Deal Season is upon us.
The question isn't if the wave is coming. The earthquake already happened. A massive tectonic shift is underway — in real estate, in markets, in opportunity. A tidal wave is approaching. We're already in position, paddling hard — and we want the right people in the water with us, making the most of this wave.

Why This Moment Is Different
Stalled Job Growth
Net employment gains have plateaued. Economic uncertainty is pushing homeowners toward financial stress faster than any prior cycle.
Affordability Crisis
Incomes no longer match housing costs or basic needs. More sellers are motivated — and more motivated than ever to deal.
Suppressed Supply Unleashing
Years of artificially low foreclosure activity means a backlog of distressed inventory is now entering the market simultaneously.
Political & Social Volatility
Uncertainty at every level — political, social, financial — accelerates decision-making among distressed homeowners. Speed matters.
The Pressure Has Been Building
Job growth has stalled. Incomes no longer match basic needs. Most households are illiquid and financially stretched — motivated sellers are surfacing fast.
The Dam Is Breaking
Foreclosure starts were suppressed for years. That long suppression is ending. The early movers will capture the lion's share.
Cold Calls and Personalized Outreach = Off-Market Deals
The highest and best use of time in this business isn't swinging a hammer or making Lowe's runs — fun as those things are. The real money is made on the phone, talking with motivated sellers and creating opportunities before they ever hit the open market. The model is simple and proven: each dedicated cold caller yields approximately 1 off-market deal per week. We have a strong team of setters ready to dial — Joey, Lavonte, Annalyssa, and Andrew — and the infrastructure to support high deal volume. It might be simple or boring, but the consistency and discipline behind our callers is what solves more problems for more people.
Cold Callers Dialing Daily
Dedicated setters reaching motivated sellers before properties hit the MLS — off-market is where the margins live.
Seller Conversations That Create Deals
Talking directly with distressed homeowners, structuring creative solutions — this is the highest-leverage activity in the business.
Scalable Returns
One caller. One deal per week. Multiply by team size. The math gets compelling very, very quickly.

This video is a supreme blueprint for running and being a DealFlow Machine.
So when's go-time?
Soon, so soon! To fully unleash our "Dealflow Machine" into acquisition overdrive, we're strategically seeking capital partners for a select portfolio of active projects. These investments are in various phases – from stabilization to value-add completion – and require targeted capital to propel them across the finish. Your partnership here directly frees up bandwidth and resources, allowing us to relentlessly pursue the next wave of off-market deals.
Accelerate Project Completion
Timely capital injection ensures existing value-add projects are finalized efficiently, minimizing holding costs and maximizing returns.
Stabilize Active Investments
Strategic funding helps stabilize newly acquired properties, allowing us to implement upgrades and secure strong tenancy faster.
Fuel New Acquisitions
By solidifying our current pipeline, we can fully re-focus our operational and financial capacity on identifying and closing fresh off-market opportunities.
Active Portfolio
Current Projects Needing Capital Partners
We have several live deals across the South and Midwest — each with clear paths to strong cash flow and equity. Each deal is also provides an affordable housing solution. Here's where we stand and what we need to unlock full momentum.
Montgomery, Alabama — 3 SFHs
Three single-family homes post-renovation, rented out, and stabilized on long-term DSCR financing. Running smoothly. No capital needed at this time. These are the proof-of-concept — buy, renovate, rent, refinance, repeat.
Edmond, Oklahoma — Co-Living SFH
Upscale Oklahoma City suburb. Acquired "subject to" the seller's existing 3.25% mortgage. Co-living strategy with 4 professional roommates generating strong cash flow from cheap cost of money. Now it's time to cash out the seller. $50k needed — $30k by 4/21/2026 is time-sensitive. Can be structured as partnership equity or secured debt (promissory note + deed of trust).
Clinton, Arkansas — 9-Door Multifamily
Two parcels: a 4-plex, two duplexes (all 1BR), and a 3BR SFH — all adjacent to the town's school campus. Built in the 1940s–50s, with significant value-add potential through targeted renovations. Submetering individual water lines underway to boost marketability and ARV. Banks have been unable or unwilling to lend, despite over $7,000+ gross monthly rents post-renovation. $50–75k needed. Contractor is ready. Short-term money partner or long-term credit partner welcome. BTW, we love this little town, and we'd be happy to keep buying more in the area.
Hartman, Arkansas — River Retreat SFH
Acquired "subject to" at nearly $0 down with a 3% interest rate and a $489/mo payment covering PITI. 1,200 sq ft, 2BR (easily converted to 3BR), big wooded hill out back, and 1 mile from a private Arkansas River boat launch. Traditional rental: $1,500+/mo. Sober living potential via a relationship with Stepping Stones operator Joseph Cruz: $3,600/mo gross at $600/bed × 6 beds. About $40k needed for renovation. Low holding costs — not urgent, but the upside is significant.
Edmond, Oklahoma: Co-Living Value-Add Deep Dive
The Numbers
$3,050
Monthly Rent
4 co-living roommates
3.25%
Mortgage Rate
Locked in via subject-to
$80K
Built Equity
$50K cash-in
$303K
Est. Market Value
Post-renovation

