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Investor · Buy-and-Hold
Rental property investing in San Antonio — without the rosy pro forma.
Sub-market intel, real comps, and a conservative cash-flow underwrite. Send your buy box; we'll come back with deals already pressure-tested.
How we work an investor file
Buy box in. Pressure-tested deals out.
Most investor losses we've seen happen at acquisition, not operations. The fix is a tighter buy box and a more conservative pro forma — applied before you write.
1. Buy box
Tighten before you tour
Target price band, sub-market shortlist, min cash-on-cash, max rehab budget, hold period, and exit assumption. Written down. Everything else gets filtered out.
2. Conservative pro forma
Real rents, real reserves
Rent estimate from actual leased comps. 8% vacancy. 10% maintenance and capex. Insurance and tax pulled fresh. Anything that doesn't pencil at conservative gets cut.
3. Inspection + close
Walk it like an operator
Roof, foundation, HVAC age, sewer line, electrical panel, window count. Itemized concession ask. Then close clean — no surprises in week one of ownership.
Frequently Asked Questions
What sub-markets work for buy-and-hold in San Antonio?
Converse, Schertz, Cibolo, NE side near Randolph AFB, parts of SW San Antonio near the missions, and select Northwest pockets near 1604/151 still pencil at conservative pro formas. Stone Oak and Alamo Heights underwrite as appreciation plays, not cash-flow plays.
What's a realistic cash-on-cash return target?
Most conservative underwrites in San Antonio land between 4-7% cash-on-cash year one, with appreciation as the secondary lever. Anything pitched as 10%+ usually has aggressive rent assumptions or thin reserves baked in.
Do I need to be an entity / LLC?
Not to buy. Lender, tax, and asset-protection trade-offs determine entity structure — work that with your CPA and attorney. We coordinate the transaction either way.
How do you source deals?
MLS with investor filters, agent network for pocket listings, builder rep relationships for new-construction investor packages, and a small off-market pipeline. Buy box first, then we hunt against it.
Investor
Request Investor Deal Flow
On-market, pre-market, and selective off-market opportunities matched to your criteria — buy-and-hold, BRRRR, DSCR, small multifamily, and land plays.