Single-family rentals
SFRs and small portfolios under common ownership. Our bread and butter, closed in 30–45 days.
We buy real estate with creative seller financing.
Franks Financial LLC acquires single-family rentals, mobile home parks, RV parks, multi-family complexes, and businesses backed by real estate. Structure is typically a significant portion of upfront equity at close with the remaining balance paid via balloon over 6–9 years. We work directly with sellers & listing agents at full market purchase prices.
Where we buy: Most active in Texas · Florida · Arizona · Georgia · the Carolinas — but open nationwide when the numbers make sense. Closings in 30–45 days.
How it works
From inquiry to close in 4 steps
Step 1 — Get in touch
Request an offer via our SMS opt-in form, email us with the property details, or reply to the email we sent about your listing.
Step 2 — We review the listing
We review the property details, 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. Closings typically land in 30–45 days from signed contract — sometimes sooner when title is clean and the seller is ready. The seller carries the note; we make the agreed payments and balloon the balance at year 6–9.
What we buy
From single rentals to entire parks and businesses
If it's real estate (or a business backed by real estate) and the seller is open to creative structures, it's in scope. We move fastest on assets where the owner has clear title and prefers to negotiate terms over a discounted cash sale.
Multi-family complexes
Small to mid-size apartment buildings and duplex / triplex / quadplex portfolios, value-add and stabilized.
Mobile home & RV parks
Lot-rent parks, mixed POH/TOH models, and RV resorts, underwritten on lot rent and occupancy.
Businesses backed by real estate
Storage, laundromats, light-industrial, and hospitality-adjacent operations where the real estate is the primary collateral.
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.
Direct owners (residential)
Own rentals you want out of? We structure a buyout where you walk away from operations while continuing to receive payments over 6–9 years plus a balloon.
Park & complex owners (commercial)
Mobile home park, RV park, or multi-family owners looking to retire from operations while keeping the income stream. We take over operations and underwrite the asset on its own cash flow.
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.
Business owners with RE
Owners selling a business where the underlying real estate is the primary asset. We can take both sides — RE and ops — or RE only with a lease-back.
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.
About us
Who Franks Financial actually is
A direct real-estate investment firm — not a lead-gen funnel. We have a name, an address, and people you can talk to.
Real entity, not a funnel
Franks Financial LLC is a Wyoming LLC with a published business address — not an anonymous "cash buyer" form. You're talking to people, not a lead-gen pipeline.
Acquisitions since before 2008
Nearly two decades of buying single-family rentals, mobile home and RV parks, multi-family complexes, and businesses with real estate underneath — across Texas, Florida, Arizona, Georgia, the Carolinas, and beyond.
Transparent structure
Each acquisition is held in a single-purpose LLC. Sellers and their counsel receive the full structure documentation before closing, so they can review exactly how their interest is documented and protected.
Sellers-first underwriting
Every deal is built around the seller's priorities first — then we figure out whether the numbers work for us. No high-pressure tactics, no verbal-only commitments.
Why seller financing
Why a structured payout often beats a cash sale
A note from Ben Franks
We've been buying real estate since before 2008 — single-family rentals plus a growing book of mobile home parks, RV parks, multi-family complexes, and businesses with real estate underneath. We're most active across Texas, Florida, Arizona, Georgia, and the Carolinas, but we'll buy anywhere the numbers make sense. Every deal is structured around what works for the seller first — then we figure out whether the numbers work for us. We close. We explore every kind of exit strategy.
The market today is stuck: interest rates have priced retail buyers out, and most sellers are left fielding wholesale lowballs that aren't worth taking. Current bank terms aren't feasible for buyers OR sellers — we deliberately work around them, not through them. We saw the shift coming and pivoted off fix-and-flips back in 2022 when the trend was already turning. Seller-financed acquisitions let us pay full asking price and let sellers earn yield on their equity instead of discounting it to a wholesaler.
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 6–9 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 or property. No marketing campaigns, no broadcast SMS, no bulk lists.
30–45
Days to close
6
States
$100K+
Down at closing
6–9 yr
Balloon term
What sellers and agents say
Real outcomes, written terms, on-time closes.
