The Steps Of A Good Man Are Ordered By The Lord!

 Off-Market Multifamily Investment Opportunity | Georgia Portfolio

SAVANNAH

Portfolio Highlights:
Timberland – 176 Units | 83% Occupied
• 56 × 1BR/1BA | 88 × 2BR/1BA | 32 × 3BR/2BA
Spoke – 106 Units | 95% Occupied
• 97 × 1BR/1BA | 9 × 2BR/2BA
Viera – 208 Units | 94% Occupied
• 40 × 1BR/1BA
Oakwood Village (Augusta) & Cedar Ridge – 145 Units | 90% Occupied
• Two nearby communities (~3 miles apart)
• Existing office infrastructure
• Average rents around ~$900/month
Key Highlights:
✓ 635 units across Georgia
✓ Strong occupancy performance
✓ Diverse unit mix
✓ Value-add potential

PORTFOLIO OVERVIEW

1. TIMBERLAND
Vintage: 1974
Units: Approximately 176
Debt: $19,232,000 assumable loan
Interest Rate: 4.64%
Structure: Full-term interest-only
Maturity: October 2, 2032
Whisper Price: $32,000,000+
Approx. Price/Unit: $182,000
2. ABERCORN
Vintage: 1971
Units: Approximately 159
Debt: $14,596,000 assumable loan
Interest Rate: 6.10%
Structure: Full-term interest-only
Maturity: October 1, 2030
Whisper Price: $27,000,000+
Approx. Price/Unit: $170,000
3. AUGUSTA
Vintage: 1984
Units: Approximately 146
Debt: Free and clear
Whisper Price: $12,000,000
Approx. Price/Unit: $82,000

PORTFOLIO NOTES

The properties are managed in-house by the ownership/management team.

No market survey is currently available.

Financials and rent rolls are available for review for Timberland, Abercorn, and Augusta with POF 

#FlipFruit 🍏 9/6/2026
408 Units in California 

RENTING RATINGS

Monthly Rent:   $1,643 - $2,938

Bedrooms:  1 - 2 bd. 

Bathrooms:  1 - 2 ba.

Square Feet:  545 - 900 sqft.

INVESTMENT OVERVIEW
STRONG AMENITY AND LIFESTYLE DIFFERENTIATION IN THE SUBMARKET -

 The Property’s top tier, class-A amenity programming —including co-working spaces, expansive fitness center, yoga studio, pet station, pool, lounges, and social areas—creates a community-driven residential environment that attracts quality renters and supports long-term occupancy stability.

Purchase Price:    $120,000,000  Plus fee

This Sweet deal offers a newly constructed, amenity-rich living experience at a 20% to 30% discount to comparable class-A communities in Downtown and Midtown Sacramento.
408 apartment units from stylish one- and two-bedroom apartments and townhomes featuring quartz countertops, stainless steel appliances, vaulted ceilings, and private balconies. With perks like concierge trash service, keyless entry

, and attached garages, everyday convenience comes standard. Located near I-5 and Hwy 50, Maven places you minutes from Downtown Sacramento and walk distance to the Sacramento river. 

#FlipFruit 🍏#mouth@hflipper 

ANNISTON WORKFORCE HOUSING PORTFOLIO

Anniston, Alabama | 66 Rental Units

OFFERING PRICE

$3,400,000

$51,515 per unit

Portfolio Snapshot

Metric Portfolio

Offering price $3,400,000

Total rental units 66

Reported occupancy 92%

Current scheduled rent Approx. $33,490-$33,790 / month

Market rent Approx. $36,488 / month

Current annual scheduled rent Approx. $402,000-$405,000

Stabilized annual market rent Approx. $437,856

Potential monthly rent upside Approx. $2,700-$3,000

Price per unit $51,515

Investment Highlights

Immediate operating scale. Acquire 66 rental units in a single transaction with reported occupancy of approximately 92%.

Low per-door basis. At the $3.4 million offering price, the acquisition basis is approximately $51,515 per unit.

Existing cash flow. Current scheduled rent is approximately $33.5K-$33.8K per month.

Embedded rent upside. Reported market rent is approximately $36.5K per month, creating potential upside through lease

renewals, turnover and stabilization.

Occupancy upside. Moving the portfolio from approximately 92% occupancy toward a stabilized level provides an additional

path to revenue growth.

