Residential & commercial · Southern California

The rent pays off the building. You keep the building.

We buy rental property where the owner acts as the bank. The tenants' rent pays that owner back in full in 12.5 years. After that, the property is owned outright, with no mortgage.

01No bank loan. The seller finances the purchase.
02No balloon payment. Every payment shrinks the loan until it hits $0.
03We only buy when the rent covers the payment with room to spare.
See a full example
$11.6M+In closed deals we can document, commercial and residential
2.2×Resale price on our South LA building, bought with seller financing
95%Seller-financed on our Huntington Park purchase, about 5% down
$1.975MNote we carried as the lender when we sold our Bakersfield motel
How it works

Four steps, one rule.

The rule: we only buy if the property's rent, after all its costs, covers the seller's monthly payment with at least a 15% cushion. If it doesn't, we either put more money down or walk away.

1

Find a seller who will finance

Many owners would rather get paid monthly, with interest, than take one lump sum and a big tax bill. They act as the bank.

2

Agree on a 12.5-year payoff

The loan is paid off in full over 12.5 years (150 payments). There's no large "balloon" payment at the end, so we never need a bank to refinance.

3

Investors fund the down payment

Investors put in the down payment and any renovation money. In return they own a share of the property and its monthly income.

4

Tenants pay it off

Each month the rent covers the bills and the seller's payment. When the last payment is made, the property is owned free and clear.

Where the rent goesBills, then the seller

Taxes, insurance, repairs and vacancies come out first. The seller's payment comes next.

What's left overMonthly cash flow

Split between investors and us, by ownership share.

What builds every monthEquity

Each payment lowers the loan. In 12.5 years the loan is $0.

A full example, in plain numbers

What an investor actually gets.

A sample 4-unit building. Every number below comes from the same math as our calculator, so you can check it yourself.

Sample 4-unit building

Purchase price$1,000,000
Rent, all 4 units$10,000/mo
After bills (taxes, insurance, repairs, vacancy)—
Down payment (30%)$300,000
Seller finances$700,000 at 5%
Monthly payment to seller—
Left over each month—
Investor puts in (down + 3% costs)$330,000
Investor owns70%
Investor's total at payoff—
Investor gets monthly—
Average yearly return—over 12.5 years
Down paymentLoan paid off by rentValue growth (3%/yr)Same building, 30-year bank loan

How to read this: each bar is how much of the building is truly owned, year by year. The gold part is the loan the tenants paid off. By year 12.5 the loan is gone and the whole building is owned.

Assumes 5% vacancy, 8% for repairs, 1.2% property tax, $3,600/yr insurance and 3% yearly value growth. With no value growth at all, the investor would still end with about —. This is an illustration, not a promise of returns.

Who we work with

Two ways to build wealth with us.

For investors

Own real estate without a bank loan.

We find the deal, negotiate the seller financing and run the property. You fund the down payment and own a share.

  • You're an owner. Your share of the property is written into the ownership agreement.
  • Monthly income. Your share of what's left after bills and the seller's payment.
  • Your exit is agreed up front. A set buyout price for your share, or a sale after the loan is paid off.
  • The debt disappears. The loan is $0 in 12.5 years, so the owned share grows every single month.

Investments are offered only through formal offering documents and may be limited to accredited investors. Nothing on this page is an offer to sell securities.

For property owners

Sell at your price. Get paid every month.

Instead of one check, you receive steady monthly payments with interest, secured by the property you know best.

  • Get your price. Offering financing lets you hold firm on price.
  • Monthly income with interest on the full amount you finance.
  • Paid in full in 12.5 years. No balloon payment to chase at the end.
  • Spread out the tax. An installment sale may let you report the gain over time.
  • We've been the seller too. We sold a $2.2M motel and financed the buyer ourselves.

Talk to your tax advisor about how an installment sale applies to you.

Track record

Real deals, real numbers.

Income property · SoldLos Angeles
Our formula, start to finish

Building in South Los Angeles

Bought from the owner, who financed it on a 15-year loan that paid itself off. We renovated, then sold for more than double and financed our buyer at 6.5%. The profit bought and renovated our Sherman Oaks home.

In plain terms: no bank, $550,000 gain, and we became the lender.
Bought
$445,000
Sold
$995,000
Our loan from seller
3.5% · 15 yrs
Our loan to buyer
6.5%
Income property · SoldHuntington Park
Closed Nov 7, 2014 · escrow statement on file

Two buildings on Maywood Ave

Bought with about 5% down while the owners financed the other 95%. Later sold, with the money moved tax-deferred into a larger property (a 1031 exchange).

In plain terms: $33,800 of our cash controlled a $659,232 purchase.
Price
$659,232
Owners financed
$627,717
Our cash down
$33,800
Rolled into
Bakersfield motel
Commercial · SoldBakersfield
Closed Jun 28, 2023 · escrow statement on file

Motel · 20,425 sq ft on 1.64 acres

Bought with the owners financing it at 4%. Sold for $2,225,000 with $250,000 down from the buyer. We financed the rest at 6.5%, while still paying 4% on our original loan, and kept the difference.

