Tucson Buy & Hold Meeting Report – Dec 2, 2025

This was our final Tucson Buy & Hold meeting of 2025, and also the largest crowd we’ve ever had. The room was full, the energy was high, and the discussions were some of the best we’ve had all year.

Thank you all for making this such a strong finish to 2025.

1. Opening Discussion

We started by clarifying how certified letters work in real estate transactions:

Certified letters can be amended.
Even if the clerk says the letter is “good for a year,” it becomes invalid if restrictions change.
Title companies now commonly request letters updated within 30 days for accuracy.
If they ask for updated documents, feel free to ask why, but know it’s usually to ensure clean title and insurability.

A big thank-you was given to everyone for attending during the busy holiday season.

Huge shoutout to Barbi for letting us bring food and letting us stay beyond our time slot.

Henry also deserves recognition for bringing the 360° camera so we could record the meeting for later viewing.

2. DSCR Loan Overview (Presented by Katy)

Katy, a loan officer with ~24 years in the industry, explained DSCR loans:

DSCR = Debt Service Coverage Ratio
DSCR loans qualify the deal itself, based on market rent or cash flow.
Borrower’s personal W-2 income doesn’t matter.
Only credit score + down payment + property income are evaluated.
Perfect for investors scaling up or those whose tax returns show low taxable income due to write-offs.

Katy provided flyers for anyone needing deeper guidance.

3. Group Discussion: Operations & Challenges

A number of practical themes surfaced during open discussion:

Maintenance & Vacancies

Maintenance issues are constant — “things break all the time.”
Vacancies remain one of the biggest challenges in certain sub-markets.

Remote Management

Some attendees manage out-of-state properties.
This is often achieved through trusted family or local handymen.

Screening

Multiple investors emphasized: “Screen tough before move-in, life becomes easier later.”

Shifting Strategies

Several investors said they are pulling back from flips because:
Days-on-market are longer
Too much capital becomes locked up
The next year may see more members focusing on buy-and-hold.

4. Haves & Wants

Three Points Deal

One attendee presented:

1-acre parcel in Three Points, with a very old mobile home (likely teardown)
Utilities present
Asking around $30,000
Seller hadn’t visited in 17 years
Acquired through a cold-call + follow-up letter

While described humorously as “not a great area,” several investors noted that rural land + utilities can be gold for the right buyer or creative-finance strategy.

Other Wants

One landlord is looking for two apartment-sized refrigerators to replace old appliances in a rental unit.

5. Ever Forward Capital Partners (Michael)

Michael, co-owner of Ever Forward Capital Partners, shared:

He co-manages 200+ multifamily units across the U.S.
Their mission is to teach middle Americans and young people how to build long-term wealth through multifamily real estate.
They offer a free 58-page educational PDF explaining the basics of multifamily investing.
Upcoming events and virtual sessions are listed on their website.

6. Main Education Session: Andy’s Rent-to-Own & Creative Finance Model

Andy, a well-known local investor with over 100+ properties, shared his experience and strategies.

Background

Bought his first rental at 18.
Held up to 93 doors before the 2008 crash.
A major property management failure forced him to restart.
Discovered rent-to-own models through John Burley’s teaching around 2014–2015.
Since then, he built a strong portfolio using lease-options.

Andy’s Rent-to-Own Model

Language matters

He never uses the word tenant.

They are always called residents — future homeowners.

Typical structure

Lease + separate Option to Purchase
10-year option term
$4,900 non-refundable option fee
Credited toward purchase if they exercise

Benefits

Residents handle repairs, yardwork, and maintenance
Long option terms help buyers realistically repair credit (usually takes 5–7 years)
Creates predictable long-term cash flow

Andy’s approach positions him more like a bank than a landlord.

Collections Mindset

When someone says “I can’t pay rent,” Andy focuses on:

Not “Why?”

But “When can you pay?”

If no clear answer is given, he moves forward with the required notice process.

This removes emotion and focuses on outcomes.

7. Subject-To Discussion (Townhouse Case Study)

A live deal was analyzed:

Loan balance: ~$117,000 at 2.875%
PITI: ~$777
HOA: ~$140
Total cost: ~$917
Rent estimate: ~$1,400
Repairs: $3–4k
Seller already bought another house and cannot carry two payments

Andy’s Feedback

On Subject-To

Very powerful in low-interest environments
But be aware of the due-on-sale clause
Not illegal, but a contractual risk

On Townhouses

Can work, but rent-to-own buyers prefer single-family homes
Buyer pool is smaller

On Dodd-Frank

Lease-options are safer
True owner-financing requires ability-to-repay verification
Some attorneys in Phoenix actively look for violations

Recording & Notes You can access the meeting recording and notes here: https://drive.google.com/drive/folders/13IvXAGMu97xYuGQC3Qfc7V9LcY3mApJU?usp=drive_link Join Our WhatsApp Group Stay connected with the group, share deals, ask questions, and network: https://chat.whatsapp.com/BaQEvPRQlPe1BlIpkQGoei Looking for Social Media Help We’re looking for someone who has experience with social media and can help us build a presence for the group. If you’re interested, please reach out to me directly!