Sub2Investor

Hans challenges the idea that you need a massive portfolio to succeed in real estate. If your real goal is passive income, freedom, and time with family, chasing “bigger” can actually pull you away from what matters most. Key Takeaways: ▪️ “Mom & pop” vs. empire-building – Two very different paths ▪️ Burnout is real – Scaling fast isn’t always sustainable ▪️ Define “enough” – $500, $2K, $10K/m...

Why did I slow down on YouTube? Is the market crashing? Are Sub2 deals drying up? Is due-on-sale enforcement killing creative finance? Find out why it’s actually the opposite — and how creative finance gave me freedom. Watch at ⁠https://www.youtube.com/@Sub2Investor⁠ Visit ⁠https://www.sub2investor.com/⁠ for resources. ⭐ Enjoy the show? Leave a 5-star review. Thanks & peace!

Hans explains why even his "worst-case" seller-financed deals—lease options, contracts for deed, and owner-financed exits—often outperform the "best-case" scenario of classic buy-and-hold rentals, using a real St. Louis property as an example. Top 10 Advantages: ▪️ Upfront capital – Down payments/option fees ($15K–$25K+) make net-zero or cash-out deals possible ▪️ Multiple reco...

Hans shares 10 hard-earned lessons from running three subject-to deals in Texas (Dallas-Fort Worth, San Antonio, Houston) in 2025, navigating a shifting market from seller’s to buyer’s conditions with rising inventory, softening prices, and cautious buyers. Key takeaways: ▪️ Focus on one local market —deep knowledge beats multi-market expansion ▪️ Use private-money “car loan” bridges for cash-flow...

Hans explains why aspiring investors should skip wholesaling if their goal is passive income from cash-flowing, creative-finance properties. Rising regulations, increased competition, smaller fees, and the time-intensive nature of wholesaling make it a tough path—often leaving the end buyer to reap decades of cash flow and equity that you could have captured. Instead, focus on building the busines...

Hans discusses how subject-to (sub2) deals are becoming scarcer in stable Midwest markets like St. Louis, even as creative financing remains key for building passive income. Fewer ultra-low-rate loans (2–5%) and higher-rate mortgages (5–7%) limit consistent acquisition opportunities, with most remaining leads carrying FHA/MIP, multiple liens, or low desirability. His solution: pivot to the BRRRR-S...

Hans introduces the BRRR-Sub2 model (Buy, Rehab, Rent, Refinance, then Sell via Seller Financing/Subject-To), a creative evolution for today’s market where low-rate sub-to deals are scarce, especially in high-demand zip codes. With many properties now carrying 6–7% rates, Hans focuses on solid cash deals sourced via wholesalers and relationships, using hard or private money for minimal rehabs ($15...

Hans shares a candid update on his real estate journey over the past 9–12 months, detailing the shift from solo investing to building a predictable, scalable business acquiring and selling cash-flowing properties through creative finance. He covers lessons from expanding into Texas (wraparound mortgages, seller financing, specialized title and note processes) and applying those strategies in St. L...

Hans interviews Nick, founder of Lead Mining Pros , a done-for-you lead generation service for real estate investors. Nick shares his journey from restaurant management to making over 18 million cold calls, emphasizing high-quality American callers for competitive markets and selective foreign callers for high-volume needs. Key takeaways: Outsourcing lead gen frees time for closing deals, avoiding...

Hans analyzes a real owner-financed opportunity in the St. Louis market—a 4-bed, 2-bath home listed for rent at $1,900/month—sourced directly from a Zillow for-rent ad. The episode walks through fast due diligence, rental comps, and fair market value estimates, including a key risk factor: a slab foundation with no basement, which impacts buyer demand and resale. Using the Sub2 Deal Evaluator, mul...

Wyatt Reed shares how he went from factory worker in small-town Tennessee to owning 150+ properties using creative finance and seller financing. After early flips left him cash-poor, Wyatt pivoted to a model that blends BRRRR-style acquisitions with back-end seller financing—often using land contracts—to generate strong monthly cash flow while acting as the bank instead of a landlord. In this epis...

Hans debunks claims from a popular Airbnb influencer alleging that subject-to (sub2) real estate deals are illegal and constitute conspiracy to commit mortgage fraud. The influencer argues that systematically targeting sellers for sub2 deals and concealing transfers from lenders violates due-on-sale clauses, risking legal action. Hans counters with evidence: HUD-1 settlement statements and closing...

Hans interviews Dan Deppen from Call the Underwriter, a service ensuring compliance for seller financing in real estate. Dan explains the importance of underwriting to vet borrowers’ ability to repay, particularly for owner-occupied loans under Dodd-Frank, which sets a low bar for compliance but requires validating income and providing TRID disclosures (Loan Estimate and Closing Disclosure). Lease...