A snapshot of the kinds of deals we've closed across the south. Names and locations are generalized for privacy; we can introduce you to references on request.
I had a listing that sat through two failed cash deals. Franks Financial made a written, structured offer the first week, my commission cleared at closing the same day, and my seller got more total over the term than the highest cash offer ever came in at. I'd send Ben's team another listing tomorrow.
James H.
Listing agent · North Texas
I was tired of being a landlord but didn't want the capital-gains hit from a single cash sale. Franks Financial's structured payout solved both — the down payment hit at closing and the monthly installments fund my next investment without me managing tenants anymore.
Carol R.
Direct seller · Tampa, Florida
I'd been trying to exit a small park for two years. Most buyers were either fishing for a wholesale flip or wouldn't underwrite the actual lot-rent numbers. Franks Financial ran the model on real income, gave us terms in writing, and closed in 38 days.
Tom W.
Park owner · Phoenix, Arizona
We inherited a small rental portfolio and the family wanted monthly income — not a single check to split four ways. Ben Franks' team structured it so the heirs each receive monthly distributions through the balloon, and the property got off our hands the same week we closed.
Rachel M.
Trustee · Austin, Texas
Markets
Where we're most active
These are our core markets — but we buy nationwide. If a deal's numbers make sense, we'll look at it in any state.
Texas
DFW, Houston, Austin, San Antonio metros plus rural mobile home and RV park opportunities. Strongest activity in DFW and Greater Houston.
Florida
Miami-Dade, Broward, Tampa Bay, Jacksonville. Coastal single-family rentals plus mobile home parks and RV resorts across the state.
Arizona
Phoenix metro — Maricopa County and east-valley submarkets. Growing portfolio of single-family rentals plus interest in 55+ MHP communities.
Georgia
Atlanta metro, Augusta, Savannah. Single-family rentals, multi-family, and mobile home parks. Growing presence on commercial deals.
South Carolina
Greenville, Charleston, Columbia. Single-family and small multi-family, plus park acquisitions across the Upstate and Lowcountry.
North Carolina
Charlotte, Raleigh-Durham, Asheville, Wilmington metros. Single-family rentals, small apartment complexes, and mobile home parks.
Frequently asked questions
Are you a wholesaler?
We're the end buyer on most deals — we close in our own name (or in the name of an LLC we control) and hold the asset, whether a single-family rental, a park, a complex, or a business with real estate. That said, assignment is an exit strategy we'll use when it makes sense: sometimes one of our capital partners wants the deal directly, in which case we've assigned in the past. We tell you which path applies before you sign.
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 6–9 years.
How do you decide what to offer?
We run the property (or park, complex, or business) through a financing model based on the asset's cash flow — rent or lot rent or operating income, 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 6–9 we refinance the remaining balance and pay the seller the balloon amount in full. Property insurance is in place continuously through the term to protect the seller's position. Each acquisition is held in a single-purpose LLC; the seller and their attorney receive the full structure documentation before closing so they can review exactly how their interest is documented and protected.
How do I opt in to receive SMS updates?
Visit our SMS opt-in form at franksdeals.com/sms-signup. Checking the SMS-consent box is optional — you can submit the form and still get an offer by phone or email without it. If you do opt in, every consent event is logged in our database with the exact disclosure you saw, timestamp, and IP — full audit trail.
SMS / Text Message Opt-In
Franks Financial LLC sends transactional SMS text messages about your property inquiry and offer follow-up. To opt in, complete our SMS sign-up form and check the SMS-consent box, reply to one of our emails with your mobile number, or text us first at (213) 602-8555. Opting into SMS is optional and is never required to receive an offer.
- ✓ Message types: transactional only (offer & inquiry follow-up). No marketing or promotions.
- ✓ Frequency: varies — typically 1–4 messages per inquiry.
- ✓ Cost: Message and data rates may apply.
- ✓ Opt out: reply STOP anytime. Reply HELP for help.
We never sell or share your mobile information with third parties for marketing. See our Privacy Policy and SMS Terms & Conditions.
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.
Ben Franks — Purchasing Team
Franks Financial LLC
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.