My last bank loan was when we bought our first house in 1998, and since then I’ve drawn a line in the sand… it’s just not on the table for consideration.

And apparently I treat it like a badge of honor! cuz I bring it up every chance I get when I want to make poignant the message that there’s a parallel universe of private solutions out there. 

You just need to learn how to tune in to the right dimensional frequency.

Banks make loans, sell those loans to Fannie Mae and Freddie Mac at a premium, and use the proceeds to make more loans (work with me here for illustration purposes… I know that fractional reserve banking allows institutions to make loans out of thin air).

That keeps the machine running around. Real estate buyers get to keep buying, sellers get to keep selling.

In the private system when a seller ‘carries the paper’ / ‘offers terms’ to a buyer, often they don’t plan to sell the note.

Partly because they don’t even know they can until they start getting letters and postcards in the mail, but more importantly because:

• It helps them sell quickly and easily for the highest possible price
• They can defer most of their capital gains with IRC 453, the Installment Sale
• They get income for retirement that is usually nearly double what they were netting from rent
• They leave a great inheritance for their children…juicy mailbox money
• They can raise liquidity (CASH) if/when they need it by selling off payments of the note… their ‘real estate annuity.’

Who will buy those payments?

Why, a private Fannie, of course! (or if male, a private Freddie ). Someone who buys discounted seller carry notes… a ‘note investor.’

That keeps the private money system churning around, providing an ‘out’ for note holders (or their heirs) that want/need a lump sum more than a steady stream of income.

When someone offers owner financing because they had to in order to get the property sold, they are likely to be good candidates for selling their note.

If we can get to the transaction BEFORE the terms are inked, we can reverse engineer them to optimize the financial outcome for the seller.

Seller financing and ‘the note business’, when properly understood and implemented, create a full circle private paradigm that makes the wealth vampires in Washington & Wall Street optional.

Join me for the next Property & Paper LIVE!

These are free ‘mastermind’ zoom sessions hosted on the 1st & 3rd Tuesdays of every month where we meet together so you can get your questions answered about seller financed real estate and note investing. Full replays are hosted in the Citizens of the Realm community, and you can directly access the Event calendar. Free to join!

The post Escape the ‘Wealth Vampires’: A Smarter Way to Do Real Estate appeared first on Real Estate | Owner Seller Financing | Note Queen.

Why? Fear of the unknown and liability.

What if you and your broker could be indemnified?

Honestly, there SHOULD be potential liability for participating in something you won’t take the time to understand, especially if it harms clients to whom you owe a fiduciary responsibility.

Way back in the day, a guy who was desperate for cash brought me a note that I couldn’t buy for any amount, because it was non-performing and strategically uncollectible.

He bemoaned…

“When my agent brought up the idea of seller financing, I asked him if there was anyone who could help us put this deal together properly, and he told me no.” ~ that’s an agent that could get sued.

Agents, there’s a reason you don’t advise your clients on legal matters. You would be operating outside the scope of your license and expertise.

You should understand enough to articulate the owner financing message, but then turn over interested clients to:

• attorneys and
• seasoned note professionals

for their unique contributions to seller financed transactions.

And not just any attorney…

Ones actually versed in the field who can do more than say ‘NO’ to ‘CYA’ because they can’t get sued for something they tell you not to do.

And why a seasoned note professional?

Banks only make loans they can sell for a guaranteed price up the food chain to Fannie and Freddie.

Sellers need to be aware of the equivalent parallel process in the private sector so they go in with eyes wide open, knowing EXACTLY what their note would be worth if they should ever decide to sell it.

Or even more importantly… so they can reverse engineer the terms to optimize financial outcomes for themselves and their heirs.

When you put the right team together, there are companies that will indemnify you and your broker against any liability for participating in a seller financed transaction.

Most listing agents only have one trick up their sleeve: price reduction.

Most buyer’s agents cannot work with capable buyers (usually self-employed) unless they can/will get qualified with a traditional lender.

I get it, most people are wired for conformity.

Stepping outside the box, coloring outside the lines… that threatens our primal need to belong.

Without a tribe we die.

But some of us welcome the calling to be an outlier, a scout… to foray out ahead into the unknown and bring back information critical to the survival of the group.

In the times that are presently unfolding, appropriate use of seller financing strategies is no longer a luxury.

