Work With Me

Three ways this can go

I come in as a principal
My first choice. I buy it, exchange into it, or partner on the structure. If you're a broker, you're paid a full fee and you keep the relationship. If you're an owner, you're dealing with someone whose money is in the same deal as yours.
I structure it for you
If I shouldn't be the principal, I'll still solve it. Twenty-six years of exchanges, seller-carried paper, wraps, bond for title and substitute collateral, applied to your transaction. Fee or participation, agreed up front.
I take the listing
Sometimes a straight listing is genuinely the right answer, and I'm licensed in South Carolina. I'll tell you when that's the case, including when it means I'm not the buyer.

Jason Dillard teaching a room of agents at a Greenville Equity Marketing Sessions meeting

What I can do that a cash buyer can't:

Pay your full asking price, with cash at closing to retire existing debt and a note secured by other property for the balance
Trade equity for equity when neither side wants to take cash and pay tax on it
Take the property subject to existing financing where the paperwork allows
Close on a bond for title or contract for deed, with payments sized to what the property actually produces
Accommodate a 1031 exchange on your timeline
Close in 30 days without a lender

What I'll need: the number you need, when you need it, and what the property produces. That's usually enough for a structure in 48 hours.

Send me the deal

For brokers

Call me before you ask for another price reduction.

If any of this sounds like a listing of yours:

Two buyers have fallen out at the lender
No bank will touch it — manufactured housing, rural land, special-use, heavy deferred maintenance
It won't appraise at the number the seller needs
The seller won't come off price, and honestly might be right
The seller can't take the tax hit on a cash sale
It's been through two price reductions and the next conversation is a third
It's owned free and clear by someone who wants income, not a lump sum
The listing expires soon and nothing has changed

There's usually a structure that works. Send it to me.

I don't go around brokers.

If you bring me a deal, you're in it. I won't contact your seller behind you, before or after the listing expires. That's not a policy I'd advertise if I didn't mean it — I'm the Broker-in-Charge at DHP Real Estate LLC, I'm in this market every day, and a reputation for going around people would end my business faster than any single deal could pay for it.

I don't retrade.

The number I give you is the number. If I find something in diligence, I'll tell you what it is and you can decide — I won't come back at you three days before closing with a new price.

You get a full commission.

Structure doesn't come out of your fee.

Send me the address and what the seller needs. I'll come back within two business days with a structure that could work, or an honest no. No agreement to sign to have the conversation.

What I buy

So you know before you send it:

Anywhere — a million and up.
Upstate South Carolina — a million and down.
What kind. Manufactured housing communities, land-home packages, residential rentals and commercial property.

1031 replacement property

In a 1031 and running out of time?

Forty-five days to identify. A hundred and eighty to close. If you can't find replacement property, the exchange fails and the tax bill lands — and most sellers can't move at that speed.

I can. I own and control manufactured housing communities, land-home packages, residential rentals and commercial property across four states. Because I own it and don't need a lender, I can close on your timeline rather than a bank's.

Some of it comes with a defined exit already in place. Certain properties I hold are already subject to a repurchase option or a lease carrying a repurchase obligation — written before you or your exchange came along, disclosed in the title work, and part of the asset you'd be acquiring. For an exchanger who wants the deferral without becoming a long-term landlord, that combination of income and a known horizon is hard to find anywhere else.

I can also carry the financing. If the numbers work better with seller-carried paper than with a cash purchase, that's a conversation most replacement sellers can't have.

And later is later. If you eventually decide a property has done its job and you'd rather be out of it, I'm often a buyer for something I already know — but that's your decision down the road, not part of this purchase.

Your qualified intermediary and your CPA structure the exchange and decide what works for your situation; I'm the seller who can close. Tell me what you need to identify and by when.

Deadline calculator

Counts calendar days from the closing date. Your qualified intermediary confirms your dates.

Closing date of the property you sold

45-day identification deadline: —
180-day exchange deadline: —

About 1031 exchanges.

I'm a real estate broker and a principal, not a tax adviser, attorney or qualified intermediary. Nothing here is tax or legal advice, and nothing here is a representation that any transaction will qualify for tax-deferred treatment under Section 1031.

Whether an exchange works depends on your own facts — your holding intent, your timing, your qualified intermediary's documentation, and your relationship to the parties. Those are determinations for your CPA and your attorney, and you should have both involved before you identify a property or sign anything.

Where a property I own or control is already subject to a repurchase option or a lease carrying a repurchase obligation, that interest is disclosed in the title work and conveyed with the property. Its existence has no bearing on how your exchange is treated, and I make no representation about the tax effect of acquiring property subject to it.

Tell me about your exchange

About mentorship

I get asked to mentor fairly often. The answer is always the same: I don't sell mentorship and I don't run a coaching program.

What I'll do is get in the deal with you.

If you have something real and you need someone who has done it a thousand times to help structure it, I'll come in as a principal or a partner — my money and my name next to yours. That teaches more than any call I could sell you, because I'm carrying the same risk you are. If the structure doesn't work, it doesn't work for me either.

And if you just want to talk something through, call me. That's free and it always will be. I've had a lot of conversations that never became deals and I don't regret any of them.

Send me the deal Or just call — (864) 444-7650

Upstate South Carolina

Greenville County Greenville, Greer, Simpsonville, Mauldin, Travelers Rest, Fountain Inn, Taylors
Spartanburg County Spartanburg, Boiling Springs, Duncan, Lyman, Inman, Landrum, Woodruff
Anderson County Anderson, Belton, Williamston, Pendleton, Honea Path, Iva
Pickens County Easley, Clemson, Pickens, Liberty, Central, Six Mile
Oconee County Seneca, Walhalla, Westminster, Salem, Fair Play
Laurens County Laurens, Clinton, Gray Court, Waterloo, Cross Hill

I am a licensed South Carolina real estate broker. When I buy, I am buying for my own account.