Archil Tophuridze

Off-market CRE deal sourcing 🔍
Hotels · MHCs · RV Parks · Multifamily
Creative finance | SubTo | Co-investment
🌐

[Archil Tophuridze @ClearCloseGroup]

Seller's reported NOI: $100,081.
Real NOI after adjusting for the management fee and maintenance line they left at $0: $92,881.

That's a 7% haircut before you've made an offer.

Most buyers underwrite the seller's number. We underwrite the real one.

Learn SubTo: https://t.co/e2G3cBMLaw
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[Archil Tophuridze @ClearCloseGroup]

The "Morby Stack" sounds complicated. It's two simple tools stacked.

Layer 1: Subject-to — you take over the existing mortgage, keep the low rate.
Layer 2: Seller carry — a second note covers the gap between the loan balance and price.

Little to no money down. Below-market rate. No bank approval needed.

Learn SubTo: https://t.co/e2G3cBMLaw
Become Gator: https://t.co/j4sopK2yYT
Coordinate Transactions: https://t.co/EUadeAgW5q

[Archil Tophuridze @ClearCloseGroup]

Creative-finance offers die in the first sentence, every time.

Wrong: "Would the seller consider financing?"
Right: "Here's a structure that solves the tax problem your seller mentioned."

Same offer. Broker hears "did their homework" instead of "can't get a loan."

Reorder it.

Learn SubTo: https://t.co/e2G3cBMLaw
Become Gator: https://t.co/j4sopK2yYT
Coordinate Transactions: https://t.co/EUadeAgW5q

[Archil Tophuridze @ClearCloseGroup]

"Seller financing means the seller is desperate."

Backwards, almost always.

The seller who CAN carry paper is usually the strongest seller at the table — free and clear, no rush, solving for tax deferral or monthly income instead of a lump sum.

The seller who actually needs cash now can't carry anything.

Desperation and carry-ability are opposites.

Learn SubTo: https://t.co/e2G3cBMLaw
Become Gator: https://t.co/j4sopK2yYT
Coordinate Transactions: https://t.co/EUadeAgW5q

[Archil Tophuridze @ClearCloseGroup]

Most people hear "subject-to" and think it's a loophole. It's not. You're just buying a house with the existing loan still attached.

You're not assuming the loan. You're taking over the payments. The loan stays in the seller's name. You take title and pay it forward.

Sellers do this when they're behind, moving, or can't qualify a traditional buyer fast enough. Buyers do it to skip bank qualifying and inherit a better rate than today's market.

Real risk to know: the due-on-sale clause. Rarely enforced, not never. Anyone doing subject-to needs a plan for it. What part of subject-to trips you up most?

[Archil Tophuridze @ClearCloseGroup]

Clear Close Group is actively sourcing off-market deals — manufactured housing communities & income-producing CRE — across GA, CA, FL, ID, MT, IA, TX, WA, OR. Broker with an off-market listing? Seller exploring a private sale? Let's talk. Off-Market. On Purpose.

[Archil Tophuridze @ClearCloseGroup]

@KTLA You guys not from America? Who writes this days for you?

[Archil Tophuridze @ClearCloseGroup]

@miradreaamy Duck is 13 and extra guy in both pictures:) is 6

[Archil Tophuridze @ClearCloseGroup]

Can you imagine what would happen to world if for some wrong reasons Zelensky would be a president of such a powerhouse as Russia?
Do you think you would have peaceful life? Just curious on what you guys think (was thinking about all wars and heroes in this great day of independence)

[Archil Tophuridze @ClearCloseGroup]

@AdamSchiff Oh my God, look California is an example of democracy and this is how you count votes ( for weeks), hand count is done in one day in most countries in the world.

[Archil Tophuridze @ClearCloseGroup]

@Avabelly__ How big of a Group was with You. Do you tip out of total bill amount or by work and service provided? In any case I say 40 is too low on 500 (especially if it’s more than 2 person). Maybe %20 is too much for some, but not even %10 ?

[Archil Tophuridze @ClearCloseGroup]

@TuckerCarlson Путин всё просчитал заранее: Казаков раскрыл большую стратегию СВО https://t.co/HURtQHfgCj via @YouTube

[Archil Tophuridze @ClearCloseGroup]

@Airaasayss Still 51

[Archil Tophuridze @ClearCloseGroup]

@Airaasayss 21

[Archil Tophuridze @ClearCloseGroup]

@otokyo Tennis

[Archil Tophuridze @ClearCloseGroup]

@TuckerCarlson

HE PREDICTED THE FALL OF THE USA. Vladimir Zhirinovsky is the greatest p... https://t.co/38JHVzg5c3 via @YouTube

[Archil Tophuridze @ClearCloseGroup]

His Saddest Realization Ever https://t.co/VZ9aFzLfaS via @YouTube

[Archil Tophuridze @ClearCloseGroup]

Gavin Newsom REVEALS His True Feelings About Black Voters https://t.co/EHrevUpwgV via @YouTube

[Archil Tophuridze @ClearCloseGroup]

@DavidWolfe Dead

[Archil Tophuridze @ClearCloseGroup]

You know how and can do it, but you don’t — you’re the trainer.
You know how, can’t do it yourself, but can teach — you’re the professor.
You don’t know how, can’t do it, can’t teach, but you can fuck people up if they don’t do it right — you’re the president