It will mean the difference between:

• agents surviving financially
• sellers being able to sell quickly for at their price
• strong buyers being able to buy
• tired landlords having an easy and viable option for retirement

When we incorporate the private secondary market for notes into the mix, we complete the full circle required to ‘create financial solutions, just one Mom ‘n’ Pop to another.’

This is a grass roots, power-to-the-people Aquarian movement.

I am building a national database of agents that are ready to intelligently and strategically deploy owner financing… 

I’m now drafting into my royal Navy (Seller Financing) Seals 

If you’re licensed and the calling stirs within, please SIGN UP.

If you’re not an agent, but you want to profit from connecting me with other licensees, I have programs coming soon that will:

• provide ways to profit from consultations and retainers
• earn a fee if I’m ever able to buy a note directly or indirectly from any connection you’ve been responsible for making
• every agent, seller and buyer lead will be tagged with your name

Let’s do this. The world is changing, let’s overlay the blueprint we’d like to see emerge from the chaos.

I appreciate each and every one of you.

The post Seller Financing Helps Close More Deals in an Uncertain Market appeared first on Real Estate | Owner Seller Financing | Note Queen.

While the asset preservation guys were knocking down the doors of my mother’s home within 4-6 weeks of her death, in other cases, they can wait years… like in one case I describe: 13 years and counting.

Sri initiated some very insightful dialogue about a portfolio of 21 reverse mortgages he and his investors bought together… and how a family member of one of them accidentally burnt the house down after his mother died!

Luckily he knew this before he bought the note and priced it accordingly… 50 cents on the dollar (50% of ‘as is’ cash value of the collateral).

I discussed headlines and thought leaders I follow:

• Adam Taggart’s Thoughtful Money
• Melody Wright 
• The Alt Report

As much as I love hard assets like real estate, if you think you’re going to NEED to sell any time in the next year or two I’d get ON IT and not waste time listing high and risk getting stale… unless you happen to live in one of those areas that’s still got multiple offers within 48 hours, then of course disregard!

If you’ve been waiting, hanging by your eyelashes for rates to drop, or some other metric, it might be time to have a come to Jesus talk with yourself… if you aren’t already communing on a daily basis.

For most sellers and their Realtors, the only tool at their disposal is a price reduction… sometimes multiple price reductions.

There are other options… TERMS.

Especially if you have high equity, 75%+. Offering seller financing for even 3-5 years can put a LOT more money in your pocket over time.

My guess is once you get used to the income and the tax savings, you’ll fall in love with being the bank and collecting those nice, hassle-free mortgage payments like a nice real estate annuity.

If you have a low mortgage rate, and you’re willing to leave it in place for 3 years, it could make very good sense to consider letting a buyer take it ‘subject to’.

But you need to follow a very specific processes and know EXACTLY what the potential risks could be and how to mitigate them.

If you (or a friend or client) have a higher-end home for sale with a low mortgage rate, and you’d be willing to consider leaving your mortgage in place for a short time in lieu of a hefty price reduction…

Reach out to me, I’ve got some solutions for you.

It’s getting wild ‘out there’ and sometimes it’s hard to cut through the noise.

There are many options you COULD choose, but what option SHOULD you choose based upon your unique set of circumstances?

I’ve been in this space for decades, and have managed a portfolio of notes for 18 years and counting. I’ve learned a thing or two.

Give yourself (or someone you love) the gift of confidence and peace of mind…

Schedule your Deep Dive right now:

https://the.notequeen.com/divedeepandprosper

An hour with me will make or save you thousands, and likely unearth possibilities you never knew existed.

And to make it an absolute no brainer, I’ve got a discount code for up to 10 people to work with me at half my usual rate: 

Discount Code: DD50

Once they’re gone, they’re gone.

Let’s meet 1:1 on zoom and get you positioned in the most powerful way possible for whatever this year has in store for us!!

To grab the first half of this week’s Property & Paper Live, check out “Forward Thinking About Reverse Mortgages” on YouTube or Podcast.

To access the full replay, join the Citizens of the Realm community and click on the “Learning” tab.

The post The Hidden Opportunities in Distressed Real Estate and Reversed Mortgages appeared first on Real Estate | Owner Seller Financing | Note Queen.

Here’s a quick, easy and FREE way to put yourself in front of note deals every now and then.

Create a customized search on Craigslist so that anything with the words: promissory note, trust deed, seller financing, mortgage note, etc drops right into your email inbox.

In the last session of Property & Paper Live, I ended up talking about a little note I bought for $7K,

And one with a UPB (Unpaid Principal Balance) of $147K that I bought for $55K. 