In plain terms: we earned a 2.5% spread on the original loan, plus 6.5% on our equity.
Sale price
$2,225,000
We financed (89%)
$1,975,000
We pay
4.0%
Buyer pays us
6.5%
Commercial · RepresentedLompoc
Closed Oct 26, 2018 · brokerage

Commercial income property

Found and closed this purchase for our client through her 1031 exchange, then later listed and sold it for her as well.

In plain terms: a $3.8M deal handled on both the buy and the sell.
Purchase price
$3,800,000
Rent at closing
$26,171/mo
Our role
Client's agent
Later
Sold it for her
Residential · OwnedSherman Oaks
Bought & renovated from sale profits

Single-family estate

A five-bedroom Sherman Oaks home bought and renovated with the profit from the South Los Angeles sale. Now offered as an executive lease.

Size
4,631 sq ft
Layout
5 bd · 4.5 ba
Residential · OwnedPalmdale
Rental

Rental home

A long-term rental home, owned and managed directly.

Use
Long-term rental
Managed
In-house

Home buyers represented

Over $3.5 million in home purchases closed for our buyers.

  • Woodland Hills$850,000 · Dec 2021
  • Thousand Oaks$800,000 · Jun 2019
  • Ventura$705,000 · May 2022
  • Lake Balboa$635,000 · Aug 2018
  • Canoga Park$527,000 · Mar 2019
  • Simi ValleyBuyer's agent
On our desk now

Deals we're working right now.

Each one is run through the rule: can the rent pay the seller off in 12.5 years with a 15% cushion, and how much down does that take? Tap any deal to open it in the calculator.

Works after renovationEcho Park

6-unit building

Two 1-bed, two 2-bed and two 3-bed units. Needs repairs and updating, which is where the upside is.

Price$1,250,000
Seller finances at5.5%
Rent after renovation (est.)$15,600/mo
Renovation budget (est.)$150,000
Down payment that worksAbout 13%
WorksSouth Los Angeles

12-room building

A 1907 Victorian with 12 private-entry rooms, gated parking and laundry income, on an 8,494 sq ft lot. Our estimate assumes the owner pays utilities.

Price$849,000
Seller finances with35% down
Rent at $800/room (est.)$9,600/mo
Left over each month (est.)About $1,300
Watch listMar Vista

12-unit courtyard building

Westside courtyard building with seller financing offered. Today's rents average $603, far below the roughly $2,367 market.

Price$1,995,000
Today's rent$7,236/mo
Works at today's rent?No
Works at market rent?Yes, 25–30% down

Opportunities under review, subject to availability and to verifying rents and terms. Rents marked "est." are our estimates. This is not an offer to sell securities.

Questions investors ask

Straight answers.

What is seller financing?

The person selling the property acts as the bank. Instead of the buyer getting a bank loan, the buyer pays the seller monthly, with interest, until the price is paid. The loan is recorded against the property, just like a bank loan.

Why 12.5 years?

A shorter loan means each payment pays down much more of the debt, so ownership builds fast. And because the loan is fully paid off in 150 payments, there is no big lump sum due at the end and no need to refinance with a bank.

How do I make money?

Two ways. First, monthly income: your share of the rent left after bills and the seller's payment. Second, ownership: your share of a property whose loan is shrinking every month to $0, plus any growth in its value.

What exactly do I own?

Each property is held in its own company (an LLC). You own a percentage of that company, set out in a written operating agreement before you invest.

How do I get my money out?

Your exit is agreed in writing before you invest. Typically that's either a buyout of your share at a set price, or a sale of the property after the loan is paid off.

What are the risks?

Rents can drop, units can sit empty and repairs can cost more than planned, which lowers monthly income. Property values can fall. Your money is tied up for years, and it is not insured like a bank deposit. That's why we only buy when the rent covers the payment with at least a 15% cushion.

Who can invest?

Investments are offered through formal documents and are usually limited to accredited investors. Reach out and we'll walk you through what's available.

NM
FounderDRE #01831982
The founder

Nathan Marque has been both the buyer and the bank. That's the whole idea.

Nathan is a licensed California real estate agent and investor. He has bought, sold, leased and managed property across Los Angeles, the San Fernando Valley, Ventura County, the Antelope Valley and Kern County, from family homes to motels and commercial buildings.

In 2014 he bought two Huntington Park buildings with just $33,800 down, the owners financing the rest. He later traded them into a Bakersfield motel the owners also financed, and sold it in 2023 for $2,225,000 while financing the buyer himself. He bought a South Los Angeles building for $445,000 with seller financing, renovated it, and sold it for $995,000.

As an agent he has closed a $3.8M commercial deal in Lompoc and over $3.5 million in home purchases for buyers. Those deals became the RE Wealth Create formula: buy with seller financing, make sure the rent pays every dollar back, and own it free and clear.

Licensed agentCommercial & residentialSeller financing1031 exchangesLandlord & operator
Talk to Nathan

Every property paid off. Every partner paid.

Want a share of the next deal, or own a property you'd sell on your terms? Call, text or email Nathan directly.

Call or text(310) 460-8186 Emailme@rewealthcreate.com
I want to invest →I own a property

Nathan Marque · Founder, RE Wealth Create LLC · CA DRE #01831982