$50k needed — $30k by 4/21/2026 is time-sensitive. Partnership equity or collateralized loan.
Off-Market Find
Cold call, no MLS, no bidding war. Seller called back because she felt Tabitha genuinely cared.
Family Renovation
Deep clean, paint, and electrical upgrades. The Powondra kids helped every step of the way.
The Pivot
City water work killed curb appeal twice. We switched to co-living, furnished the rooms, and cash flow jumped.
Why OKC
Energy, aviation, and gov't economy. Strong rents, affordable entry — one of the best risk-adjusted markets in the US.
Full case study
Clinton, Arkansas: 9-Door Value-Add
The Numbers
9
Total Doors
4-plex + 2 duplexes + 1 SFH across 2 parcels
$7K+
Gross Monthly Rents
Projected post-renovation gross income
$800
Min. Rent Per Unit
After renovation, triple the current mortgage payment
$60k
Rehab Investment
We have multiple units ready for rehabs now.
The Opportunity
This project sits in a town with real housing-affordability pressure, right beside the public school campus — a location that guarantees steady tenant demand. Even after renovations, rents will come in under $1,000/month, making this a genuine community solution that also generates outsized returns for investors.
The 1940s–50s buildings have been neglected — which means every improvement forces equity. Submetering the shared water lines is already underway. With a contractor ready to move the moment materials are funded, the path from current condition to stabilized income property is clear and short.
Traditional bank financing hasn't been available here — which is exactly why the opportunity exists. The gap between what it takes to get this done and what the market will reward is enormous.