It was a bit of a weird one. It was where the owner of the collateral and payor on the note was the nephew of the note holder.

And that nephew had it in his head that the property was his rightful inheritance, so he didn’t need to pay.

They were never going to foreclose on him because family members just don’t do that, right?

So they sold it to me, and I don’t have any problem starting foreclosure when it’s warranted.

Direct Nurturing + Clear Boundaries = success in ALL relationships.

We need to balance compassion for ourselves as well as others.

The property was only worth $100K at the time, so I had to be conservative.

But I made a custom deal with the note holder to create a very equitable arrangement. To hear what is was and hear the rest of the story, click on the image and it’ll take you there.

On 1.5x speed, it’ll only cost you 18 minutes!!

If you’re in a sticky situation with friends or family, reach out and we can hatch a plan that will work for you… one that DOES NOT require a huge discount or the emotional trauma having to deal with the legal processes.

In the second half (available in the COTR community) we ended up talking about mobile homes in parks, referencing a big project I did when I first moved to Carson City.

I brought 16 used mobile homes down from Lake Tahoe when a park was being shut down to be converted into high-end condos on the lake.

Lots of juice in there between my experience and David’s constant nuggets of wisdom. Really appreciate all of you who participated!

This is the perfect time to offer a 50% discount on “Note Investing for Newbies” so you can get more ideas like this

Good through midnight of March 1st, use discount code: NEWB50

You can click the image to take you to it!

Remember…

To grab the first half of the session, check out “Notes a la Craigslist” on YouTube or Podcast.

To access the full replay, join the Citizens of the Realm community and click on the “Learning” tab.

The post How to Find Free and Automated Deals on Craigslist appeared first on Real Estate | Owner Seller Financing | Note Queen.

How can something digital be a ‘hard asset?’

It’s hardest to buy/position in times like these when fear, uncertainty and doubt (FUD) is at an all time high, but this is where real money is made… having the fortitude to buy when there’s blood in the streets.

After dogging crypto for years, Goldman Sachs has just disclosed a $2.36 billion exposure to cryptocurrency assets in its Q4 2025 13F filing with the US Securities and Exchange Commission:

• Bitcoin (BTC): $1.1 billion
• Ethereum (ETH): $1.0 billion
• Ripple (XRP): $153 million
• Solana (SOL): $108 million

Why do I bother to pound on this?

Because cash flow is amazing, it’s the bread and butter of a sustainable life, but we are living in unprecedented times… a massive pivot point where the whole financial system is changing.

Therefore, right now there is a unique window of time where everyday people can turn modest investments into generational wealth.

Yes, prices could fall even more… crypto is volatile, so are precious metals right now, that’s why you DCA (Dollar Cost Average) in a little at a time over the next couple months or more, depending on what happens in the market.

If you want to invest $5,000, then perhaps buy $1,000 every week for 5 weeks.

Some days the price is up, some days it’s down.

But the average price paid will be a good foundation as we will watch things unfold over coming months.

If you don’t know where to start, email me at dawn@notequeen.com and I’ll introduce you to someone who is great at helping beginners through every stage of the process.

We will be able to earn interest on these assets, lend them out and borrow against them, accessing liquidity without having to sell, like we can do with Infinite Banking & whole life insurance products.

What if it’s a trap? What if it’s The Beast Financial System 2.0?

If you’ve followed me long enough, you know I don’t think we could get much worse than the Federal Reserve and fractional banking that we’ve had since 1913.

And that said, I will never have all my eggs in one basket.

When prices appreciate to a point that makes sense for me, I will liquidate some of my holdings to position more powerfully in ‘the real world’…

Pay down any unwanted debt, buy more real estate, more notes, backup generators, cash flowing businesses, etc.

OK that’s my 1.5 cents for the moment… 

To your success in all ways,

Dawn

The post Goldman Sachs Makes a Shocking Disclosure! appeared first on Real Estate | Owner Seller Financing | Note Queen.

[What business do I have recommending hard assets at a cash flow event, anyway?! ]

Now, I’m not able to articulate with academic precision how economics and all the financial systems work, but I absorb A LOT of content, reflect up on it, pray about it, then ask my gut what it all that means in terms of what I should (or shouldn’t) do right now to position appropriately.

I bend my intuition around the corner to see/feel what’s coming.

And hedge so that I’m not too heavy in any one sector and have at least some resources to leverage regardless of what happens, including the grid going down for a significant period of time.

