welcome investors

If you’ve landed on this page that means your a active real estate investor or developer looking to procure your next deal. If that’s the case then you're in the right place! At The TLC Home Buyer we specialize in providing high-quality, off-market properties that maximize your profits. Our team is dedicated to constantly finding new and lucrative deals, ensuring that we always have fresh opportunities available. We understand the fast-paced nature of the real estate investment market, which is why our properties move quickly—so please be on the lookout for our communications to take advantage of these great deals. Don't miss out on our next deal stay connected with us for the latest opportunities!

Unless you have scheduled and received written confirmation of a date and time for a property walkthrough — or have been directly invited in writing — you are not permitted to tour any property, either inside or outside.

Please do not arrive unannounced to any property, as doing so is trespassing. Thank you for your understanding and cooperation.

Active Properties

Multi-Family Combo Portfolio Deal – Multiple Exit Strategies

Take advantage of this rare opportunity to acquire two multi-family properties for the price of one. Whether you're looking to fix and flip, buy and hold, or rent for consistent cash flow, this deal offers flexible exit strategies tailored to your investment goals. Denison offers a section 8 opportunity being an approved property with applicants whom have already applied.

Both properties are available for individual purchase, asking price is discounted when bought together. Don't miss out on this value-packed investment opportunity with strong upside potential.

5929 Pilsen Ave, Cleveland, OH 44102 - Duplex | Two 2 bed - 1 bath units

  • Prime Investment Opportunity – Fix & Flip Single Family Residence

    Unmatched Potential for Investors

    CLICK HERE FOR PROPERTY PHOTOS

    (Additional photos to be taken)

    Property Highlights:

    • Size: 1536 Sq. Ft.

    • Bed/Bath: Multi Family - Two 2 beds 1 bath units

    • Parking: Dirt driveway

    Infrastructure & Utilities:

    • foundation walls - block average

    • exterior walls - wood average

    • roof surface - asphalt average

    • gutters & downspouts - aluminum avrg

    • window type - vinyl avrg

    • storm sash/insulated - aluminum - avrg

    • New Roof Installed October 2023, 5 year warranty transfer.

    • The gas hot water heater and 100 amp electrical box are in adequate condition

    Repairs & Renovation Needs:

    • Flooring: Kitchen has updated laminate flooring, so portions of house has tile & carpet could be replaced.

    Light Rehab Needed

    Don’t miss this rare investment opportunity in a highly desirable neighborhood! Whether you’re planning to renovate and rent for steady cash flow or fix and flip for a quick profit, this below-market-value property offers exceptional potential for strong returns

    Will go fast!

  • Real Estate Market Trends:

    • Median Sale Price: Median Home Sale Price: As of January 2025, the median sale price in the 44102 ZIP code is approximately $152,000, marking a 14.1% increase year-over-year.

      Market Competitiveness: Homes in 44102 typically sell in 37 days, suggesting a moderately competitive market.

      Investment Considerations:

      • Value-Add Potential: Given the area's appreciation and rental demand, properties like this offer opportunities for renovations that increase value and rental income.

      • Rental Income: With average rents at $1,250 and a strong rental market, investors could achieve favorable cash flow, especially if the property is acquired below market value.

      • Neighborhood Growth: The Detroit–Shoreway area has been experiencing revitalization, which could contribute to long-term property appreciation.

  • Cash Only

    Multiple Exit Strategies!

    Asking Price: $123k for Pilsen solely

    ARV: $198k

    Estimated Repairs: $15k-$20k

    Asking Price: $250k for Pilsen & Dennison joint portfolio

    COMPS FOR PILSEN AVE:

    https://www.zillow.com/homedetails/3150-W-46th-St-Cleveland-OH-44102/134114782_zpid/

    https://www.zillow.com/homedetails/3364-W-86th-St-Cleveland-OH-44102/33358503_zpid/

    https://www.zillow.com/homedetails/9307-Madison-Ave-Cleveland-OH-44102/33333483_zpid/

    Fix & Flip: Ample opportunity to add value and maximize your ROI!
    Buy & Hold: High rental demand in the area – strong long-term cash flow potential
    Equity Growth: Secure this below off market deal & profit as values rise

  • Property will be vacant & all personal belongings removed by closing.

