Every week I talk to agents and investors who are waiting for rates to come down. Waiting for conditions to “normalize.” Waiting for the market to make sense again.
I talk to a different group too. These people are closing deals right now. Same market. Same rates.
The second group learned creative financing while the first group was reading articles about the Fed.
That gap is widening. I think the next 18 months in Texas are going to make clear, permanently, which side of it you’re on.
The Market You’re Avoiding Is the One That Pays
Here’s what I’ve seen in my own deals: when conventional financing tightens up, motivated sellers get MORE motivated. The buyer pool shrinks. Their holding costs don’t.
A seller who needs to move right now has limited options. They can sit and wait, or they can get creative on terms. That’s where you come in, if you’ve done the work to learn these structures.
Subject-to is working right now because those 2020 and 2021 loans are worth something. I’ve picked up properties at 3.5% interest I’d never be able to finance at current rates. There’s no due-on-sale police and no due-on-sale jail. The loan transfers with the deed.
Seller finance is working right now because a motivated seller who carries the note is a motivated seller who actually closes. The terms come from the negotiation, not a bank’s rate sheet.
Short sales are working right now because there are properties drowning in liens that most agents refuse to touch. I’m talking about the total train wreck deals: missing owners, IRS holds, solar liens, estate chaos. Done right, you close a transaction that delivers six-figure debt forgiveness to someone in genuine crisis. That’s what our operators are actually doing.
Are you leaving those deals on the table? Because I see Texas agents walking away from them every week.
What Most Real Estate Events Miss
I’ve been to a lot of conferences. I know what a pitch-fest looks like.
A great speaker hits the stage, tells you about deals from five years ago, and somewhere around hour three the “special offer” appears. Fifteen thousand dollars for the real training.
We built Black Sheep Convention specifically as the alternative. No guru pitch-fest. No back-of-the-room close. No five-figure mentorship upsell from the stage.
What we do instead: 12 operators who are active in the Texas market right now, running real sessions on real deal structures. The stuff you can copy the following Monday.
That’s what a creative real estate event in Texas should actually deliver. Working sessions on deal structures that close in the market we’re living in, not the market someone nostalgized about from a stage.
September 25-26, Hilton San Antonio Hill Country
Our next event runs two full days at the Hilton San Antonio Hill Country.
10 classes. 12 operators. 10 hours of Texas CE credit. Five class periods with two sessions running simultaneously, so you’re picking the content that fits where you actually are.
All-access in person: $399. Live online: $99.
I’ll tell you exactly who belongs here. If you’re an agent tired of watching investors close deals you couldn’t figure out how to structure, you’ll find your people. If you’re an investor who’s been sitting on the sidelines because conventional deals stopped penciling, same story. We’re building a Texas market where agents and investors work together instead of treating each other like competition. We really want to bring creative real estate into the mainstream, to show that investors are legitimate and important parts of this market. That’s the whole premise.
The Specific Move While Everyone Else Waits
The operators who spent the last two years learning creative financing are building portfolios. The ones who waited are still waiting. That’s not speculation. I’ve watched it happen.
Stop reading about what the Fed might do. Go sit in a room with people who’ve figured out how to close in this market and ask them exactly how they structured the last deal.
The next creative real estate event in Texas where you’re actually going to learn that is September 25-26 in San Antonio. The people who aren’t waiting will be there.
Tickets are at blacksheepconvention.com.
Black Sheep Convention tickets are on sale now.
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