My DFW Real Estate Operating System: Speed, Clean Paperwork, Less Stress

TL;DR

• DFW market moves fast - preparation beats reaction every time
• Pre-approval before showings saves everyone time and heartache
• My offer template has won in 7+ offer situations this year
• TC (transaction coordination) keeps 30+ moving parts synchronized
• Option period strategy can save or cost you thousands
• I work with buyers, sellers, and provide white-label TC for agents

Pre-Approval Pack

In DFW's competitive market, showing up without pre-approval is like bringing a knife to a gunfight. Here's my pre-approval pack that gets buyers ready:

The Documents (digital folder, ready to go):

• Last 2 years tax returns
• Last 2 months bank statements (all pages)
• Last 30 days pay stubs
• Driver's license copy
• Employment verification letter (if needed)

The Lenders (my trusted DFW network):

• Conventional: 2-3 options, competitive rates
• FHA/VA: specialists who know the programs
• Jumbo: for properties over $766,550
• Hard money: for flips and quick closes

The Timeline:

• Day 1: Submit to lender
• Day 2-3: Initial review and conditions
• Day 4-5: Provide additional docs if needed
• Day 5-7: Pre-approval letter in hand

Pro tip: Get pre-approved for 10% more than your target. Gives negotiation room without re-running credit.

Offer Playbook

Winning offers in DFW isn't just about price. It's about terms, timing, and presentation.

My offer template includes:

• Cover letter: Personal touch, why this house, quick close ability
• Proof of funds: Bank statement or pre-approval attached
• Escalation clause: Auto-increase to beat competitors by $X
• Option period: 5-7 days standard, can go lower for strength
• Earnest money: 1% minimum, 2-3% shows serious intent
• Closing date: Flexible to seller's needs

Multiple offer strategy:

• First offer: Strong but leave room
• Best and final: Pull all levers
• Backup position: Stay engaged if you lose

Recent win: Richardson property, 11 offers. Won with 3rd highest price by offering 21-day close and waiving repair requests under $5K.

TC Pipeline (contract-to-close)

This is where deals die or thrive. My TC pipeline keeps everything moving:

Week 1 - Contract Execution:

• Fully executed contract to all parties
• Earnest money delivered (next business day)
• Option fee delivered (within 3 days)
• Title company opened
• Lender notified and contract sent

Week 2 - Inspections:

• General inspection scheduled
• Specialized inspections if needed (pool, foundation, roof)
• Repair amendment negotiated
• Option period exit decision

Week 3-4 - Appraisal & Underwriting:

• Appraisal ordered and scheduled
• Loan conditions gathered
• Insurance quotes obtained
• HOA docs reviewed
• Survey reviewed (or ordered)

Final Week - Closing Prep:

• Final walkthrough scheduled
• Utilities transfer coordinated
• Closing disclosure reviewed
• Wire instructions verified (call to confirm!)
• Keys, garage openers, gate codes transferred

Every step tracked in my system with automated reminders. Nothing falls through cracks.

Inspection → Close

The option period is your due diligence window. Use it wisely:

Inspection strategy:

• Day 1-2: General inspection
• Day 3-4: Review report, get contractor quotes
• Day 5: Submit repair amendment
• Day 6-7: Negotiate and decide

What to ask for:

• Safety issues: Always (electrical, gas, structural)
• Major mechanicals: HVAC over 15 years, roof issues
• Water damage: Active leaks, past damage
• Foundation: Any movement or drainage issues

What to let go:

• Cosmetic issues
• Normal wear and tear
• Items under $500 (unless multiple)
• Anything disclosed upfront

Closing week checklist:

• Monday: Final loan approval
• Tuesday: Review closing disclosure
• Wednesday: Final walkthrough
• Thursday: Wire funds (morning only)
• Friday: Sign and get keys

Investors

DFW remains one of the strongest investment markets in the country. Here's my investor framework:

Buy-and-hold targets:

• B-class properties in A-class school districts
• 3/2 or larger, 1,400+ sq ft
• Built after 1990 (fewer maintenance issues)
• Target cap rate: 6-8%
• Focus areas: Richardson, Plano, Carrollton, parts of Dallas

Fix-and-flip sweet spots:

• 1970s-1980s homes needing cosmetic updates
• Purchase: 70% of ARV minus repairs
• Hold time: 3-4 months max
• Profit target: $30K minimum

My investor services:

• Off-market deal sourcing
• Renovation cost estimates
• Rental comps and analysis
• Property management referrals
• 1031 exchange coordination

For detailed tax strategies on real estate investments, check out TaxSq's real estate tax planning.

Working With Me

I offer three ways to engage:

1. Full Representation (Buyers/Sellers):

• Complete service from search to closing
• Negotiation and strategy
• Vendor coordination (inspectors, contractors, etc.)
• Post-closing support

2. TC Services (For Agents):

• White-label transaction coordination
• $500-750 per transaction
• Handle all paperwork and timelines
• You stay the face of the deal

3. Consulting (Hourly):

• Investment analysis
• Market research
• Transaction troubleshooting
• Systems setup for teams

Learn more about my approach on my real estate page or check out my frequently asked questions.

For business operations and systems consulting, visit my projects page.