## How do you access investment property inventory?

 

We've polled hundreds of acquisitions professionals, specifically focused on single family rental property and fix and flip. The feedback is unanimous: *inventory is the number one constraint, the market is starving for inventory.*

 

## OfferMarket is the fastest growing investment property marketplace

 

OfferMarket is an investment property marketplace. Every day, exclusive and off-market listings for single family homes are posted on OfferMarket. You won't find these listings on the MLS. In many cases, you will only find them on OfferMarket. 

 

If you're a real estate investor, you need to [subscribe to OfferMarket deal flow](https://www.offermarket.us/survey/subscribe/deal-flow) to access exclusive and off-market single family listings in your target markets.

 

## What kind of inventory is available on OfferMarket?

 

- Turnkey, leased rental properties
- Distressed single family houses

 

## Who lists inventory on OfferMarket?

 

- [Wholesalers](https://www.offermarket.us/wholesalers)
- [Landlords](https://www.offermarket.us/blog/tired-of-being-a-landlord-sell-your-rental-property)
- [Distressed sellers](https://www.offermarket.us/sell-my-house-fast)
- [For Sale By Owner](https://www.offermarket.us/guides/how-to-sell-a-house-by-owner) (FSBO) DIYers

 

## In what markets does OfferMarket have inventory?

 

Access [exclusive and off-market inventory](https://www.offermarket.us/listings) across hundreds of markets nationwide! Here are some of our most active markets:

 

- Greater Baltimore, MD
- Phoenix, AZ
- Jacksonville, FL
- South Florida
- Indianapolis, IN
- Louisville, KY
- Columbia, SC
- Atlanta, GA
- Greater Philadelphia, PA

## [Browse all inventory](https://www.offermarket.us/listings)

 

## Who subscribes to OfferMarket deal flow?

 

- Hedge funds
- Private Equity funds
- REITs
- Local and independent rental and fix and flip investors

 

## Where's your deal flow coming from? [Subscribe to OfferMarket Deal Flow](https://www.offermarket.us/survey/subscribe/deal-flow)

OfferMarket is the fastest growing investment property marketplace, offering easy access to exclusive, off-market real estate inventory.

Deal Flow - OfferMarket Is The Fastest Growing Investment Property Marketplace

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Deal Flow: Fast-Growing Property Marketplace - OfferMarket Blog

Deal Flow: The Fastest Growing Investment Property Marketplace

<div style="width:100%;"><iframe width="100%" height="315" src="https://www.youtube.com/embed/anbSNLi1Y7w" title="YouTube video player" frameborder="0" allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen></iframe></div>

 
 

## Buyers Pay Buyer's Agent Commission In Off Market Deals

 

Unlike on-market MLS transactions where the seller pays the buyer's agent commission (typically 2.5% - 3%), the standard in off market and wholesale real estate transactions is for the the buyer to pay their agent's commission.

 

There are a few reasons why buyers pay their buyer's agent commission:

 

## The Deal Is Not Priced For The Seller To Pay A Buyer's Agent

 

Most off market deals for investment properties -- properties in poor condition, distressed sellers, leased rentals -- are not priced with the expectation that the seller or wholesaler will be paying a buyer's agent's commission. Why? Because most off market deals do not involve buyer's agents who ask for the seller to pay their commission. Off market deals either do not involve a buyer's agent at all, or they involve an investor-friendly buyer's agent who understands that in an off market transaction their client (the buyer) pays their commission. 

 

If you want the seller to pay your commission, then add your commission on top by increasing your offer price.

 

## Avoid Unnecessary Friction

 

Many single family and small multifamily investors deal direct and do not have agent representation. Asking a seller or a wholesaler to figure out how to pay the buyer's agent commission is an added complexifier and reduces the chance the agent-represented buyer will have their offer accepted.

 

### Buyer's Agent Off Market Faceplam Moments

 

Aside from the commission component, agents who do not have off market deal experience are known to add significant friction to the deal. One example is pushing back when the wholesaler's contract specifies a title company but the agent wants to try to change the title company. 🤦

 

Another example is when the agent gets upset that the wholesaler is making more on the deal than they are, and then tries to reduce the wholesaler's assignment fee. This is not the way to get your client a new property. 🤦‍♀️

 

The most cringeworthy example is perhaps when the buyer's agent contacts the seller or wholesaler and asks if they pay buyer's agent commission and then tells them that their commission is 4% (standard agent commission is 2 - 3% off market and on market). Going one step further, when they are told that they should have their buyer pay their commission or add it to their client's offer price, they steer their client away from the deal. This is an incredibly common occurrence and fascinating exposé of the failings of the current agency model and rampant breach of fiduciary duty. 🤦🏽

 

A final example is when agents don't understand wholesale real estate and assignment of contract. If this applies to you or your agent, read [Wholesale Real Estate 101](https://www.offermarket.us/guides/wholesale-real-estate-101). 🤦🏼‍♀️

 

### Agents For Flippers Get The Flip Listing

 

Fix and flip buyers typically have an agreement -- implied or explicit -- with their buyer's agent that the agent will be the listing agent when the rehab is completed and the property is ready to be sold on market. That commission check will be higher, so the agent doesn't need to rock the boat trying to get the seller to pay their commission in the off market deal.

