Investors
North Atlanta investment property.
Long-term hold strategy in Gwinnett and North Fulton. Cap rates, school zoning, and multi-family conversions. Local underwriting from the first call.
Hold, hack, or flip.
SFR rental hold.
Single-family rentals in Suwanee, Duluth, Lawrenceville. Cap rates 4.8-6.2%. School-zoned product holds rent and resells well. 5-10 year hold horizon.
House-hack / multi-gen.
Owner-occupied with rental ADU, in-law suite, or basement apartment. Conventional financing with low down. House lives in for 2 years, then converts to pure rental.
Buy-and-renovate flip.
Older Norcross/Doraville stock with cosmetic-only scope. 90-120 day timeline. Conservative ARVs, vetted contractors, exit price benchmarked against same-block comps.
The four numbers that matter.
Cap rate
NOI / purchase price after real expenses — taxes, insurance, vacancy, capex reserve, management. The MLS number is rarely real; we re-underwrite every deal.
Rent vs buy ratio
Median rent ÷ median sale, by ZIP. Tells you whether the market favors landlords or owner-occupiers. North Fulton runs tight; Gwinnett favors holds.
Property tax
Forsyth, Gwinnett, Fulton millage rates differ meaningfully. Re-assessment risk after sale priced into year-1 underwriting, not ignored.
HOA scrutiny
Rental caps, leasing restrictions, special-assessment history, board minutes. The HOA can kill the thesis — we read the docs before you waive due diligence.
What North Atlanta inventory looks like.
School-zoned single-family that holds rent and resells well — the product behind the SFR-hold and house-hack strategies above.
Real clients, real numbers.
My English is okay — mortgage English is a different language. Tien walked every line of the contract with us in Vietnamese before we toured a single home, then negotiated $12K off list with a seller-paid warranty.
Three incomes, two generations, one mortgage — a lender told us it was impossible. Tien found one who does multi-borrower loans and closed us on a five-bedroom with the in-law suite my mom needed.
She came in with a 14-page comp report and three pricing scenarios, marketed in English and Vietnamese, and got us a buyer who outbid two other offers. Closed about 4% over asking in nine days.
Let's underwrite it together.
Send me an MLS link or address after we connect. I'll return a conservative pro forma — taxes, insurance, vacancy, capex, management — usually within 24 hours.
Talk to Tien
What kind of deals?
Pick the closest fit. I'll text you back within 5 minutes with a same-day underwriting plan.
Prefer to talk?
Five-minute call.
Free 15-minute investor call. I'll text you back within 5 minutes during business hours.