Published on Section8Karim.com
Most people think you need a high credit score, a six-figure income, and a traditional mortgage to buy real estate. I’ve built a 120+ property portfolio proving the opposite. In fact, I closed three rental deals in just 30 days—without stepping foot in a bank or filling out a loan application.
All I needed was the right strategy, a bit of hustle, and the confidence to make creative offers when everyone else was walking away.
In this post, I’ll break down exactly how I did it—and how you can start doing the same.
🔑 Deal #1: The Tired Landlord Who Just Wanted Out
This deal came from a direct mail campaign targeting out-of-state landlords. The seller had inherited the property, never wanted it, and was done dealing with repairs.
Here’s how I structured it:
- $1,000 down
- $600/month for 5 years (seller financing)
- No credit check, no bank involved
- Out-of-pocket: $1,000 + minor cosmetic updates (~$2,500)
- Rent: $1,250/month via Section 8
- Net Cash Flow: ~$400/month
“I gave him what he really wanted—peace of mind and passive income—not just a lowball price.”
🔧 Deal #2: The Burnout Duplex That Everyone Overlooked
This duplex sat on the market for over 60 days. It needed some work. Most investors passed. I didn’t.
How I structured it:
- Took the deal subject to the existing mortgage
- Covered back taxes and closing costs
- Invested $7,000 in rehab
- Placed two voucher tenants within 45 days
- Total Rent: $2,400/month
- Net Cash Flow: ~$800/month
- Out-of-pocket: ~$9,000
“Don’t chase perfect properties. Chase problems you can solve.”
💼 Deal #3: The FSBO I Negotiated on Instagram
The third deal came through Instagram Marketplace. No agents, just a motivated seller.
Here’s what I offered:
- $5,000 down
- Remaining balance spread over 48 months (owner-financed)
- I covered taxes, insurance, and light upgrades
- Section 8 tenant placed after $2,000 in improvements
- Rent: $1,150/month
- Net Cash Flow: ~$450/month
- Out-of-pocket: $7,000 total
“The more flexible your offer, the more likely a seller will say yes—especially when no one else is offering terms.”
🔁 What All 3 Deals Had in Common
- I targeted motivated sellers, not just cheap houses
- I used creative financing terms like subject-to and seller carryback
- I made offers that solved the seller’s problems—not just my own
- I turned underused properties into cash-flowing Section 8 rentals
- I didn’t rely on banks, credit checks, or W2 income
These deals weren’t lucky. They were structured. Repeatable. Intentional.
“Most people wait for the bank to say yes. I write offers that make the seller say yes.”
💡 What You Can Learn From This.
If you’re new, here’s what matters:
- Learn how to structure seller-financed and subject-to deals
- Focus on creating win-win terms, not just discounts
- Master the Section 8 system so you can pass inspections and place tenants quickly
- Stop overthinking credit and capital—you can get started with far less than you think
🚀 Want to Close Your First (or Next) Deal Without Banks?
I break down these strategies in full at Section8Training.com — including offer templates, inspection workflows, and deal calculators.
To learn from my wins, losses, and behind-the-scenes systems, explore the rest of Section8Karim.com.
And if you’re a journalist, housing advocate, or investor looking to connect, head over to KarimNaoum.com for media requests, consulting, or strategic partnerships.