I had to laugh at a post I saw recently… it said:

“I honestly have no idea if we are close to a crash, a melt up, WW3, an AI industrial revolution, the mother of all short squeezes, a depression, a recession, or aliens… but it sure feels like all of them at once.”

I can relate! 

Friday I was interviewed by Dave Putz and Nathan Turner, hosts of The Real Estate Notes Show, and frankly I was surprised by what came out of my mouth at times… (nope, no swear words, thank goodness).

I’ve apparently hit that point where I’m not too worried about sounding weird, batty or completely off my rocker.

With a brand like ‘Note Queen’, you’d expect that, I guess.

But honestly, until relatively recently I was somewhat embarrassed and felt a little cringy whenever someone introduced me as The Note Queen. 

But you know… I’m turning 62 this summer and dang it, I’m just gonna own the darn thing!

At the end of the show, Nathan asked me what my crystal ball had to say about where the economy is going.

I said I was considering two timelines: one where things progress in a somewhat predictable inflationary fashion where my positioning in property & paper is this:

1. Buy as much owner financed property as possible… most of which will be wrapped and sold to owner occupants, creating passive income with none of my own money left in the deal = infinity return, with powerful options and ‘hidden’ investment bonuses built in.
2. Buy front-end partials of other people’s notes
3. Generate cash mining for the above 2 opportunities through: being a real estate agent, a direct cash buyer (notes & real estate), property management / master leases
4. Use that cash to acquire more ‘hard assets’

Over the next 12-24 months, I believe if you aren’t positioned in hard assets that will float atop the inflationary tide, you may be priced out entirely. Generational wealth will be made and lost.

We need hard assets and the cash flow to protect them.

With enough cash flow, you won’t find yourself being forced to sell valuable assets at an inopportune time.

Here is a short list of what I consider ‘hard assets’:

 Real estate that carries itself while it’s appreciating (productive agricultural land will be good as commodities sky rocket)

 Precious metals: gold and silver, etc. For a couple resources on this, check out the following:

• Silver runs out on this date – most aren’t ready
• The next big commodities boom is just getting started

 Oil and gas

₿ Digital assets representing the new financial system that can produce cash flow while they are appreciating in price long term… you can earn interest on and borrow against these (or it is in the works):

• Bitcoin – digital gold. This is a global investment grade asset along with
• XRP – Ripple is positioning to replace SWIFT
• Other important projects: ETH, LINK, HBAR, XLM, ADA

For those who haven’t positioned in any of these, you’ve been given a gift with the recent downturn. Just my opinion. Do your own research and DCA (Dollar Cost Average) in as appropriate.

My second timeline goes something like this:

There is a sharp, unexpected divergence… an ‘Exit Stage Left‘ and an honest financial system is radically installed practically ‘overnight’, making it easier for all of humanity to thrive and proper and simultaneously making many of our current institutions & investment vehicles obsolete.

The systems we now have need to crumble… they WILL crumble because they are corrupt and built upon greed, power and rely upon great inequalities… they need a slave class.

Since at least 1913, the banking cartel has made sure that we are indentured servants, that we are impoverished. The ‘house’ always wins.

Those values do not resonate with the ‘Age of Aquarius‘, with eternal principles, universal/natural law, with love, integrity and power-to-the-people.

We have a fiat currency that is basically a ponzi scheme intent on siphoning wealth from the people.

They create money out of thin air and lend it to us with interest, which means it can never be paid back.

And that Monopoly money created out of thin air is lent as mortgages, and if people don’t pay their mortgages, the bank confiscates their very real assets.

Thus the transfer of wealth up the food chain continues.

I have heard tell of attorneys that were able to get bank mortgages completely dismissed due to what I consider their fraudulent foundations.

Of course these professional rebels get black vans and guys with dark sunglasses showing up at the door.

“We won’t arrest you and we’ll let you live, but you have to quit doing what you’re doing… we can’t let the public get wind of this.”

It has to be the best Tom Sawyer trick of all time to shift all of this ‘toxic’ bank paper to private hedge funds and individual investors.

I’m sure I’m either offending or causing those in love with institutional paper to write me off completely, and I get it. 

These are just the ‘radical’ thoughts that I can’t help but consider.

What if… just what if there were some sort of reckoning, a ‘jubilee’ of all debt originated from the morally corrupt machine?

