Month: June 2026

Could you Run 6-10 Deals at any Given Time?

If you are already doing this, congratulations. You can simply delete this email, buy one of these as your next deal, and carry on with your week.

If you are not already doing this, let me share what this looks like.

Running 5-10 deals at once means you are closing 1-2 deals every month. Steady, above average income.

Running 5-10 deals at once is also a lot of work. You are managing dozens of negotiations at any time with sellers in search of that next deal.

You are managing dozens of negotiations with contractors around design, repair items, and inspection reports. You have a strong rolodex of these service providers and are good at underwriting the risk of hiring a new contractor.  (Will they run off leaving a job half finished?)

You are a master at managing the contract cycle – both on the buy-side with sellers and the sell-side when you’re exiting to the retail buyer. You are aware that you have the ability to compress those cycles by a few days here and there-which amplifies your yearly income.

You have resources lined up such as $10M in financing at any given time which is used to buy/renovate that constant flow of deals.  Ok, $5M is prob enough to manage this pipeline.

To be honest, this is how Acquisition Managers are living their life with us here at Diamond Equity Investments. Running 5-10 deals at any given time. 1-2 closings every month.

We have the money, a decent rolodex of contractors, and a steady supply of sellers who own houses that need renovation. We also have strong admin staff to help get closings done. Finally, we have a senior underwriting team to help make the most important decision in any real estate deal:

How much do you offer?? (this is the #1 question most investors get wrong which leads them to big losses, or no deals. I have answered this question correctly alongside my team more than 5,000 times in my career. I can help you answer this too, assuming you’re on the team.)

At this point in this email, I hope you’re actually wondering the same thing:

“Dan, How much do you offer Acquisition Managers who run your deals?”

My answer, “A partnership share on any deal closed.”

There is no cap in the ability to earn income here at Diamond Equity. We are looking for one Acquisition Manager who understands Deal Making & is ready for a lifestyle in the real estate business.

This is a grind, not a “lifestyle real estate business” where you work remotely and go on lots of vacations. The goal is for you to earn $1M after taxes, in the bank, after a few years in the position and then become a private lender-loaning that $1M out at 12% and setting yourself up with an income stream for life. This will take hustle, grit, & determination to be considered & succeed.

At this point in this email, I’ll ask you, “Do you know anyone who might make a good acquisition manager?”  If so, I’d appreciate an email introduction.

We are always buying value add residential, commercial, & industrial property. Happy to review any deal you might have available.

Here is my observation on the residential real estate market across the US:

Buyers seek perfection. Dated, “needs some repairs” handyman specials are increasingly selling only to investors at cash prices.

For the past 5 years since Covid, retail buyers would accept houses that needed some work.  Not anymore. At minimum, the house must be painted & clean. Ideally new appliances. Better yet-fully renovated.

In a flat or declining market, which we is the case in the majority of local markets, renovated houses hold their value. People pay for convenience, ad it is mighty convenient to move into a fully renovated house, unpack, and just live.

Ready to Renovate another house?  Here are 34 properties for sale, many work for fix & flip 

Here, you can: 

• Buy Deals Here (3 Avail around the US)
• Invest in Our Deals Here (Accredited Investors)

Featured Deal: 35,794 Sq. Ft. Warehouse – Barnesville, GA $795K ($22/ft.)

The Five Tax Deferral Strategies

1. Self-Directed IRAs & Solo 401(k)s – These are retirement accounts you control. You can use them to buy real estate—rental properties, syndications, even lend on flip deals—so your gains compound tax-free (or tax-deferred). The rules are strict, but the payoff is real. If you haven’t explored investing from these accounts, start sooner rather than later. Every year you wait is another tax bill paid unnecessarily. Full detail here.

2. 1031 Exchanges – This IRS code lets you sell an investment property and roll those proceeds into another without paying capital gains tax—if you follow the rules to the letter. Used right, it’s a way to grow your portfolio exponentially, without the drag of taxes at each step. Full detail here

3. Opportunity Zones – Investing in designated areas can mean years (sometimes a decade or more) of deferred or eliminated capital gains tax. While the windows are changing year-to-year, there still are possibilities if you know where to look and act quickly.

4. Deferred Sales Trust – Can be used to defer gain on any highly appreciated asset – including the sale of a business. Full detail here.

5. Cost Segregation – One of my favorite & most used tax deferral strategies. In certain deals, this can be like writing off a portion, or the entire investment amount.  Full detail here.

Here are 32 properties for sale, many work for fix & flip 

A Worthy Goal for Anyone

Many years ago, maybe 2012, I met one of our Private Lenders for lunch. At the time she was about 40 years old and had recently retired. She told me a story of how her dad was amused by her goal:

Save $1 Million in the bank after paying the taxes, then retire on the income that $1 Million would generate.

No rental properties, no flipping houses. She worked a professional career and invested her money passively in real estate deals earning 12%.

As she shared the story, sitting across from me-retired-she then shared how her dad was amazed when she did exactly what she said she would.

What’s the Income on $1 Million in Savings?

The deals paid roughly 12% per year – or $120,000 in income – by funding fix & flip deals for investors.  For less experienced flippers (more risky loan) she charged 15%. For well capitalized, volume flippers, maybe as low as 10%.

For a full breakdown on how funding fix & flip deals for investors works, you can sign up here & I’ll email you a complete summary on how my lenders fund deals and are protected by 1st position mortgage & note.

As I sat across from her broke, I thought, Why Not Me?

If you’re been a reader for a while, or know me personally, you know that 2012 was the year I quit drinking. I’ve accumulated a few bucks since those days, but when she told me the goal of accumulating $1 million dollars to lend to other investors, it seemed like a great idea (except for the retire part-I’m having way too much fun to stop & do nothing!!)

For one group of folks reading this email, $1M in cash is laughable-as they’ve hit that & many more – years ago. For the rest reading this, you’d prob agree that $1 million in cash is a worthy. Well, certainly it’s a start!

Here are 32 properties for sale, many work for fix & flip