 

## Who Pays Agent Commission On OfferMarket?

 

Off market listings on the OfferMarket investment property marketplace are designed to accommodate buyer agents. Buyer's agents submit offers directly on the OfferMarket listing and specify how they would like their commission to be paid. To avoid unnecessary friction that can lose the deal for a buyer, it is recommended that the buyer pays the buyer's agent's commission.

 

In an off market transaction, the buyer is expected to pay their agent for bringing them the deal. But we recognize that it's open for negotiation.

 

Depending on the seller's motivation, net proceeds sensitivity, and buyer demand for the listing (i.e. multiple competitive offers received), the seller may reject a request from the buyer/buyer's agent for the buyer's agent to be paid by the seller. The seller may request a lower commission, since off market transactions typically have lower commissions to the buyer's agent (2% instead of 2.5% or 3%). The seller may counter offer and request a higher offer price in order for the seller to justify paying the buyer's agent commission.

 

## Buyer Agents That Understand Off Market Listings Add More Value For Their Clients

 

Off market, wholesale and For Sale By Owner (FSBO) real estate transactions are typically not priced for the seller and assignor (wholesaler) to pay buyer agent commission. Unless the seller explicitly states in their listing that they are offering a 2% or 3% commission to buyer's agents, it should not be expected of the seller and/or assignor to pay the buyer's agent commission for an offer at asking price. 

 

If you're an agent representing a buyer in an off market transaction, there's no need to worry, there's always a way to make the deal work for all parties involved.

 

The following are the most common arrangements to ensure the buyer's agent is fairly compensated:

 

1. Buyer pays their agent a 2% commission (most common for wholesale, distressed properties)
2. Buyer increases the purchase price in their offer and asks for the seller to pay a 2% to 3% commission (most common for wholesale, distressed properties)
3. Seller happily accepts offer at asking price and pays fair commission to buyer's agent (most common for [FSBO](https://www.offermarket.us/real-estate-glossary/fsbo) and [OfferMarket Exclusive Listings](https://www.offermarket.us/listings).

 

Investor-focused buyer's agents are easy to work with and get an off-market deal done quickly. Buyer's agents who are not familiar or experienced with off-market transactions frequently introduce major friction which derails deals and causes unnecessary effort and stress for all parties. If you are an agent representing a buyer in an off-market transaction, it is important that you reset your expectations according to the norms of off-market transactions and adapt to get the deal done for your buyer with terms that work for everyone.

Buyer's agents (and buyers represented by agents) that understand off-market, wholesale and FSBO listings add more value for their clients.

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Who Pays Buyer's Agent in Off-Market Deal?

Who pays the buyer's agent commission in an off market, wholesale transaction?

Looking for a DSCR loan for your Georgia rental property? We're so glad to have you here! We know you may be in a hurry, but please take a moment to **[get an instant quote](https://www.offermarket.us/loans)**, and leverage our insights and resources to help ensure your next DSCR loan is a success:

 

- [DSCR Loan Interest Rates Index](https://www.offermarket.us/blog/dscr-loan-interest-rates)
- [DSCR Calculator](https://www.offermarket.us/tools/dscr-calculator)
- [Off market listings](https://www.offermarket.us/listings)

 

Georgia is fundamentally positioned as a compelling market for long term home price and rent appreciation. We're fortunate to serve a growing number of wonderful clients in the state and we sure hope to have the opportunity to help you on your real estate investing journey!

 

Here are frequently asked questions from our Georgia clients:

 

## What is a DSCR loan?

 

DSCR stands for *debt service coverage ratio*, and it is a simple metric to determine if an investment property generates more or less income than the monthly mortgage payment. A DSCR loan is simply a mortgage specifically for a rental property where the maximum loan amount is determined by the DSCR of the property. As your loan amount increases, your monthly mortgage payment increases, and your DSCR decreases. 1.1 is currently the minimum DSCR to qualify for a given loan amount. Use our [DSCR Calculator](https://www.offermarket.us/tools/dscr-calculator) to help you run your numbers, understand DSCR, max loan amount, monthly cash flow, cash to close and cash out for your next deal.

