Hans recounts his 11th subject-to deal, a manufactured home 3.5 hours from his base, acquired via expired low-equity listings (LTV ≥80%) through postcard marketing. With a mid-4% interest rate loan, the deal promised strong cash flow. Closed remotely, Hans faced chaos: two squatters moved in without paying option fees or rent. The first squatter left after sheriff intervention, but the second, vouched for by a deceptive landlord, also squatted, requiring further sheriff action. Learning from these setbacks, Hans hired a realtor (3% commission) for boots-on-the-ground presence, who marketed the property and found a legitimate seller-finance buyer via Facebook Marketplace. Now cash flowing $500/month on a rent-to-own basis for 1.5 years, the deal succeeded despite early nightmares.

Key lessons: install a Ring doorbell and keypad for remote monitoring, secure reliable local support, and conduct thorough tenant screening. Curious about Hans’ coaching? 

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