OK, well, perhaps unlikely, but still…

That’s why I’ll stick with Mom ‘n Pop paper (or private lenders who put up money they worked hard to earn)… even though that paper is unique and often doesn’t conform to industry standards.

And why I’m passionate about what I’m calling The AI (Angel Investor) Real Estate Blueprint.

So that we can make individuals wealthier and communities stronger WITHOUT engaging with or sending money up the food chain to Wall Street.

We don’t fight against the system, we simply create a parallel paradigm that makes it obsolete, or at the very least optional.

One of the things that will make it possible is a robust understanding of the secondary market for mortgage notes so sellers who ‘carry’ have access to liquidity as needed.

And ‘angel investors’ in the community ready, willing the able to provide it.

[BTW, this is the first draft of the cover… not quite there yet… any thoughts?]

OK, so Epstein. Here are concepts that resonated:

• Controlled Disclosure, Functional Sacrifice, and the Architecture of Protection
• What if even just part of the Epstein files are real? >>EXODUS

Take care, thanks for reading, now…

‘Go out there and create financial solutions, just one Mom ‘n Pop to another!’ 

If you’d like more support with your current situation, become a member of The Realm and be a part of a growing community. Inside, there are gifts and exclusive discounts just for you!

The post Silver, AI, and Epstein…Hard Assets + Cashflow = Generational Wealth appeared first on Real Estate | Owner Seller Financing | Note Queen.

When it’s time to sell, should you go FSBO or use a real estate broker?

It depends.

When I lived in California, I was an independent broker for several years, then when I moved to Nevada in 2014 I let it all go because I just wanted to focus on investing.

As of last Fall, I decided it made sense to get licensed again.

Even though I knew how to run my own transactions, during the years I was unlicensed there were times when I happily paid a professional to handle it for me and felt I came out ahead.

Other times I’ve been greatly satisfied to save the commissions.

Sometimes ‘saving’ a commission costs you more in other, less obvious, ways. You could easily gross more but net less.

… and sometimes you REALLY ARE saving $30K!

I interviewed Tim Street recently and called it a podcast episode 

He’s a former marine, a dad, and a real estate investor/agent blend that has a passion for showing people how to be wildly successful at selling their properties themselves.

He calls his program

>> Foolproof FSBO << 

He knows that for many people, keeping that extra $20K – $40K can make all the difference in their financial future. His parents being a prime example.

So, he dumps all the goods… tons of valuable information from time in the trenches and makes it available at a very affordable price.

I actually got an idea from our time together that probably would have saved me $10K on the sale of my last property. 

In any case, we really enjoyed our time together, and I think you’ll like him, too.

As you can imagine, my angle with Tim is like…

Hey! You’re showing people how to stage their place, take the perfect pictures, all the things, but you’re NOT telling them that the best amenity they could possibly offer is the financing!

And he was all over it. He could see how it would greatly increase the pool of potential buyers and create auction-like fervor.

In this episode I shared a story from my early days where someone who had just finished rehabbing a home absolutely HAD to get $550K.

And we know the market gives you whatever you really want and ‘need’, right? 

I said so okay, let’s list it at $499K and advertise ‘Owner Will Carry’. 

Not a chance, he says!

But I wore him out, he put down his caveman club for a minute and just trusted me.

Long and short, within one week he had a full CASH offer for the $550K he had to have.

Instead of languishing on the market with every other house listed over $500K in the neighborhood, competing, waiting, hoping not to have to do a price reduction. 

Hope you can tune in, I think you’ll get a lot out of it.

Listen here!

The post The Marine Who’s Taking on the Real-Estate Machine appeared first on Real Estate | Owner Seller Financing | Note Queen.

The first Property & Paper Live of the year was held on January 6th, and in my opening monologue, I described a bit about my vision and perspective on a year that I think will be absolutely transformational.

A lot is going to happen between now and New Year’s Day, 2027. Shoot, a lot has already happened!!

Big headlines out there, but oddly, almost none about the all time highs for precious metals.

Gold over $5,000, silver sitting at $110 as I write…

A signal of the death of the old financial system. I heard someone say that for every dollar that silver rises, the big short players (many of our big banks) lose something like $200 – $250 million dollars.

Over the next couple of years, if you don’t have hard assets and the cash flow to protect them, it’s going to be a tough row to hoe.

Inflation is melting the value of cash savings. Getting a 2nd or 3rd job may not be enough to keep up.