 

## Can I cash out refi with no seasoning?

 

Yes! OfferMarket is one of the only private lenders with a [cash out refi no seasoning](https://www.offermarket.us/blog/cash-out-refi-no-seasoning) program. Instead of waiting for 6 months to refinance your rental property, you can refi as soon as your renovation is completed and the property is leased. Why should you have to wait to pull cash out of a property and reinvest it into growing your business?

 

## Do I qualify for a DSCR loan?

 

**Borrowing Entity:** Because our loans are business purpose, we only fund loans to business entities. If title is currently held in your personal name, you would need to transfer it into an LLC or corporation before we can fund.

 

**Credit Score:** the minimum credit score is 660. If you have more than one borrower in your borrowing entity, the ownership of each member will determine which credit score we use. If you do not want to use one of the member's credit score, they will need to own less than 50% of the borrowing entity. We use a [tri merge credit report](https://www.offermarket.us/blog/what-is-a-tri-merge-credit-report), which is a hard credit pull that collects your credit report from Experian, Equifax and Transunion, and we take the middle score. So, if your tri merge report is 721, 697, 738, then we will use 721 to determine your loan terms.

 

**Background Check:** if you have a clean background report, then you're all set. If you have one or more bankruptcy, felony or misdemeanor on your background report, then we will need you to provide a letter of explanation to determine if you are eligible for funding.

 

**Non-Rural:** if your property is [designated as rural](https://www.offermarket.us/blog/rural-designation-search-tools) or the appraiser indicates that your property is rural on their appraisal report, then we may not be able to fund your loan. DSCR loans are meant for properties in highly liquid markets where you can quickly sell the property for market price if need be.

 

**Minimum As Is Value:** currently, we require your property to appraise for at least $100,000, and we require your loan amount to be at least $75,000.

 

## What is the maximum DSCR loan amount?

 

**Purchase:** we can fund up to 80% of the purchase price as long as the property does not appraise for below the purchase price, and the appraisal market rent supports that loan amount.

 

**Rate and term refinance:** if you have an existing loan on the property, we can refinance up to 80% LTV as long as you do not receive more than 2% of the loan amount as a cash out at settlement.

 

**Cash out refinance:** we can fund up to 75% LTV.

 

If you're looking for more higher leverage than the above terms (i.e. higher LTV, lower down payment), we urge you to use caution because legitimate DSCR lenders will rarely offer more leverage than what is offered by OfferMarket.

 

## How long does it take to get a DSCR loan?

 

Our target for every DSCR loan is to fund in **20 to 25 days**. Here are the most common reasons why funding can be delayed:

 

**Appraisal delay:** 3rd party appraisers provide a report due date but may miss that deadline. The appraiser's report may need to be revised and the appraiser may be delayed in providing their revised report.

 

**Title work delay:** title companies and closing attorneys may take more time to complete the title work, especially if they are waiting on a lien certificate from a the county or title is clouded.

 

**Borrower delay:** in your OfferMarket Loan File, we provide you with a checklist of items that we need in order for your file to be ready for final review and loan approval. Our processing team will follow up to remind you when there are items that we need you to take care of, and if you do not take action on these items in a timely manner, then your loan will be delayed.

 

## Best cities to buy rental properties in Georgia

 

