Out-of-State Buyer Investors

Looking to Invest in Oregon?

We have represented many out-of-state investors looking for experienced representation in their search and acquisition of income-producing investment real estate in the state of Oregon.

Our Process
Investment Real Estate Properties in Oregon

Realty Yield is widely recognized in the Oregon real estate brokerage community as a Buyer’s Agent specialist.  All the major brokerage firms in Oregon will enthusiastically cooperate with Realty Yield due to our long-term track record of successfully closing real estate transactions. The importance of this cooperation in the brokerage community should not be minimized. Our calls get returned!

Hence, when searching for the best available investment opportunities Realty Yield can expose investors to both “on-market” (through listing websites like LoopNet, RealNex Marketplace, Showcase, RMLS, Etc.) as well as available “off-market” income-properties.

Additionally, since Realty Yield is a one-stop, full-service investment real estate service provider, we can also assist out-of-state Buyer’s with their 1031 Exchange, arrange financing and provide post transaction landlord support services to optimize the performance of their real estate investment-s between the buy and sell dates. Find out more about our expertise as an expert Buyer’s Agent.

Buyer's Agent
Start a Discussion

Our Buying Process

Step 1

Meeting & Discussion

Agent's Role
  • Why Us
  • Process Explanation
  • Current Market & Opportunities
Buyer's Role
  • Current Situation
  • Goals
  • Requirements
  • Risk Tolerance
  • Time-line

We start by discussing your current situation, real estate investment goals, risk profile and timeline. We’ll provide an accurate overview of the current market and go through a question-and-answer session as needed/wanted.

Frequently Asked Questions
Step 2

Strategy & Action Plan

Agent's Role
  • Identify & Present Options
  • Investment Analysis & Projections
Buyer's Role
  • Input Regarding Preferences
  • Ask Questions
  • Role Desired in Process

Once we understand what you want to achieve, we work with you to formulate a realistic strategy to achieve your future goals for return on investment. This stage includes:

  • Financial analysis of your current holdings, if applicable (you first need to know where you stand)
  • Return on investment analysis comparing various purchase and/or 1031 exchange scenarios
  • Property type analysis (weighing the pros, cons, risks, variables, etc. that will affect your portfolio)
  • Finance/mortgage strategy (your best use of debt/leverage)
  • Ownership structure decision including asset and personal liability protection
  • Define roles (our role and your role) clarifying who will do what, when and how
Step 3

Property Search

Agent's Role
  • Provide Feedback on Identified Opportunities
  • Provide Short-list Inc. Analysis & Narrative
Buyer's Role
  • Provide Feedback on Identified Opportunities
  • Rank/List Potential Acquisition Options & Communicate Desired Deal Structure

Once you give us the go ahead, we begin a comprehensive search for suitable properties. We not only have access to the properties listed on the open market, but also many "silent sale sources". We pre-screen candidate properties to find the best matches for your criteria.

Our pre-screening includes valuation analyses, investment/return forecasts and tax implication assessment. We investigate any potential title or transfer issues.

We inspect candidate properties to get a fix on their physical condition, review documents related to the properties and analyze comparable sales to “reality check” asking prices. We research rental rates for like-kind properties to see if a property’s rents are too low and if a seller’s rent forecasts are too high. We investigate seller motivations and interest among other buyers in the marketplace.

We access the lending options and programs available to you.

Then, we produce a written narrative for you ranking your purchase options with pros, cons and considerations specific to your comfort level.

Step 4

Acquisition & Financing

Agent's Role
  • Prepare “Offer” and Commence Negotiations
  • Determine & Arrange Best Financing
Buyer's Role
  • Participate In Due Diligence
  • Provide Necessary Docs For Financing

If you decide to proceed, we formulate an acquisition strategy to see that the property is bought at the best possible price and terms. And of course, the submitted offer will include all necessary contingencies allowing time for due diligence items that may not have been completed during the pre-screening process.

Key items in the Purchase & Sale Agreement include:

  • Contingencies for professional inspection-s, environmental/soil, comprehensive document review, regulatory use/development issues, title exceptions, appraised value, etc.
  • Applicable property performance and/or maintenance benchmarks (minimums) to be maintained and/or achieved during the contract period
  • Specific contingency language pertaining to the amount and terms of acceptable loan needed
  • Guidance regarding the appropriate use of financing (leverage) and ultimately the direct arrangement of the best available financing for your particular situation
  • Support at closing including "settlement statement" review prior to "signing"
Step 5

Post-Closing Services

Agent's Role
  • Provide Recommended Plan For Management & Operations
Buyer's Role
  • Input/Decision Regarding Choice & Roles of 3rd Party Professionals & Vendors

The long-term success of your property investment must be maximized through proactive asset management (NOTE: asset management is not the same as property management). It’s not enough to “buy, hold and hope." Part of our complete service as your buyer’s agent is getting your new investment off on the right foot with a solid long-term asset management strategy.

