For New Realtors
Investor Agents
About 80% of our business comes through investor agents, and a lot of them are brand new. Investors buy off market, close in weeks instead of months, and come back for the next house. This is the game plan we teach new agents, plus the free tools we give them to run it.
As of September 2026 · Free for agents · No license needed to refer · 400+ lenders · Broker, not a lender
The short version. Capital Kings LLC is a hard money and non-QM mortgage broker that works only with real estate investors, across 400+ lenders. About 80% of our business comes through investor agents, and many of them are new realtors. Agents get a free partner portal with a deal analyzer, property data, instant term sheets and shareable deal pages. Their investor clients get free pre-approvals from two months of bank statements, with no debt to income, employment or tax return check. Every fix and flip and purchase-only term sheet carries a $5,000 realtor commission line, and we pay a $500 referral fee each time a referred investor closes. New agents can meet Micah Foster, our founder, for lunch or a call to learn the full investor agent game plan.
Real estate is a very competitive business, and the numbers show it. In NAR's 2025 Member Profile, Realtors with two years of experience or less had a median gross income of $8,100 in 2024, against $58,100 for Realtors overall (NAR, August 2025). The typical Realtor closed 10 transaction sides that year. Most new agents come nowhere near that.
The usual advice is to farm a neighborhood, knock doors and wait on the sphere. That works, slowly. Retail buyers take months to find a house, then wait on a 30-45 day mortgage, and they might buy again in seven years.
About that "71% of agents closed zero deals" stat. You've probably seen it on social media. It isn't from an NAR survey, and people in the industry have argued about how it was calculated. The NAR figures above come from its own member survey, so those are the ones we quote. Either way, new agents close fewer deals and earn a lot less.
We only work with real estate investors. No owner-occupied homes, no conventional mortgages. Our loans are non-QM and hard money: fix and flip, rental, bridge and new construction. That's why so many of the agents we work with are investor agents, and why the ones who pick this lane early tend to close more.
A hard money loan closes in 5-14 days once the file is complete, sometimes faster. A traditional mortgage usually takes a month or more. Fewer deals die waiting on the lender.
A flipper who makes money on the first house wants the second one next month. One good investor client can be several closings a year, not one every seven years.
Most agents chase retail buyers on the MLS. Off-market deals, wholesalers and investor math scare them off. That's the opening for a new agent who learns it.
One loan covers the purchase and the rehab, with as little as 5% down. Fix and flip loans.
Buy and fix it with a hard money loan, rent it out, then refinance into a DSCR loan and pull the cash back out. That's the BRRRR method.
A DSCR loan qualifies on the property's rent, not the investor's paycheck. DSCR loans.
Your job as an investor agent is simple to say and hard to do: find your investor the best off-market deal you can, and prove the numbers work. These are the basics. The full game plan, the daily routine our agents actually run, we teach in person over lunch or on a call.
Stop asking where to find investors. Ask who already knows them. Hard money lenders and brokers, property managers and investment companies talk to active investors every day. One good relationship there is worth a hundred cold messages. Start with the people who already work with the people you want to work with.
Wholesalers put houses under contract, usually straight from the seller, and assign the contract to a buyer. Get on their email lists and their buyer lists. Deals start showing up in your inbox every day.
Some wholesalers find sellers themselves. Others just resell another wholesaler's contract with a second fee stacked on top. Figure out who goes direct to the seller. That's where the best prices are.
Stale listings, estate sales, houses that need work. Write offers at the price where your investor's numbers work, not at list price. Most get turned down. The ones that stick are deals.
Check the 70% rule, run the Deal Analyzer and pull a term sheet. Then present it, don't just forward a listing: the numbers, the risks and what you'd offer. Anyone can blast properties. The agent who brings the analysis gets the next call.
Walk wholesale properties on video and post them. Social media is where a lot of new investors are looking right now. More on this below.
Not everyone who says "I'm an investor" is your investor. Learn what they buy, where, their price range, flip or hold, and how they're paying. Then send them to us for a pre-approval before you spend a weekend showing houses.
The agents who make it aren't the ones who know the most. They're the ones who talk to people every day, run the numbers on a lot of houses, walk properties in person, write the offer, and follow up after a no. Relationships, reps and execution. Knowledge without action doesn't close anything.
The purchase price plus the rehab budget should come in at or below 70% of what the house will sell for after the work. That sale value is the after repair value, or ARV. Work backward from it and you know your offer before you write it.
It matters for financing too. In the major Texas metros, a flip where purchase plus rehab fits under 70% of ARV can qualify for 100% financing, meaning nothing down on the purchase or the rehab. Your investor still covers closing costs and reserves.
Type the ARV and the rehab. Add the asking price to see where it lands.
A screening rule, not an appraisal. The lender sizes the loan on the appraised ARV. Run the full numbers in the Deal Analyzer.
Your partner portal comes with the same property data and Deal Analyzer we use on every loan. Change the interest rate, loan term, purchase price, rehab budget and ARV, and it shows the loan to value (LTV) in real time, with the loan amount, cash to close, monthly payment and profit.
Use it backward too. Keep lowering the purchase price until the LTV lands where it needs to be. That's your offer.
Pull an itemized term sheet on any deal in about a minute. It shows the rate, the down payment, every fee and who it goes to, the total cash to close, and your $5,000 realtor commission already written in.