<div style="display: grid; grid-template-columns: repeat(1, minmax(0, 1fr)); overflow: auto; white-space: nowrap;">
<table>
<thead>
<tr>
<th>City</th>
<th>Population</th>
<th>County</th>
<th>Population Growth Rate</th>
<th>Median Household Income</th>
<th>Median Home Price</th>
<th>Market Rent</th>
</tr>
</thead>
<tbody>
<tr>
<td>Atlanta</td>
<td>492,204</td>
<td>Fulton</td>
<td>2.3%</td>
<td>$84,000</td>
<td>$400,000</td>
<td>$2,000</td>
</tr>
<tr>
<td>Columbus</td>
<td>205,772</td>
<td>Muscogee</td>
<td>1.7%</td>
<td>$67,000</td>
<td>$250,000</td>
<td>$1,600</td>
</tr>
<tr>
<td>Augusta</td>
<td>203,610</td>
<td>Richmond</td>
<td>1.3%</td>
<td>$66,000</td>
<td$250,000</td>
<td>$1,600</td>
</tr>
<tr>
<td>Savannah</td>
<td>147,780</td>
<td>Chatham</td>
<td>2.1%</td>
<td>$72,000</td>
<td>$300,000</td>
<td>$1,800</td>
</tr>
<tr>
<td>Sandy Springs</td>
<td>105,330</td>
<td>DeKalb</td>
<td>3.1%</td>
<td>$100,000</td>
<td>$500,000</td>
<td>$2,500</td>
</tr>
<tr>
<td>South Fulton</td>
<td>91,890</td>
<td>Fulton</td>
<td>10.8%</td>
<td>$55,000</td>
<td>$200,000</td>
<td>$1,400</td>
</tr>
<tr>
<td>Lawrenceville</td>
<td>80,158</td>
<td>Gwinnett</td>
<td>3.7%</td>
<td>$105,000</td>
<td>$550,000</td>
<td>$2,700</td>
</tr>
<tr>
<td>Warner Robins</td>
<td>79,600</td>
<td>Houston</td>
<td>2.9%</td>
<td>$60,000</td>
<td>$225,000</td>
<td>$1,500</td>
</tr>
<tr>
<td>Albany</td>
<td>76,354</td>
<td>Dougherty</td>
<td>1.2%</td>
<td>$50,000</td>
<td>$175,000</td>
<td>$1,200</td>
</tr>
<tr>
<td>Covington</td>
<td>62,075</td>
<td>Newton</td>
<td>2.6%</td>
<td>$90,000</td>
<td>$450,000</td>
<td>$2,300</td>
</tr>
<tr>
<td>Cumming</td>
<td>53,000</td>
<td>Forsyth</td>
<td>5.2%</td>
<td>$125,000</td>
<td>$400,000</td>
<td>$1,500</td>
</tr>
<tr>
<td>Newnan</td>
<td>35,000</td>
<td>Coweta</td>
<td>5.0%</td>
<td>$85,000</td>
<td>$300,000</td>
<td>$1,000</td>
</tr>
 <tr>
<td>Suwanee</td>
<td>30,000</td>
<td>Forsyth</td>
<td>4.9%</td>
<td>$110,000</td>
<td>$375,000</td>
<td>$1,300</td>
</tr>
<tr>
<td>Hoschton</td>
<td>25,000</td>
<td> Jackson County</td>
<td>4.8%</td>
<td>$75,000</td>
<td>$250,000</td>
<td>$800</td>
</tr>
<tr>
<td>Norcross</td>
<td>15,778</td>
<td>Gwinnett</td>
<td>2.3%</td>
<td>$103,000</td>
<td>$350,000</td>
<td>$1,500</td>
</tbody>
</table>
</div>

 

## DSCR Loan Atlanta

 

Atlanta is widely considered a prime market for real estate investors focused on asset appreciation and rent appreciation. Given the rapid rise in home values in the greater Atlanta market, it's not uncommon to see market rent lag. In a high interest rate environment, this can result in low DSCR which may cause a slight reduction in max loan-to-value (LTV).

 

## How do I get started with a DSCR Loan?

 

⚡ **[Get your instant DSCR loan quote](https://www.offermarket.us/loans)** -- takes less than a minute, be sure to submit so we can confirm the best possible terms (our instant quote is conservative and we commonly can actually provide a lower rate and higher loan amount)

 

📄 **Download your pre-approval letter** right in your [OfferMarket Loan File](https://www.offermarket.us/my/loans)

 

📄 **Upload your purchase agreement or lease** into your Loan File

 

🧑‍💻 **Schedule your relationship manager call** from your Loan File -- speak with your dedicated relationship manager who will address your questions and concerns and make sure we are a good fit to be your lender.

DSCR Loan Georgia, everything you need to get the best possible terms on your next rental property purchase or refinance in the peach state.

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DSCR Loans for Rental Property Investors in Georgia

DSCR Loan Georgia

Grow your real estate investing business with the most competitive DSCR loan product. OfferMarket also provides DSCR rental loans, bridge loans, hard money, fix & flip, rehab, ground up construction loans.

Rental Loans

Revenue - Operating Expenses

 

Net Operating Income is used to calculate capitalization rate ("cap rate"), a fundamental quantitative valuation metric for real estate investing.

 

Depending on the type of real estate, revenue can include: 

 

- Rental revenue
- Service fees
- Parking revenue
- Vending machine revenue

 

Operating expenses include:

 

- property management
- vacancy
- uncollectible rent revenue
- insurance
- property taxes
- maintenance

Net Operating Income ("NOI") = Revenue - Operating Expenses. Learn how to calculate NOI.

*Quote takes 1 minute, no credit pull

*1 quote from 40+ carriers

*New listings daily

What is Net Operating Income ("NOI") in real estate?

* Takes 2 minutes, no credit pull

* Takes 2 minutes, no credit pull