Franks Financial LLC · buying since before 2008

We buy real estate with creative seller financing.

Single-family rentals, mobile home & RV parks, multi-family, and businesses backed by real estate, at full market price.

Request an offer →How it works

Trusted by sellers and listing agents across 6+ states

Mobile home & RV parks, underwritten on lot rent and occupancy.

Distressed or done, you get your equity up front, and preserved.

Scroll

Single-family rentals · Mobile home & RV parks · Multi-family complexes · Businesses backed by real estate · Single-family rentals · Mobile home & RV parks · Multi-family complexes · Businesses backed by real estate · Single-family rentals · Mobile home & RV parks · Multi-family complexes · Businesses backed by real estate ·

Where we buy: Most active in Texas, Florida, Arizona, Georgia, and the Carolinas, but open nationwide when the numbers make sense. Closings in 30-45 days.

30–45

Days to close

States

$100K+

Down at closing

6–9 yr

Balloon term

One-to-one outreach. Every message we send is about a specific listing or property. No marketing campaigns, no broadcast SMS, no bulk lists.

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.

🚌

Mobile home & RV parks

Lot-rent parks, mixed POH/TOH models, and RV resorts, underwritten on lot rent and occupancy. Our biggest projects.

🏠

Single-family rentals

SFRs and small portfolios under common ownership. Our bread and butter, closed in 30-45 days.

🏢

Multi-family complexes

Small to mid-size apartment buildings and duplex / triplex / quadplex portfolios, value-add and stabilized.

🏭

Businesses backed by real estate

Storage, laundromats, light-industrial, and hospitality-adjacent operations where the real estate is the primary collateral.

Any asset class

One door or a hundred, we structure it the same.

A single rental, a mobile home park, an apartment complex, or a business with real estate underneath. If there is equity and a willing seller, there is a deal to structure.

How it works

From inquiry to close in 4 steps

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.

We review the listing

We review the property details, run our financing model against your numbers, and reply with a Letter of Intent that lays out the structure: down payment, balloon term, and monthly servicing terms.

Negotiate terms

You review the LOI with your seller. If they need adjustments, a different down amount, a longer term, additional concessions, we negotiate in writing. No high-pressure tactics.

Close

Once terms are agreed, we move to contract through a title company you choose. Closings typically land in 30-45 days. The seller carries the note; we make the agreed payments and balloon the balance at year 6-9.

Full asking price

We pay full price, and structure the terms around you.

Rates have priced retail buyers out and wholesalers lowball. Seller financing lets you earn yield on your equity instead of discounting it, and hand off the operations on day one.

Where we buy

Most active across six-plus states

Texas

DFW, Houston, Austin, and San Antonio metros, plus rural mobile home and RV park opportunities.

Florida

Miami-Dade, Broward, Tampa Bay, Jacksonville. Coastal SFRs plus mobile home parks and RV resorts.

Arizona

Phoenix metro and east-valley submarkets. Growing SFR portfolio plus 55+ MHP communities.

Georgia

Atlanta metro, Augusta, Savannah. SFRs, multi-family, and mobile home parks.

South Carolina

Greenville, Charleston, Columbia. Single-family and small multi-family, plus park acquisitions.

North Carolina

Charlotte, Raleigh-Durham, Asheville, Wilmington. SFRs, small apartments, and mobile home parks.

Who Franks Financial actually is

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. Every deal is structured around what works for the seller first, then we figure out whether the numbers work for us.

The market today is stuck: rates have priced retail buyers out, and most sellers are left fielding wholesale lowballs. Seller-financed acquisitions let us pay full asking price and let sellers earn yield on their equity instead of discounting it to a wholesaler.

Proof

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

Frequently asked questions

The questions sellers and agents ask first

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.

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. That said: every seller would love a full-cash offer at purchase price, but the market has been somewhere else for a while now. Retail buyers are having a hard time qualifying, and investment companies can't make full purchase price cash flow. So we go directly to sellers and agents and work out terms that are feasible for both parties.

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.

Yes. We conduct a standard inspection during the option period, the same as any retail buyer would. We do not require it before LOI.

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.

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, for a 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.

Opt in to SMS updates →

Have a listing that might fit?

Take 60 seconds to reach out.

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.

Request an Offer →Email us directly

Ben Franks · Purchasing TeamFranks Financial LLC

📞 (213) 602-8555 ✉ ben@franksdeals.com 🌐 franksdeals.com