hi [agent], calling about your listing on [address]. Had a couple
questions — mainly just about the roof, saw some stuff growing on it,
wanted to know if there are any leaks in place.
Anyways, I'm actually going to offer [asking + 20%] on this. I know
that's kind of crazy — $[X] above your client's asking. The reason
is I want to make them payments, because I know [asking] in cash up
front is definitely what they're looking for.
I'm looking for a Section 8 rental, and at today's interest rates
there's just no cash flow on it for me. Rates have been the highest
in 20 years. So I'm offering homeowners above asking to see if I can
deal with them instead of the bank.
Here's what I'm thinking: instead of [asking], we do [asking + 20%].
I triple the down payment I'd put down elsewhere — quite literally
triple. I pay your commission up front, cover closing costs, and then
pay them the majority of what this property makes as a rental.
If it sounds too good to be true, I'm happy to send over the portfolio
of other deals we've done this on."
⑦ Top objections for this play
"Seller wants cash only"
"I totally understand — and that's exactly what a lot of sellers say
when they haven't been walked through the math yet.
The question is: what's more important to them — how they get paid,
or what they get paid? Because with this structure, they get [asking + 10%]
plus a multi-five or multi-six-figure down payment up front to use
toward their next property. That's more than any cash buyer is going
to offer right now.
Would it be worth a 10-minute conversation so they can hear the full
picture and make an informed decision?"
"Can you get a lower rate?"
"I wish — rates are what they are. The math just doesn't work at 7.25%
for this property at this price, even with a rate buydown. That's why
the structure has to change, not the rate."
⑧ Counter-offer rules
Seller wants more down → up to 14% OK on Tier B (cheap property exception).
Seller wants interest → drop premium, offer asking at 4-6.5%.
If condition flags appear (roof, foundation), price down BEFORE submitting.