How does your deal finder service work?

Tell us your buy box (target metro, price range, property type, and minimum cash-on-cash return). Each week we screen new off-market opportunities across our Texas pipeline and email you only the deals that match — already underwritten with cap rate, rent comps, and ARV. No spam, no retail listings, no time-wasting tours.

Are off-market deals actually better than MLS listings?

Often, yes — but not always. Off-market lets you avoid bidding wars and frequently buy below retail, which is the difference between a property that cash-flows on day one and one that doesn't. The trade-off is that off-market inventory is thinner, so you need a real deal finder feeding you a steady stream rather than waiting for the right one to appear.

Do I need to be a Texas resident to buy off-market here?

No. About half of the investors we serve are out-of-state — primarily from California, New York, and Florida. We coordinate showings, inspections, lender introductions, and closing logistics on the ground in Texas under TREC-compliant buyer representation.

Is the off-market deal list really free?

Yes. The weekly email is free. We earn our fee on the buy side at closing — exactly the same as a traditional buyer's agent — only when you decide to move forward on a deal we sourced.

Texas Cash-Flow Real Estate — San Antonio, Austin, Houston & Dallas-Fort Worth

CashFlowList.com is a Texas-based real estate service helping investors buy and sell cash-flowing properties — small commercial assets, multi-unit rentals, self-storage, RV parks, warehouses, and flex industrial space. Curated by Cosmin Ghiurau, a licensed Texas REALTOR® with Leverage Realty Consulting Group, LLC (TREC ID 849332-SA).

Markets We Serve

San Antonio — Affordable entry, strong rents, ~8.2% average cap rate. Military-anchored demand and steady appreciation make San Antonio the top metro for first-time cash-flow investors.

Austin — Tech-driven appreciation, ~6.4% average cap rate. Suburban Austin (Pflugerville, Round Rock, Kyle) delivers cash flow plus long-term upside.

Houston — Largest rental market in Texas, ~7.6% average cap rate. Energy, medical, and port economies fuel deep, diversified rental demand.

Dallas-Fort Worth — Job growth and new builds, ~7.1% average cap rate. Corporate relocations and suburban growth create strong tenant demand and resale liquidity.

Why Investors Choose CashFlowList.com

Investor-first underwriting on every deal

Focus on cash-flowing commercial and multi-unit assets

End-to-end deal execution from sourcing to close

Access to on- and off-market opportunities across Texas

True passive income — properties underwritten for positive cash flow from day one

Texas-only edge: no state income tax, landlord-friendly laws, top US population growth

Frequently Asked Questions

What cap rate should I expect on a Texas cash-flow property?

Across the markets we serve, well-underwritten rentals generally cap between 6.5% and 9% depending on market, asset class, and condition. San Antonio and Houston tend to lead on cap rate; Austin trades cash flow for stronger appreciation.

Can I invest in Texas real estate if I live out of state?

Yes. We work with out-of-state buyers — primarily from California, New York, and Florida — through TREC-compliant representation. Property tours, inspections, and closing logistics are coordinated on your behalf via written buyer representation agreements.

How is financing typically structured for investment properties?

Investor clients commonly use 20–25% down conventional investment loans, DSCR loans (qualified on the property's projected rent rather than personal income), or cash with a delayed-financing refinance. We can introduce you to independent lenders experienced with Texas investment and commercial deals.

Do you help sellers as well as buyers?

Yes. Through Leverage Realty Consulting Group, LLC — which specializes in commercial and investment-grade real estate — we represent owners of Texas rentals, multifamily, and commercial assets. Listings are marketed to obtain the best price and terms for the seller.

How is the weekly cash-flow list curated?

Every property is hand-screened against our underwriting model: positive cash flow at current rates, realistic rent comps, healthy CapEx reserves, and a clear exit. You only see deals that pass.

CashFlowList.com Get the Deal List

Texas off-market deal finder · Free weekly email

Off-Market Real Estate Deals. Before They Hit the Market.

Q: What are off-market real estate deals?

Off-market real estate deals are investment properties sold without ever appearing on the MLS or major listing portals like Zillow or Realtor.com. They come from direct-to-seller outreach, agent networks, wholesalers, probate, and pre-foreclosure pipelines — which usually means less competition, more negotiating room, and better cap rates for the buyer.

We're a Texas-based real estate deal finder service that sources off-market investment properties in San Antonio, Austin, Houston, and Dallas-Fort Worth — and emails them to you every Thursday with the underwriting already done. No bidding wars. No retail listings. Just deals that cash flow.

✓Never on the MLS or Zillow
✓Pre-screened for positive cash flow
✓Cap rate + rent comps included
✓5–10 new deals every week

What are off-market real estate deals?

Off-market real estate deals are investment properties that never appear on the MLS, Zillow, or Realtor.com. Sellers come to us directly — through agent networks, wholesalers, probate pipelines, tired landlords, and pre-foreclosure outreach — which means you skip the bidding wars and buy at numbers that actually cash flow.

For investors, off-market is where the math works. The same Texas duplex listed publicly at $385K may trade off-market at $340K — and that $45K spread is the difference between a rental that cash flows from day one and one that bleeds for three years.

Not on the MLS

Sourced directly from sellers, wholesalers, and our investor network — never published publicly.

Better entry prices

No bidding wars means you can buy at numbers that cash flow at today's interest rates.

Pre-underwritten

Every deal arrives with cap rate, cash-on-cash, and rent comps already done.

How the deal finder service works

You tell us what you're looking for. We send only the off-market properties that match. Closing happens on the ones you like.

1. Define your buy box
Metro, price range, property type, minimum cash-on-cash.
2. We source off-market
Direct seller outreach, wholesalers, probate, agent network.
3. Get matches weekly
Every Thursday: 5–10 deals that fit your buy box, fully underwritten.
4. Close with our team
Tours, inspections, lender intros, and closing — handled locally.

Why investors use a deal finder instead of searching themselves

MLS inventory rarely cash flows

At today's rates, public listings priced for retail buyers almost never produce positive cash flow. Off-market is where the math actually works.

Off-market takes a network, not a search bar

Wholesalers, probate attorneys, tired landlords, and pocket listings — these don't show up on Zillow. They show up because someone picks up the phone.

Underwriting is the unglamorous edge

Most investors lose money on the spreadsheet, not the inspection. Every deal we send has cap rate, rent comps, CapEx reserves, and exit math already done.

Local boots on the ground

Out-of-state? We tour, inspect, coordinate lenders, and close on your behalf as your TREC-licensed Texas buyer's agent.

Off-market deal finder FAQ

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