Anniston Workforce Housing Portfolio | $3,400,000 Page 2

2026 YTD Operating Performance

January-June 2026 P&L Amount

Rental income $167,202.87

Property taxes ($12,476.64)

Insurance ($15,271.52)

Repairs & maintenance ($12,665.67)

Utilities ($2,348.62)

Reported total expenses ($30,285.81)

Reported net income $124,440.42

Annualized reported net income Approx. $248,881

Reported annualized yield at $3.4M Approx. 7.32%

Underwriting note: The supplied 2026 YTD P&L; does not separately show a property-management fee, while the supplied

2025 P&L; does include management expense. The 7.32% figure is therefore shown only as a yield on reported annualized

net income and should not be represented as a buyer-normalized cap rate. Purchasers should normalize management,

vacancy, reserves, capital expenditures and other operating costs under their own underwriting standards.

Revenue Upside

Current Market / Stabilized

Monthly rent ~$33.5K-$33.8K ~$36.5K

Annual rent ~$402K-$405K ~$437.9K

Occupancy 92% Stabilization opportunity

Investor Due Diligence

• Verify current rent roll, lease terms, tenant ledgers, deposits and delinquency.

• Confirm occupancy and status of vacant or non-paying units.

• Verify property taxes, insurance, utilities and management expenses.

• Inspect roofs, HVAC, plumbing, electrical systems, foundations and deferred maintenance.

• Normalize repairs, turnover, capital expenditures, vacancy and replacement reserves.

• Confirm title, parcel count, unit count and property-level legal descriptions.

• Independently verify market rents and property-level values.

 Asking $3.4M + Fee if interested. 

#FlipFruit🍏. 10/6/2026

Northpoint Shopping Center in Cape Coral.

As discussed, attached are the financials currently available for your review, including the rent roll dated August 4, 2026, and the T-12 through June 2026.

Property Overview:

• Property: Northpoint Shopping Center
• Location: Cape Coral, FL – Pine Island Road Retail Corridor
• Asking Price: $28,000,000
• Gross Leasable Area: Approximately 111,000 SF
• Occupancy: Approximately 96.8% as of the August rent roll
• National Tenants: Aldi, Michaels, PetSmart, Five Below, and AutoZone

Please review the attached financials and let me know your thoughts. If the underwriting aligns with investment criteria, I would like to move forward with an LOI at $28 million and present it directly to ownership.

10/6/2026  #mouth@hflipper

3.6 acres
CMX-3 
Next to Sugarhouse.
Penn treaty park
Price:30M+ fee

#flipfruit  10/6/2026

 MULTIFAMILY INVESTMENT OPPORTUNITY – 211 UNITS

NO SELLER FINANCE

2m in capex completed
upside on rents

EXISTING BRIDGE LOAN ON THE PROPERTY
BEST IF BUYER GETS NEW LOAN FOR THEMSELVES!

BAYOU APARTMENTS –

211 Units
Asking Price: $17,800,000+ FEE
NOI: Approx. $1.2M
93–95% Occupancy
1970 Vintage
Renovated in 2025

Strong stabilized multifamily opportunity with significant renovations completed and solid in-place income.

Price per unit: ~$80,600 
Going-in cap rate: ~7.1%

Bayou Apartments

Bayou Apartments — offers due October 23, 2026
OFFERED AT
$17,800,000
7.22% In-Place Cap Rate
211 units | Fully renovated in 2025
211
APARTMENT UNITS
2025
FULLY RENOVATED
91%
OCCUPANCY
Call for offers - October 23rd 2026
Bayou Apartments is a 211-unit brick garden community offering immediate in-place yield and rent upside without a unit-renovation program. All 211 residences were renovated in 2025, occupancy has returned to 91%, and the 7.22% cap rate is based on NOI that already includes an 8.9% vacancy and credit loss deduction.

All 211 units renovated in 2025 with new kitchens, stainless appliances, and new flooring
In-place NOI of $1,285,804 with no lease-up credit included in the cap rate
Average rents of approximately $748 for one-bedrooms and $856 for two-bedrooms, versus $950 at the closest comparable
Tight market vacancy of 2.1% for one-bedrooms and 3.1% for two-bedrooms

IN-PLACE NOI
$1,285,804
CAP RATE
7.44%
POSITIONED IN GULFPORT
Bayou Apartments is positioned in Gulfport, Mississippi’s second-largest city, within an MSA of 420,782 people and 32,576 apartment units across 345 properties. The employment base is led by service, healthcare, military, and tourism-related industries.

Only 144 units are under construction in the MSA. Downtown Gulfport has a $105 million mixed-use redevelopment underway, while the Port of Gulfport is adding a $20 million gantry crane, reinforcing investment and employment activity around the property
 

10/6/2026

 #mouth@hflipper

Property Overview:

• Asking Price: $14,500,000
• Current NOI: $795,000
• Total Units: 56
• Unit Mix: 22 one-bedroom, 31 two-bedroom, and 3 three-bedroom units
• Revenue: Approximately 60% of revenue comes from Section 8, providing an established relationship with the program.
• Value-Add Potential: Opportunities for operational improvements and increased efficiency.