• My house isn’t worth double because I worked harder.
• The silver I bought at $20 isn’t worth $100 because I worked smarter.
• The Bitcoin I bought at $3K isn’t worth $88K because I picked up a side hustle.

It all has to do with monetary policy. The more money they print, the less valuable it becomes. Hard assets aren’t worth more. Fiat is worth less.

So, intelligent positioning has to be a part of your financial plan. Your money needs to work harder than you do.

Obviously real estate and notes secured by real estate are the staple of my business, but we can’t afford to miss strategic opportunities to put ourselves in the way of ‘progress’…

Sometimes you buy land, ‘land bank,’ in the path of development, knowing at some point you’ll be rewarded.

Anyhow, back to PPL…

David was our star of the show and happily shared about the 3 note deals he has done recently, as well as a private loan. If David can do it, so can you.

In the second half, Kennesha brought up a scenario where she is helping a friend out of a note deal that went sideways.

Luckily for her friend, Kennesha is going to make lemonade out of those lemons. Good story, and I think she got some great support from all of us on the call. She’s a CA Realtor, NMLS & hair dresser!!

To grab the first half of the session, check out “A Tale of 3 Notes” on YouTube or Podcast.

To access the full replay, join the Citizens of the Realm community and click on the “Learning” tab.

We’ll see you in The Realm!

The post Year of the AI Blueprint (and Precious Metals, Anyone?) appeared first on Real Estate | Owner Seller Financing | Note Queen.

Do they have to reject the offer?

Not necessarily. If structured properly, a note can be created (giving the buyer what they need) and then sold, giving the seller the cash they need for their upleg.

In this month’s Property & Paper Live, I break down exactly how seller financing in 1031 exchanges works in the real world — plus the pitfalls, timeline traps, and creative strategies that experienced investors use to pull these deals together smoothly.

A Real Deal: Seller Financing + 1031 Exchange + Creative Note Buying

Here’s a classic example I shared live on the zoom:

• Property listed for $500,000 – no offers for months
• Then a buyer offers full price but needs owner financing for 3 years
• Buyer had $200,000 down and needed a
• $300,000 note at 5% for 3 years

Great price… except the seller wants a 1031 and doesn’t have other funds to add to the exchange to address the tax liability.

How did we massage this to make it work for everyone?

To make it all work, the sale price was bumped to $525,000 to handle the slight discount, and I turned the listing agent into the note buyer. She bought the $325,000 note for $300,000 with idle funds that were making 1% at best.

She was happy with 8% whereas an arms length institutional buyer would have needed a higher yield, requiring a deeper discount.

So… the seller netted the cash equivalent of a $500K cash sale.

Of course, an agent is rarely going to be able or willing to do this, but every situation has opportunities that are often missed by people who are not familiar with the secondary market for private seller carry back notes.

Seasoning Requirements: Why Note Buyers Prefer a Payment History

Most note buyers want no less than one month of seasoning before they buy a note. Some want 12 months, and may need up to 24 months for ‘rehabber paper’… (those notes created when a real estate investor buys a property for cheap, fixes it up and sells it on terms to a buyer).

But during a 1031 exchange, you don’t have time for seasoning.

Note creation and note sale often have to happen very close together inside of the Qualified Exchange. That’s where the simultaneous close, or table funding, comes in.

What Is Table Funding?

Two linked closings:

1. Close the sale + create the note
2. Immediately sell the note in a second escrow

Sometimes these close seconds apart. Sometimes within a day or three. But to pull this off, you need strong relationships and professional assistance in structuring the transaction in a way that will allow the numbers to work for all parties.

This is seller financing in 1031 exchanges at its highest level of finesse.

What Note Buyers Want (Especially in 1031 Deals)

When an investor buys a fresh, unseasoned note, they expect compensation for the extra risk.

The non-negotiables:

Large down payments (30%–50%)

This is the magic ingredient in seller financing inside 1031 exchanges.

Big down payments reduce:

• Risk of default and foreclosure
• Risk of financial loss
• Required discount when selling the note

The down payment is the soul of the deal. If the buyer brings 50% down, almost any note becomes marketable.

If they bring 10% down? That can be perfectly acceptable in situations where the seller is happy using the Installment Sale (IRC Code 453) long term to defer most of their capital gains.

But when the note is created for immediate selling, as within a 1031, the numbers don’t work as well.

Valuable asset sold at it’s true ‘as is’ 30-day cash value price

At the end of the day, the property is the ultimate ‘the-buck-stops-here’ payor for the note.

