We buy single-family rentals with creative seller financing.
Franks Financial LLC (dba Franks Deals) acquires properties with a six-figure down payment at closing and the remaining balance paid via balloon over 5–7 years. We work directly with the listing agent on the public MLS record — no middlemen, no marketing platform.
How it works
From inquiry to close in 4 steps
Step 1 — Get in touch
Request a cash offer via our SMS opt-in form, schedule a 15-minute call on Calendly, or reply to the email we sent about your listing.
Step 2 — We review the listing
We pull the MLS record, run our financing model against your numbers, and reply with a Letter of Intent (LOI) that lays out the structure — down payment, balloon term, monthly servicing terms.
Step 3 — Negotiate terms
You review the LOI with your seller. If they need adjustments — different down amount, longer term, additional concessions — we negotiate in writing. No high-pressure tactics. No verbal-only commitments.
Step 4 — Close
Once terms are agreed, we move to contract through a title company you choose. Closing typically lands in 21–35 days from signed contract. The seller carries the note; we make the agreed payments and balloon the balance at year 5–7.
Who we buy from
Built for sellers who want flexibility — not a wholesale lowball
Our offers are for sellers who'd rather earn yield on their equity than collect a single cash payout — and for listing agents whose clients are open to creative structures.
Listing agents
Bring us a property where the seller is open to creative financing. We sign the LOI as the buyer; the seller carries the note. You keep your commission, the seller keeps the income stream.
Property owners (direct)
Own a single-family rental and want out of property management but keep the income? We can structure a buyout where you walk away from operations while continuing to receive payments over 5–7 years plus a balloon.
Estate / probate situations
Heirs who want predictable monthly income from inherited property — instead of selling at a discount to a wholesale cash buyer — often find our terms more attractive than a traditional sale.
Tired-landlord exits
You've been a landlord long enough. We take over operations, pay you a substantial portion at closing, and the rest as a structured payout. Defer the capital-gains hit, keep the cash flow.
Why seller financing
Why a structured payout often beats a cash sale
A note from Ben Franks
I've been buying single-family rentals across Texas, Florida, and Arizona since 2024. Every deal is structured around what works for the seller first — then we figure out whether the numbers work for us. If they don't, we don't make an offer. We don't bird-dog. We don't wholesale. We close.
Tax-deferred income
Installment sales spread the capital-gains hit across the years you receive payments — often dropping your effective rate vs a single lump-sum sale.
Higher total proceeds
When you finance the buyer, you collect interest on the carried balance. Over 5–7 years that interest plus the balloon often beats a discounted cash offer.
No more landlord work
We take operational control on day one — tenant issues, maintenance, vacancies, taxes. You go from active landlord to passive note-holder overnight.
How we operate
One-to-one outreach. Every message we send is about a specific listing. No marketing campaigns, no broadcast SMS, no bulk lists.
Markets
Where we're actively buying
Texas
DFW, Houston, Austin, San Antonio metros. Strongest activity in DFW and Greater Houston.
Florida
Miami-Dade, Broward, Tampa Bay, and Jacksonville metros. Focused on coastal single-family rentals.
Arizona
Phoenix metro — Maricopa County and east-valley submarkets. Growing portfolio of single-family rentals.
Frequently asked questions
Are you a wholesaler?
No. We are the end buyer. We close in our own name (or in the name of an LLC we control) and hold the property as a rental. We do not assign contracts.
What if my seller wants all cash at closing?
Then we're not the right buyer — and we'll tell you that on the first call. Our structure works only when the seller is open to carrying paper for 5–7 years.
How do you decide what to offer?
We run the property through a financing model: rent vs. PITI vs. servicing cost on the note we'd carry. The terms have to leave us with a reasonable cash-on-cash return after the down payment. We share the model with the seller on request.
Do you require an inspection?
Yes — we conduct a standard inspection during the option period, the same as any retail buyer would. We do not require it before LOI.
What happens at the balloon?
At year 5–7 we refinance the remaining balance and pay the seller the balloon amount in full. We carry insurance on the property continuously to protect the seller's position. The note is recorded against the property as a lien just like a bank loan.
How do I opt in to receive SMS updates?
Visit our SMS opt-in form at crm.franksdeals.com/sms-signup. You'll need to check the SMS-consent box explicitly before we can text you. Every consent event is logged in our database with the exact disclosure you saw, timestamp, and IP — full audit trail.
Have a listing that might fit?
Take 60 seconds to fill out our opt-in form. We'll review the property and reply within 1 business day with either an LOI or a clear "not a fit" and why. No pressure, no sales calls.
Or reach us directly
Email, text, or schedule a call. SMS messaging consent disclosure: by texting (213) 602-8555 first, you consent to receive a one-time reply about your property. Reply STOP to opt out. Msg & data rates may apply. See SMS Terms.