How New Realtors Close More Deals With Investors | Capital Kings LLC
For New Realtors Investor Agents

Close More Deals Working With Investors

Most of our business comes from referrals, much of it from investor agents, and a lot of them are brand new. Investors buy off market, fund in 5 to 14 days instead of 30 to 45, 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.

Create Your Free Partner Account Text Micah (281) 636-5682

As of October 2026 it's free for agents, you don't need a license to refer, and we shop 400+ lenders as a 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 70 to 80 percent of our business comes from referrals, much of it from 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 a recent bank statement or balance screenshot, with no debt to income, employment or tax return check. Every fix and flip and purchase-only term sheet shows the agent's finder's fee as its own line (paid by the investor, amount set by the agent and investor), and we pay a separate $500 referral fee after each loan 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.

Your First Two Years Are the Hardest

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.

Investors Buy Faster, and They Buy Again

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.

Fix and Flip

Buy, renovate, sell

One loan covers the purchase and the rehab, with as little as 5% down in the major Texas metros and 10% down on a first flip elsewhere. Fix and flip loans.

BRRRR

Buy, rehab, rent, refinance

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.

Rentals

Buy a rental outright

A DSCR loan qualifies on the property's rent, not the investor's paycheck. DSCR loans.

How to Work With Investors, Step by Step

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.

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.

Where Your Offer Needs to Be

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, and the closing costs roll into the loan when the deal has room under that 70% cap, so it can be $0 to close. There's no credit minimum. Your investor still shows reserves: cash to close plus 15% of the loan.

Check an offer

Type the ARV and the rehab. Add the asking price to see where it lands.

Highest offer at 70%
$148,000
70% of $280,000 is $196,000, minus a $48,000 rehab.
0%70%100%

A screening rule, not an appraisal. The lender sizes the loan on the appraised ARV. Run the full numbers in the Deal Analyzer.

We Pay for the Property Data. You Use It Free.

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.

The Capital Kings deal analyzer showing a monthly payment analyzer, fix and flip exit strategy cards with estimated net profit and annualized ROI, four underwriting meters, a sensitivity stress table, and a net profit curve.
The Deal Analyzer, sample deal: $185,000 purchase, $45,000 rehab, $295,000 ARV.

Show Your Investor the Financing Before They Ask

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 finder's fee already written in ($5,000 by default, set to whatever you charge).

The programs are worth knowing by heart. In the major Texas metros, 5% down works for first-time flippers with no track record, and 100% financing works when the deal fits under 70% of ARV. Outside Texas, first flips start at 10% down, and 5% down or 100% financing needs completed flips. 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 Texas 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.

A Capital Kings fix and flip term sheet for a sample first flip on the 5% down program: $160,000 purchase, $48,000 rehab, $280,000 ARV, with the rate, loan amount, itemized fees and total cash to close.
A real term sheet from our engine, sample deal. See every program.

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.

Weed Out the Tire Kickers Before You Drive Anywhere

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.

A Capital Kings pre-qualification letter for a sample borrower: Capital Kings letterhead, a paragraph confirming the borrower is pre-qualified for real estate investment financing arranged through Capital Kings, a terms box with the loan type, pre-qualified amount and subject property, and Micah Foster's signature block.
A pre-approval letter, sample borrower.

The three numbers the statements have to cover

Micah Foster, founder of Capital Kings
A Note From Micah

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.

Micah Foster · Capital Kings, LLC

New Realtors, FAQ

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.

In the major Texas metros, yes. The Texas 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, and the closing costs roll into the loan when there's room under the cap, so a deal with the room is $0 to close. Outside Texas, 5% down needs 3 or more completed flips (5 or more in some states), and first flips start at 10% down. Reserves are still the investor's.

Two ways. First, your own finder's fee: every fix and flip and purchase-only term sheet from our site shows it as its own line, paid by your investor at closing. The amount is between you and your investor; we show $5,000 because that is what most investor agents we work with charge, and we change it to what you charge. Capital Kings takes none of it. Second, we pay you a $500 referral fee after every loan an investor you referred closes with us. It comes out of our broker fee and never appears on the term sheet, 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.

Start Working With Investors

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.

Create Your Free Partner Account Text (281) 636-5682

Want the full tour first? See the partner portal. Have an investor ready now? Get them pre-approved.