The programs are worth knowing by heart. 5% down works for first-time flippers with no track record. 100% financing works when the deal fits under 70% of ARV. When you can explain those to your investor, you're the agent who brings deals that can actually close.
The sample sheet here is a first flip: $160,000 purchase, $48,000 rehab, $280,000 ARV. Purchase plus rehab is about 74% of ARV, over the 70% line, so it prices on 5% down instead of 100% financing.
Get your investor pre-approved with us before you show houses. The letter is free and there's no credit pull. We don't look at debt to income, employment or tax returns. What we look at is two months of their most recent bank statements, to see whether they can fund their side of the deal and where the money came from.
Then your investor makes offers with a pre-approval letter in hand, and you know exactly what they can buy. How the pre-approval letter works.
Usually 5% or 10% down (0% on 100% financing), plus title, lender origination, the appraisal and the realtor fee on the term sheet.
Most lenders want to see 3-6 months of interest payments sitting in the account. It stays there. It isn't paid at closing.
On a flip, the rehab is paid back in draws after each phase, so the investor funds the first phase. Closer to a third on a small budget, closer to 10% on a large one.
Investors negotiate commission harder than anyone. So every fix and flip and purchase-only term sheet from our site carries a flat $5,000 realtor commission, built into your investor's cash to close from the first draft and paid at closing.
On top of that, we pay a $500 referral fee every time an investor you sent us closes a loan, not just the first one. It comes out of our broker fee, so it costs your investor nothing. If you hold a license, check with your broker about outside referral income first. How the referral program works.
I work almost only with investor agents, and a lot of them are brand new. I like to get lunch, sit down or hop on a call and walk you through the full game plan, the daily routine our agents run, not just what's on this page: who to build relationships with, how to run a deal, and how to talk about financing with your investor.
You don't need to have closed a deal yet. Text me at (281) 636-5682 and we'll set it up.
A realtor who specializes in real estate investors instead of people buying a home to live in. An investor agent finds deals, often off market through wholesalers or discounted MLS listings, checks that the numbers work, and helps the investor close. About 80% of our business at Capital Kings comes through investor agents.
Work with investors. They close faster than retail buyers because hard money loans close in 5-14 days once the file is complete, and they buy again when a deal makes money. Get on wholesalers' email lists, learn which ones work direct to seller, make offers on MLS listings at the price where the numbers work, and get your investors pre-approved before you show houses.
Yes. The basics are on this page. The full investor agent game plan, the daily routine our agents run to find deals, present them and get offers accepted, we walk through in person over lunch or on a call. You don't need to have closed a deal yet. Text Micah at (281) 636-5682 to set it up.
The purchase price plus the rehab budget should come in at or below 70% of the after repair value, or ARV. To find the highest offer, take 70% of the ARV and subtract the rehab. On a house worth $280,000 after a $48,000 rehab, that's $196,000 minus $48,000, or a $148,000 offer. In the major Texas metros, a flip that fits under 70% can qualify for 100% financing.
According to NAR's 2025 Member Profile, Realtors with two years of experience or less had a median gross income of $8,100 in 2024, against $58,100 for all Realtors. The typical Realtor closed 10 transaction sides that year.
Two months of their most recent bank statements. We don't check debt to income, employment or tax returns, and there's no credit pull for the letter. The statements need to cover cash to close (the down payment plus fees), 3-6 months of interest payments, and on a flip 10%-33% of the rehab budget. We also look at where the money came from.
Yes. The 5% down fix and flip program takes first-time flippers with no track record, and the lender funds 100% of the rehab in draws. When purchase plus rehab fits under 70% of ARV in a major Texas metro, 100% financing can take the down payment to zero. Closing costs and reserves are still the investor's.
Two ways. Every fix and flip and purchase-only term sheet from our site carries a flat $5,000 realtor commission, paid at closing. On top of that we pay a $500 referral fee every time an investor you referred closes a loan with us. It comes out of our broker fee, so it costs your investor nothing. If you hold a license, check your brokerage's policy on outside referral income.
No. The partner portal, the Deal Analyzer, the property data, instant term sheets and shared deal pages are free. We pay for the property data. Closed loans are how we get paid.
No. Capital Kings LLC is a broker. We shop each deal across 400+ lenders for business purpose loans on investment property: fix and flip, DSCR rental, bridge and new construction. We don't do owner-occupied home loans.
Create a free partner account to get the Deal Analyzer, the property data and instant term sheets today. Or text Micah and set up a lunch or a call.
Want the full tour first? See the partner portal. Have an investor ready now? Get them pre-approved.
Film the Deals and Let Investors Come to You
If you find a good deal, investors will want to buy it. There are buyers everywhere, so when you can present a good deal, you can find the investor. Film the deals you find and let them come to you. The agents who do this well aren't dancing. They walk investment properties and talk through the numbers.
Walk the wholesale deals
Take a wholesaler's deal (with their permission) and film the walkthrough: the rooms, what needs work, the rehab estimate. Real houses, real problems.
Say the numbers out loud
Price, rehab, ARV and where it lands against 70%. Mention that first-time flippers can get in with 5% down. Investors stop scrolling for numbers.
Send the leads to us
When someone messages you, send them over for a pre-approval, or send them a shared deal page with the numbers and a term sheet. We work with the investor directly, you stay the agent.