Pricing & Offer Structure:

Although the asking price is $14.5M, the seller is open to reviewing offers based on your underwriting.

10/06/2026

  #mouth@hflipper

Property Overview:

• Property: Northpoint Shopping Center
• Location: Cape Coral, FL 
• Asking Price: $28,000,000
• Gross Leasable Area: Approximately 111,000 SF
• Occupancy: Approximately 96.8% as of the August rent roll
• National Tenants: Aldi, Michaels, PetSmart, Five Below, and AutoZone
  
  
  
  
  
  
  

10/6/2026

#mouth@hflipper

Property Overview:

• Asking Price: $14,500,000
• Current NOI: $795,000
• Total Units: 56
• Unit Mix: 22 one-bedroom, 31 two-bedroom, and 3 three-bedroom units
• Revenue: Approximately 60% of revenue comes from Section 8, providing an established relationship with the program.
• Value-Add Potential: Opportunities for operational improvements and increased efficiency.

Pricing & Offer Structure:

Although the asking price is $14.5M, the seller is open to reviewing offers based on your underwriting.

2/23/2026

Flip ID: 9083

Delivered Occupied 

18 beds

6baths
6,006sqft

Building features 24 rooms, 18 bedrooms, 6 baths, spacious living and dining, eat in kitchen and basement.

 Close to supermarket, subway and shopping. NO INTERIOR INSPECTION AVAILABLE,THIS 

PROPERTY WILL NOT BE DELIVERED VACANT.
Asking price

$980,000 occupied sale as is + fee

10/6/26 #flipfruit    #mouth@hflipper

City, OK 73119  189 Unit complex . Total 118k sf.
Conservative rents:
25x studios. Projected rent $550
92x 1 bed  1 bath units. Projected rent $750
45x 2 bed 1 bath units. Projected rent $850
27x 2 bed 2 bath townhomes. Projected rent $975
Gross rent 147,325 monthly

96x Storage units on the 1st floor of several buildings. Projected income $35 per unit brings 3360 per month

Laundry room income: $9000/month from 18 washers and 18 dryers.

Gross total projected income: $156,325 monthly.
$1,875,000 annual


Expenses:
Taxes: $35k annual (this wont increase)
Insurance:$90k annual (I had quotes already)
Water/sewer: Rubs billback
Trash: $40k annual
Electricity separately billed.
Common area electric: $8k annual.
Property Manager: $50k annual
Vacancy/Delinquency: $281,385 (15% of gross)
Capex/Maintenance/Reserves: $281,385 (15% of gross)
Total projected expenses: $785,770

Projected NOI: $1,090,130
Expense ratio: 42%
Value at 8% cap rate: $13.63m 

Campo, TX. 77437

Absentee owner 

Inside: 125k
Gas gallon: 80k
Other income: Air, ATM, Lot, Deli,EV, Rbt, Etc.. $10,200.
Game machine 7500
Rent space 2500 sq available (unrented) 
Monthly Insurance: 2100
Annual prop tax: 45k
Opened 2016
Jobber - king fuels 
2x 30,000 gallons Double Wall Jacketed Steel Tanks installed on 7/21/2016.
Tank 1- 30,000 gallons Diesel.
Tank 2- Divided into 5000, 20000, and 5000 gallons containing Diesel. Regular Unleaded, and Super Unleaded respectively.

$5.25M + fee

10/6/2026

 #mouth@hflipper 

 The Opportunity
A 283-unit, four-property multifamily portfolio in the Pontiac submarket of Oakland County, Metro Detroit. The portfolio is generating over $3.27M in current annual gross income, with a clear path to grow that through lease-up and rent stabilization.

Key Numbers
- Marketed Acquisition Price: $25,500,000+ fee
- Seller-Suggested Master Acquisition Basis: $24,500,000 (structured on terms)
- Current Occupancy: 88.5% (11.5% vacancy upside)
- Current Avg Rent: $1,024/unit vs. Target/Market Rent: $1,125/unit
- Adjusted NOI: $1,700,213 | Adjusted Cap Rate: 7.08%
- Projected Gross Income: $3,616,024

The Four Communities
- Oak Square Apartments — 119 Units
- Perry Place Apartments — 72 Units
- Monroe Manor Apartments — 64 Units
- Huron Place Apartments — 28 Units

Acquisition Structure
Ownership has proposed breaking the debt into tranches rather than one blanket loan — including a possible assumption of ~4% existing Fannie Mae financing on select buildings and seller financing on the one free-and-clear asset.