Hans shares a clear blueprint for scaling massive passive income through creative finance, emphasizing subject-to purchases and seller financing. For beginners, he outlines a two-year plan: Year 1 involves securing 7 deals (1 in Q1, 1 in Q2, 2 in Q3, 3 in Q4) at $400/month cash flow each, totaling $2,800/month. Year 2 targets 12 deals (1/month), adding $4,800/month, for a total of 19 deals and $7,...

Hans explains why targeting on-market MLS listings is a top strategy for finding subject-to deals in June 2025, especially for beginners. With rising interest rates and slower markets, motivated listing agents—eager for commissions—act like motivated sellers, making them ideal partners for creative finance deals. Benefits include: 1) Agents’ motivation to close, 2) Free practice handling objection...

Hans dissects a deal where a buyer refinanced out of a contract for deed on a duplex, paying him off with a $12,000 check after 3 years, netting $35,661 total profit. Purchased via seller financing from a tired landlord for $5,000 down at 5% interest, the duplex was sold to an investor for a $29,000 down payment, yielding $212/month cash flow. While losing monthly income is a downside, Hans highli...

Hans breaks down a stellar subject-to deal in a rural Illinois town with a Walmart supercenter, sourced from an expired MLS low-equity list. The seller, eager to travel, handed over a $238,000 house with a $213,000 loan at 2.99% interest. Hans paid $25,000 cash to the seller, closed with $1,400 in costs, and sold it on a contract for deed for $259,000 at 6.92% with a $26,000 down payment, yielding...

Hans dives into the reality of taking back a property sold via lease-option or seller financing (contract for deed or wrap mortgage), a scenario that occurs in roughly 5-10% of deals due to life events like job transfers or divorces. Downsides include: 1) Emotional/time involvement, 2) Potential property damage costs, and 3) Debt liability during vacancy. However, upsides are significant: 1) It’s...

Hans compares contract for deed (CFD) and wraparound mortgages for seller financing, detailing their pros and cons for generating passive income. CFDs keep the seller as legal title holder, offering: 1) Eviction options for defaults (under 20% equity), 2) Quick closings, 3) Lower costs, and 4) Simpler handling of underlying debt. However, CFDs face: 1) Insurance complications, 2) Utility issues, 3...

Hans reveals why lease-options are his go-to exit strategy for creating passive income this 2025. Combining a lease agreement with a separate option-to-purchase contract, lease-options shine for: 1) Testing tenant-buyers for reliable payments, 2) Securing 3-5% option fees for skin in the game, 3) Allowing evictions for non-payment (unlike seller financing), 4) Enabling fast deal execution, 5) Avoi...

Hans shares his journey to Level One Financial Independence—covering basic expenses with passive income—in just 2.5 years through creative real estate investing. Inspired by Bigger Pockets, he initially aimed for 20 long-term rentals to generate $4,000/month but found them unreliable due to vacancies and maintenance. Shifting to subject-to deals and selling via seller financing or lease options, H...

Hans dives into a real subject-to deal in a rural area, breaking down how he turned a low-equity "clean grandma's house" into a projected $64,000 profit over 10 years. Sourced from a field agent’s delinquent loan list (and nearly from an expired MLS listing), this $80,000 FMV property (ARV $120,000) had a $74,000 loan at 5.125% with no PMI. With $12,000 upfront (closing, cleaning, $6...

Hans shares a powerful mindset hack that transformed his real estate business: a visualization exercise inspired by investor Cameron Cathcart. Struggling with distractions and pivoting between strategies (wholesaling, rentals, seller financing), Hans adopted this daily routine to stay focused. Close your eyes, imagine being lifted to Earth's orbit, then transported to your dream home 10 years...

Hans shares a real cold call to a real estate agent that led to a successful subject-to deal on an on-market property! Listen as he breaks down the conversation, explaining how he builds credibility, cuts to the chase with a creative offer, and addresses the seller’s debt-to-income (DTI) concerns with a mirror wrap (non-qualified assumption). Despite initial resistance (the seller wanted a formal...

Hans walks through a live subject-to deal analysis in Houston using his upgraded Deal Evaluator (v6.0)! This $240,000 ARV home has a $230,000 loan balance (4% interest, $1,785 PITI) with $14,000 cash to the seller, $5,000 closing costs, and $1,000 repairs, totaling $20,000 upfront. Hans estimates a $264,000 seller-financed sale with an 8% down payment ($21,200) at 8.5% interest, yielding $769/mont...