    $5k EMD to title upon execution of assignment of purchase agreement

    Please call for property walk through 602-791-2705

    COE before 5/25/25

4103 Denison Ave, Cleveland, OH 44109 | Duplex - Upper: 3/1 | Down 2/1

  • Prime Investment Opportunity – SECTION 8 OPPORTUNITY!! TONS OF APPLICANTS PENDING.

    Unmatched Potential for Investors

    CLICK HERE FOR PROPERTY PHOTOS

    (Additional photos to be taken)

    Property Highlights:

    • Size: 1608 Sq. Ft.

    • Bed/Bath: - Duplex: Upper 3/1 — Down: 2/1

    • Upstairs unit features a new furnace, updated wiring, and PEX plumbing

    • Downstairs unit has partial electrical updates and is nearly rent-ready

    • Exterior has been freshly painted with vinyl replacement windows throughout

    • LVP flooring throughout

    • Has central air HVAC in good condition

    • Widows installed 9 years ago

    • Roof in good condition

    Infrastructure & Utilities:

    • siding - average

    • foundation walls (block) - average

    • no garage

    • porch rear/front - average

    • gutters & downspout - aluminum - average

    • window type - vinyl - average

    Repairs & Renovation Needs:

    • Outdated needs updated flooring, cabinets, bathroom vanities.

    Light Rehab Needed

    Don’t miss this rare investment opportunity in a highly desirable neighborhood! Whether you’re planning to renovate and rent for steady cash flow or fix and flip for a quick profit, this below-market-value property offers exceptional potential for strong returns

  • Real Estate Market Trends:

    • Average Rent: The average rent in the 44109 area is around $1,200, depending on property size and amenities.

    • Occupancy Rates: The rental market is considered warm, suggesting steady demand and relatively low vacancy rates.

    • Market Dynamics: Cleveland's multifamily sector has seen positive absorption rates, especially in Class C units, indicating strong demand in affordable housing segments.

    • Rent Growth: The city experienced a 2.8% rent growth, placing it among the top 10 markets nationwide for rent increases.

    • Investment Considerations:

      • Value-Add Potential: Given the area's appreciation and rental demand, properties like this offer opportunities for renovations that increase value and rental income.

  • Cash Only

    Multiple Exit Strategies!

    Asking Price: $133k

    ARV: $185k for Dennison

    Estimated Repairs: $20k

    Asking Price: $250k for Pilsen & Dennison joint portfolio

    COMPS FOR DENISON AVE:

    https://www.zillow.com/homedetails/4020-Woburn-Ave-Cleveland-OH-44109/33350396_zpid/

    https://www.zillow.com/homedetails/3901-Denison-Ave-Cleveland-OH-44109/33349351_zpid/

    https://www.zillow.com/homedetails/3900-Muriel-Ave-Cleveland-OH-44109/33349830_zpid/

    Fix & Flip: Ample opportunity to add value and maximize your ROI!
    Buy & Hold: High rental demand in the area – strong long-term cash flow potential
    Equity Growth: Secure this below off market deal & profit as values rise

  • Property will be vacant & all personal belongings removed by closing.

    $5k EMD to title upon execution of assignment of purchase agreement

    Please call for property walk through 602-791-2705

    COE before 5/25/25

Active Properties

Single Family Combo Portfolio Deal – SUBJECT TO DEAL

Take advantage of this rare opportunity to acquire two single -family properties. Whether you're looking to buy and hold, or rent for consistent cash flow, this deal offers flexible exit strategies tailored to your investment goals, both properties are available for individual purchase.