Risks: The Real Reason Note Buyers Stay Conservative

Seller financing in 1031 exchanges is powerful, but it’s not risk-free. Investors must factor in:

• Job loss
• Bankruptcy
• Property damage
• Long foreclosure timelines
• Legal fees and holding costs

That’s why skilled note buyers prefer:

• Conservative ITV (investment-to-value) ratios
• Large down payments
• States with quick foreclosure timelines

Risk is real… but manageable with intelligent underwriting.

A Bigger Perspective: Building Alternative Economies

Near the end of the show, we talked about something deeper.

Seller financing isn’t just a financial strategy.
It’s a form of economic independence.

It’s people helping people.
One Mom ‘n Pop to another.
Creating wealth without relying on banks, Wall Street, or rigid institutional systems.

When you understand how to combine seller financing in 1031 exchanges, you gain the ability to:

• Solve problems
• Rescue deals others walk away from
• Create passive income
• Build wealth quietly and sustainably
• Support your community

That’s the real reason I love this work.

Final Thoughts

If you’re a:

• Realtor
• Investor
• Note buyer
• Landlord
• Tax-deferred strategist

…you absolutely need to understand how seller financing in 1031 exchanges works.

This is where creativity meets tax strategy meets private capital.
And it’s where the most elegant deals are born.

If you want to sharpen these skills, join us live each month on Property & Paper Live, and explore the books, courses and consulting available in my shop:

• Landlord Liberation
• Seller Financing Mastery Course
• Schedule a 1:1 Deep Dive Strategy Session

This knowledge truly is money in the bank.
(Or better yet — outside the bank.)

The post How to Use Seller Financing in 1031 Exchanges: Strategies for Investors, Realtors & Note Buyers appeared first on Real Estate | Owner Seller Financing | Note Queen.

As home buyers struggle to qualify for traditional bank loans and real estate agents grapple with listings that sit on the market for months, seller financing (also known as owner financing) is stepping into the spotlight as a practical, proven solution.

In a recent episode of Property & Paper Live, I dove into how seller financing and note investing are helping both buyers and sellers thrive in a tough market—and why now is the time for agents and home buyers to embrace this strategy.

What Is Seller Financing—And Why Now?

Seller financing allows a homeowner to act as the bank, offering a loan to the buyer instead of relying on a traditional mortgage lender. In return, the seller holds a promissory note secured by the property.

Why is this such a big deal in 2025?

The market is clogged with overpriced listings and cautious buyers.

Many buyers don’t qualify for traditional loans despite being financially stable.

Sellers are tired of dropping their prices just to attract lowball offers.

Seller financing bridges this gap—enabling sellers to keep their price and giving buyers the opportunity to purchase without a bank.

For Home Buyers: A Pathway to Ownership Without the Bank

If you’ve been denied a mortgage or are self-employed with irregular income, seller financing could be your golden ticket.

Negotiate directly with the seller
Bypass rigid lending guidelines
Move forward with ownership—even if banks say “no”

This isn’t just for investors or flippers—it’s for families, individuals, and anyone ready to buy a home on fair terms.

For Real Estate Agents: Stop Avoiding Creative Deals

Many agents avoid seller financing because it feels “too different.” In truth, these deals closely resemble traditional transactions. You’ll use the same contracts—just with a seller financing addendum.

Learn the basics of structuring terms
Educate your sellers on the value of holding a note
Tap into a growing niche and close deals others leave on the table

The agents who thrive in 2025 will be those who adapt and expand their toolbox.

Seller Notes = Liquid Assets

One of the most misunderstood benefits? Seller-financed notes are valuable assets that can be sold, in whole or in part, for immediate cash.

Need liquidity after the sale? Sell part of your note.
Want ongoing monthly income? Hold it and collect payments.
Combine both with smart structuring.

These strategies offer freedom, flexibility, and financial control—without relying on volatile markets or banks.

A Final Word: Educate, Don’t Hesitate

Whether you’re buying, selling, or helping clients navigate this landscape, now is the time to learn. Seller financing isn’t complicated—it’s just unfamiliar. With the right knowledge, you can:

• Close more deals
• Serve underserved buyers
• Help sellers protect equity and gain flexibility

Let’s make creative financing part of the mainstream conversation again.

The post How Seller Financing Can Unlock the 2025 Real Estate Market appeared first on Real Estate | Owner Seller Financing | Note Queen.