The compounding effect of even modest annual net operating income growth has a dramatic effect on your property’s long-term returns and future value. But growing your net operating income is a proactive and continuing process. Sadly, far too many owners allow the long-term potential of a good purchase to erode, sometimes within a handful of years.

Our goal is to keep you from becoming one of those ill-fated buyers as part of our Post-Closing services. See Property Owner Landlord Services page.

How We Evaluate Properties

Investor Profile

Investor will have $800,000 - $850,000 from a cash-out refinance on another owned property to invest in an additional property

Investor is interested in either apartments or a single-tenant industrial property

Investor would prefer a turn-key property but would consider a value-add apartment property if needed only modest updates and rents could be increased to justify the cost of improvements

Investor in interested in properties in Oregon, the Portland-metro area or a strong secondary market

Potential Acquisitions Being Considered

Property 1

Turn-key, condo quality apartment building (13 units).  A performing asset that has been well-maintained.  Current rents are close to market.  A few rent increases are anticipated in the next few months upon lease renewal. Property is located on the Eastside of Portland, Oregon. The current owner is retiring and exiting the market.

Property 2

Garden style apartment building (16 units) located in the outskirts of Portland, Oregon (Gresham). Property has been owned by a partnership for about three years. Quite a bit of deferred maintenance has now been completed.  Current owners have started to increase rents that are currently low (about $75 per unit). There is some valued-add upside through these rent increases. The current owners are divesting their partnership, so have decided to sell.

Property 3

Single-tenant Industrial building with a financially strong tenant and long-term lease in place with 3% annual rent increases.  The lease is NNN, so the tenant pays most of the operating expenses.  So, the Net Operating Income is very stable and predictable year over year.  From an ownership perspective, would be a bit easier to oversee than an apartment building requiring professional property management. Current owner (seller) is doing a 1031 Exchange into a larger property.

Realty Yield's Role

We have pre-screened available properties on the market and have initially narrowed it down to three potential acquisitions that fit the criteria outlined by our Client.

A financial-investment analysis of these properties has been performed.  Projected pre-tax and after-tax cash flow, loan impact and projected appreciation has been modeled and compared.

Investment Tools

Download a sample of Property Valuation Return Projection Comparison Chart, which is one of the proprietary Investment Tools we utilizes when working with Clients.  

Real Estate Brokerage
Apartment / Commercial Financing
1031 Exchange

Client Testimonials

All Testimonials
Mike Carlson has the ability to analyze and plan a strategy which takes advantage of market conditions, incorporates the best financing options and most importantly, maximizes the return on your equity. Mike is the real deal, honest, trustworthy and highly capable. I am happy to recommend him to anyone looking for assistance with their multi-family portfolio.
Gary M
2003 ~ Current
For anyone with real estate investments, Mike Carlson’s services are a necessity in order to achieve top results. Mike Carlson is very astute and knowledgeable in not only all aspects of real estate investment and wealth management but also in a wide scope business matters in general.
Lynn L
2005 ~ Current
Mike Carlson and his company are great - very professional, experienced and comfortable to work with. Mike’s analysis and technical abilities is top drawer! He knows how to evaluate portfolios and properties to determine the best investment strategy. Mike Carlson’s brokerage and negotiation skills are very polished and effective. Make no mistake about it; there is a distinct advantage in utilizing an experienced financing liaison. Carlson not only found good properties but also good financing. He made the entire deal work!
John B
2003 ~ Current
Mike has been what I was looking for in a commercial realtor. He has the unique ability to apply financial numbers to a project and not let the emotions of a property cloud the analysis. Working with Mike has always been about good communication and he does a great job. When you do finally find a property worth pursuing he is not pressuring you to make the offer and get the commission. It’s more about the long-term relationship. He reassured me that if he does a good job on this deal I will probably be back for more and sure enough I am in the hunt again.
Clinton L
2008 ~ Current
We were so pleased with Mike’s handling of the sale, purchase and financing of our real estate that we referenced Mike as a contact for our children and our attorney if we should die and the children were to be left with the apartments. We knew that Mike would be honorable and not take advantage of them in settling our real estate holdings.
L Family LLC
2004 ~ Current
I worked with Madison prior to her role at Realty Yield. Her drive and passion has always been evident in everything that she does. She truly is invested in her job and clients best interests. I would highly encourage anyone in need of guidance and expertise in investment real estate to consider Madison and the Realty Yield team.
Austin W
I was impressed with Cory’s ability to communicate and execute the sale of our duplex in pre-foreclosure with a very tight timeframe. He was respectful, professional and really made the transaction a pleasurable experience for my family.
February 2019
Cory Carlson was instrumental in the acquisition of our fourplex. His analysis skills, professionalism and productive communication while searching for our investment provided my wife and I confidence through the entire process. His connection with local lenders and understanding of the principles of finance prove Cory really is your one-stop investment broker and advisor.
Jason & Katie I
January 2019