Don't miss out on this value-packed investment opportunity with strong upside potential.

  • Prime Investment Opportunity – Flip Single Family Residence

    Unmatched Potential for Investors

    CLICK HERE FOR PROPERTY PHOTOS

    Property Highlights:

    • Size: 1139 Sq. Ft.

    • Bed/Bath: 3 beds 1 bath units

    • Parking: Driveway & Detached 2 car garage

    • Current tenant in property is paying $1650 plus all utilities.

    Infrastructure & Utilities:

    • Roof: Replaced in last 10 years

    • HVAC: Good working order

    • Hot water heater: New on installed in 2023

    • Plumbing: Good working order

    • Electrical: All redone/upgraded in 2020

    • Appliances: stove/fridge/dishwasher included in sale. W/D is tenants

    • Flooring: Original hardwood flooring

    • Garage: Detached 2 car garage Attic/Basement: W/D hook up in basement

    Repairs & Renovation Needs:

    • Property fully renovated in 2023

    Don’t miss this rare investment opportunity in a highly desirable neighborhood!

    Will go fast!

  • Real Estate Market Trends:

    • Market Competitiveness: Homes in 43211 typically sell in 44 days, with 37.1% of properties selling above list price, suggesting a moderately competitive market with active buyer interest.

      Investment Considerations:

      • Rental Income: With average rents around $1,300/month and a low rental vacancy rate of 0.3%, the area supports solid cash flow and highlights strong upside potential for buy-and-hold investors.

      • Neighborhood Growth: The North Linden and surrounding Columbus urban core are undergoing ongoing investment and revitalization efforts. Improved infrastructure and proximity to downtown are contributing to long-term neighborhood growth and rising property values.

  • Subject To Deal

    Down Payment: $30k for sole purchase of Osceola — Down Payment for both properties $57,500

    Monthly Mortgage/Subto Payment: $1,562

    Purchase price: $200K

    Current tenant in property is paying $1650 plus all utilities. Tenant is month to month & pays on time & would like to stay as a long term tenant.

    Estimated Repairs: $0

    • Low Entry Price: Great opportunity for buy-and-hold with minimal upfront capital

    • Strong Rental Demand: <1% vacancy rate in the area

    • Immediate Equity: Buy subject-to and step into built-in appreciation

    • Suggested Exit Strategy:

      • Buy & Hold: ~$1,300 monthly rent

      • Refi Later: Use appreciation to refinance and pull cash

  • Current tenant in property is paying $1650 plus all utilities. Tenant is month to month & pays on time & would like to stay as a long term tenant.

    $5k EMD to title upon execution of assignment of purchase agreement

    Please call for property walk through 602-791-2705

    COE before 6/5/25

2481 Osceola Ave, Columbus, OH 43211

  • Prime Investment Opportunity –

    Unmatched Potential for Investors

    CLICK HERE FOR PROPERTY PHOTOS

    Property Highlights:

    • Size: 672 Sq. Ft.

    • Bed/Bath: - 2 beds/ 1 bath

    • Appliances: Fridge/ stove/dishwasher installed in 2023

    Infrastructure & Utilities:

    • Roof: New roof done within last 5 years HVAC: New one installed in 2023

    • Hot water heater: In good working order

    • Plumbing: Good working order

    • Electrical: Good working order

    • Flooring: New LVP flooring installed in 2023

    Repairs & Renovation Needs:

    • None needed

    Don’t miss this rare investment opportunity in a highly desirable neighborhood!

  • Real Estate Market Trends:

    • Market Competitiveness: Homes in 43219 typically sell in 42 days, and many receive multiple offers, suggesting a competitive and active market.

    • Median Sale Price: As of early 2025, the median home sale price in the 43219 ZIP code is approximately $230,000, marking a 6.5% year-over-year increase. This steady appreciation highlights ongoing demand and value growth in the area.

