Welcome back to another episode of The Note Closers Show! Today, we are diving into the "nuts and bolts" of a specific performing note deal right here in San Antonio, Texas. While many investors focus solely on non-performing debt, there is a massive opportunity in acquiring seasoned, performing paper at a discount to create immediate cash flow and long-term equity protection.

In this episode, we move past the theory and look at the actual math behind a six-figure note investment. We break down why a specific offer was made, how the property value supports the debt, and the importance of third-party servicing in keeping your portfolio "set and forget". Whether you are a seasoned investor or just starting to explore the secondary market, this breakdown of a Bexar County asset will show you how to find the "win-win" in every transaction.

• The Anatomy of a the Offer: We break down the calculation behind a my discounted offer on a performing note, which represents approximately 78 to 80 cents on the dollar for the asset.

• Evaluating Property Equity: An analysis of the relationship between the purchase price and the $215,000 underlying value, ensuring the investment is "sitting pretty" with a strong protective equity cushion.

• The Importance of Seasoning: Why we targeted this specific note for its payment history and "seasoning," making it a lower-risk profile for investors looking for consistent returns.

• Third-Party Servicing Benefits: A discussion on why utilizing professional third-party servicing is a non-negotiable part of our strategy to ensure compliance and ease of management.

Looking to put some "Lazy Assets" to work for yourself or into a deal like this? Book a call with me to find out what you need to get started.

Watch the Original VIDEO HERE!

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Welcome back to a special episode of How to Invest in Austin Real Estate with your host, Scott Carson. If you’ve been watching the headlines lately, you know the Central Texas housing market feels a bit like a roller coaster. But are we looking at a total crash, or is this just the "normalization" we’ve been waiting for? Today, we’re cutting through the noise with raw data from the March 2026 reports to show you exactly where the hot spots are and why "accidental landlords" are becoming the new norm in the Austin Metro.

• Median Sales Prices and Market Correction: The median sales price for the Austin Metro Area currently sits at $412,000, reflecting a 3.6% year-over-year decrease. While prices in the city of Austin remain higher at a median of $540,000, the overall trend is described as a market correction rather than a crash, with more affordable entries found in Caldwell County starting under $222,000.

• Record-High Days on Market: Homes are currently taking an average of 91 days to sell across the region, the highest duration since March 2011. While 78742 (near the airport) sees listings sitting for nearly a year, rural outliers like Ellinger (78938) are moving in as little as 10 days, proving that remoteness and the "Texas Triangle" location are high in demand.

• Inventory Creep and Seller Sentiment: There are currently roughly 10,000 active listings in the Austin Metroplex, with Travis County holding nearly half of that inventory. While new listings are beginning to "creep up" as we head into the spring season, overall active inventory is actually down from the previous year as some sellers pull their homes off the market.

• The Rise of the "Accidental Landlord": A significant trend in 2026 is the emergence of homeowners who, unwilling to sell at a discount or in a distressed state, are choosing to rent their properties instead. This shift has made Austin one of the top areas in the country for "accidental landlords" who are waiting for market conditions to become more favorable.

• Foreclosure Trends and Investment Opportunities: Foreclosures are up 20% across the state of Texas, with Central Texas counties like Travis and Williamson seeing similar increases. For investors, this influx of inventory and rising distress levels signal a growing window of opportunity to find value-add properties that require professional guidance to navigate.

The Austin market of 2026 is all about balance. With inventory normalizing at about 6.5 months and buyers slowly returning to the table, the "wait and see" era is ending. Whether you are looking at the luxury heights of Westlake or searching for affordability in San Saba, the data shows a market that is finding its footing. Don't make moves based on scary headlines—look at the numbers, consult a professional, and take action.

Ready to dive deeper? Check out the full interactive report via the link in the description, and if you’re looking to buy, sell, or navigate a distressed property, reach out to us HERE!

Check out the Article By KXAN.com HERE!

Watch the Original Video of this Episode HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

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Have you ever taken a property back through foreclosure only to realize that a traditional sale isn't your fastest path to profit? In real estate investing, "Cash is King," but "Cash Flow is Queen." One of the most powerful tools in our arsenal is owner financing, yet many investors get it wrong by creating "crappy paper" that won't stand up to legal scrutiny or secondary market standards.

On this episode of The Note Closers Show, I’m joined by the top RMLO in Texas, Nirvana Roof. Nirvana is a specialist in helping investors transition from property owners to high-performing lenders. If you want to learn how to structure deals that are compliant, sellable, and secure, this conversation is your blueprint for success.

• The Vital Role of the RMLO: A Residential Mortgage Loan Originator (RMLO) is your first line of defense. In Texas, while laws are lender-friendly, they are strict regarding consumer protection. Using a professional to vet buyers ensures "Ability to Repay" (ATR) rules are met, protecting you from legal challenges and making your note significantly more attractive to secondary buyers.
• Avoiding "Guru" Pitfalls: Much bad advice suggests skipping the RMLO process to save money. Nirvana explains that shortcutting documentation leads to unsellable paper. When you create a note without proper third-party origination, you are gambling with your equity. Doing it right the first time is always cheaper than hiring an attorney to fix a non-compliant mess later.
• Structuring for Success: It’s about more than just the interest rate. To create "Gold Standard" paper, you must evaluate the down payment, seasoning, and the buyer's profile. Nirvana shares how stable income and "skin in the game" ensure a buyer is less likely to walk away, keeping your asset performing for years.
• Bridging the Loan Officer Gap: Traditional loan officers often don't understand the investor mindset. Nirvana bridges this gap by finding creative ways to fit "denials" with investor-sellers. This allows realtors and investors to work with buyers who can be nurtured toward conventional refinancing over a 12-to-24-month period.
• Compliance as a Value-Add: Showing a potential note buyer that your paper was originated by a licensed expert like Nirvana causes your note's value to skyrocket. Compliance isn't a hurdle; it’s a marketing tool that allows you to exit your position faster and at a lower discount because the paper trail is clean and transparent.

The goal isn't just to do a deal; it's to do a good deal. Owner financing is a phenomenal way to move REOs and create long-term wealth, but only if you respect the rules. Partnering with a professional like Nirvana Roof ensures your "banker" hat fits perfectly and your assets are protected. Don't build your portfolio on a foundation of poor documentation. Treat your note business like the professional enterprise it is.

Reach out to Nirvana to start creating high-quality, sellable paper today!

Nirvana@NRTDServices.com

Watch the Original Video of this Episode HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!