Approximately $60k needed for renovations. Contractor ready. Partnership equity or collateralized loan.
Sober Living
Unique Opportunity
Hartman, Arkansas: The Sober Living Angle
The Hartman property is one of those quietly compelling situations that shows up rarely. Acquired subject-to at a 3% rate with a $489/month payment — that's it, taxes and insurance included — on a 2BR home one mile from a private Arkansas River boat launch, backed by wooded hills. The holding costs are so low, this deal practically babysits itself while we decide the highest and best use.
The traditional rental path returns $1,500+/month. But the sober living path is where this gets exciting. Joseph Cruz, founder and operator of Stepping Stones next door, serves approximately 40 post-rehab residents committed to sobriety and rebuilding their lives. He's already expressed interest in acquiring the home — calculating roughly $600/bed × 6 beds = $3,600/month gross. That's a 7x+ multiple on the monthly payment.
Big picture: sober living is an underserved, mission-driven asset class with real revenue potential. A passionate, capable operator like Joseph is the key ingredient. We intend to cultivate this relationship and scale — finding him additional housing for mentors, leadership, and transitional family support.
$489/mo
Monthly PITI payment — that's your entire holding cost
$1,500+/mo
Traditional rental income projection
$3,600/mo
Sober living gross revenue at 6 beds × $600/bed
~$40k
Estimated renovation budget needed to unlock full potential
Under Contract
ALABAMA Opportunities
New Deals in the Pipeline: Montgomery, Alabama
211 Dyas Dr — Inheritance Property
Under contract at $75k. Owned by Erica Dudley and 3 siblings — an inheritance from their father. Good overall condition, needs minor improvements and a roof. ARV: $80–100k. 3–4 bed, 1.5 bath. Projected rent: $1,300/mo (HUD Section 8 FMRs: $1,230–$1,450 for 3–4 bedrooms).
  • $5k non-refundable earnest money to align all siblings
  • Close by May 21, 2026
  • $5–10k in repairs budgeted
  • Seeking money partner or credit partner
3 Rotary St — Seller-Financed Gem
1,100 sq ft house. Seller accepted a $35k verbal offer. Best part: the seller owns it free and clear and is willing to carry the financing — taking payments while repairs are made. Budget: under $10k. Post-repair rent: $800+/mo. An ultra-affordable housing solution right in Alabama's capital city.
  • Seller financing in place — minimal upfront capital required
  • $5–10k repair budget
  • Once rented, refinance via DSCR loan to repay seller
  • Seeking a money partner for repairs
UNDER CONTRACT
Arkansas Opportunities
New Deals in the Pipeline: Arkansas
Expanding our reach, we have two promising new opportunities in Arkansas that are currently in the early stages of due diligence. Both represent unique acquisition strategies.
120 Brookhaven Rd, Searcy, AR — Short Sale
This property presents a short-sale opportunity. The owner, Jessie (77), whose daughter Kim (45) holds POA, wants to divest due to emotional ties after a family loss. The property has little to no equity, with approximately $120k owed on a VA loan. We are currently collecting authorizations and documents to proceed with a short sale negotiation. This could be a low-cost acquisition if we secure lender approval.
511 N Ross Maddox Rd, Pearcy, AR — Seller Finance
A motivated seller, Amber, needs to sell following a divorce. She is open to seller financing for this property, which has an outstanding balance of about $120k at 4.4% with ARK-LA-TEX bank. While she aims for a $180k purchase price, she's willing to finance a portion, requiring around $20k to reinstate the loan plus the $100k principle. This is a creative financing play for the right partner.
Back Burner — Big Prize
Little Rock, AR: The 27-Door Apartment Play
27 Units
All 1BR/1BA, modern upgrades throughout
25/27 Occupied
Vacancy taken from ~50% to just 2 units by our PM
$18,935/mo Rent
Avg $757/unit — well below HUD FMR of $989
Offer: $1.35M
$50k/door — strong value basis vs. $1.9M ask
The Opportunity
  • Midtown Little Rock, all 1BR/1BA with modern upgrades throughout.
  • Nearly nothing needed! A fence replacement and a leaf blower away from strong curb appeal.
  • Avg $757/unit — well below HUD FMR of $989. That gap is significant upside.
  • Won't be long until rents hit $1000… so $27k+ gross
  • Credit partner needed or capital partner for about 20% down payment.
  • Good candidate for upcoming Investment Club
The Negotiation
Listed $1.9M (~$70k/door)
We Offered $1.35M ($50k/door)
Seller Countered $1.75M (has flexibility)
Next Move ~$1.4M (then lunch, then math, then deal)
No rush here — but if a capital partner wants to anchor a major acquisition, this is the one to watch.
The Roadmap: From Now to Scale
Every phase builds on the one before it. The deals we close today fund the team we build tomorrow — and the investment club we launch this fall becomes the engine that lets us operate at the scale this market demands. The wave is forming. The only question is whether you're on the board.
Phase 3 — Second Half of 2026
The Investment Club: Scaling What Works
Once our straggler deals are stabilized, our bandwidth opens up entirely. We go back to full acquisition mode: fix-and-flip, buy-and-hold, wholesale to other investors — whatever the deal calls for, always putting the seller first.
To do this at scale, we're launching a Fractional real estate investment club — a flexible, operator-friendly structure with significant advantages over the traditional 506(b)/(c) fund route. Fractional will handle the books, taxes, compliance, and investor coordination, and provide us a clean platform to share new projects and details, vote on deals, pool capital and maintain active investor status.
Based on our experience in the preforeclosure niche and initial discussions with Fractional, we anticipate a $500k–$1M capital raise in the coming months — getting us perfectly positioned to capitalize on the incoming wave at full speed.
Similar Investment Club Models
1
Pace Morby's flagship club — our north star.
2
Community-first structure with strong deal flow.
3
Co-living focused — directly relevant to our strategy.

See Fractional's service costs for full fee transparency.
Let's Talk — We're Selectively Adding Partners
We're not casting a wide net. We're reaching out to a short list of high-caliber people — friends, former colleagues, trusted contacts — who understand the game, bring capital or ideas or hustle, and are genuinely exciting to work alongside. We get to be picky, and we intend to be.
If this resonates with you — if you see the wave forming the way we do — the next step is simple. Jump on a call or a Zoom. Ask hard questions. We love that. We'll walk you through every deal, every number, every strategy. And if it makes sense for both sides, let's get to work.
You made it this far? That's awesome. Let's have a call or do a Zoom — we want to know your thoughts and we're excited to get the party started.
— Perry Powondra
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