I’ve been investing in real estate for over 10 years now.
For most of that time, I was my own bank self-funding deals, moving at my own pace, keeping things lean and simple.
As the business evolved, I started incorporating hard money lenders. Not because I had to, but because I wanted to scale smarter, build a broader portfolio, and create solid, long-term relationships with lenders. That shift opened new doors and allowed me to do more deals without tying up all my capital in one place.
Lately, spending more time on platforms like InvestorLift, I’ve noticed something worth sharing, not as a complaint, just an observation from someone actively in the market.
Some deals are being priced based on comparables that don’t seem to reflect today’s reality. In many cases, the comps appear to be pulled from the very top of the market, without averaging, adjusting for condition, or even aligning with what’s actually selling right now. At times, it feels like MLS data isn’t fully being used or the highest sale is taken at face value.
The result is a gap between acquisition price and true resale value that looks good on paper, but doesn’t always hold up once you dig deeper.
To be clear ,this isn’t directed at everyone. I’ve worked with many solid wholesalers over the years, and many of them know me well. They know I’m serious, I do my homework, and when I submit an offer, it’s a real one backed by numbers, not guesses.
This post isn’t about pointing fingers. It’s just a reminder that the market has shifted, and pricing with awareness helps everyone involved close more deals, faster, and with less friction.
Being thoughtful with comps benefits buyers, sellers, and wholesalers alike.
Just one investor’s perspective from the trenches.
Wishing everyone continued success and clean closings.
Francisco T
Real Estate Investor | Fix & Flip