    • Rental Income: Currently rented at $1,299/month through November 2025, the property delivers immediate, stable cash flow. The existing lease reduces vacancy risk and supports strong income performance.

    • Neighborhood Growth: Located near major employment hubs, John Glenn Columbus International Airport, and Easton Town Center, the area continues to experience economic development and tenant demand, supporting long-term appreciation and rental stability.

    • Investment Considerations:

      • Value-Add Potential: Given the area's appreciation and rental demand, properties like this offer opportunities for renovations that increase value and rental income.

  • Subject To Deal

    Down Payment: $30k for sole purchase of Schenley— Down Payment for both properties $57,500

    Remaining loan balance: $116,328

    Monthly Mortgage/Subto Payment: $1,161

    Current tenant in property is paying $1299 plus all utilities & $25 toward water bill. Tenant’s lease ends on 10/31/25. Tenant pays on time & would like to stay as a long term.

    Estimated Repairs: $0

    • Low Entry Price: Great opportunity for buy-and-hold with minimal upfront capital

    • Strong Rental Demand: <1% vacancy rate in the area

    Immediate Equity: Buy subject-to and step into built-in appreciation

    Suggested Exit Strategy:

    • Buy & Hold: ~$1,300 monthly rent

    • Refi Later: Use appreciation to refinance and pull cash

  • Current tenant in property is paying $1299 plus all utilities & $25 toward water bill. Tenant’s lease ends on 10/31/25. Tenant pays on time & would like to stay as a long term.

    $5k EMD to title upon execution of assignment of purchase agreement

    Please call for property walk through 602-791-2705

    COE before 6/5/25

    COE before 5/25/25

2149 Schenley Dr, Columbus, OH 43219

Active Properties

11210/11214 Woodland Ave Cleveland, Ohio — Church + Land

  • Value-Add Package Deal: Church + Vacant Lot

    Opportunity to acquire 2 contiguous parcels — a former church/commercial space + adjacent vacant lot! Ideal for multifamily conversion, rental, redevelopment, or land bank.

    PLEASE CLICK HERE FOR PROPERTY PHOTOS & VIDEO WALKTHROUGH

    Property Highlights:

    • Size: 4,012 Sq. Ft.

    • Lot Size: 5,440 Sq. Ft.

    • Flooring: Linoleum in the women's & mens bathroom

      Carpet elsewhere on first floor — Basement is concrete

    • Rooms/Baths: Upstairs is open layout has 1 men bathroom & 1 women’s. 1 room with door. Basement has about 5-6 built out rooms & kitchen area.

    • Layout: Formerly a commercial property, later used as a church Open layout inside — great for creative conversion

    • Zoning Code: RO - Residential Office (Mixed Use)

      • Residential uses like single-family homes, townhomes, or apartments.

      • Professional office uses, like firms, office, church, bakery, small medical practices, etc.

    • Zoning Use: CO - Commercial Office (Currently)

    Infrastructure & Utilities:

    • Roof: In good condition
      Furnace: Current furnace can be fixed for use or can be replaced

    • Plumbing: Sump pump if off, once electricity is on sump pump will rise and should drain the water out of the basement. Seller believe it might be 2-3 inches of water int he basement

    • Electrical: Works fine, No known issues

    • Utilities status: Gas, water & electricity is off. Building has not be in use since about 2021.

    Property Highlights Land:

    Lot Size: 5,600 Sq. Ft.

    Lot Details: Feature Main Lot Adjacent Lot Frontage 41 ft. Use Potential New Build, Parking, ADU, Land Bank

    Zoning Code: 2F - Two-Family Residential

    Zoning Use: 2F - Two-Family Residential

    Repairs Needed:

    • Partial ceiling tile needs repair

    • Back door needs repair

    • Needs a new sump pump, electricity is off thus current pump is not in use. Basement has about 2-3 inches of water

    • Property needs some exterior brickwork and repointing. A few bricks may need replacement.

    • 3 back windows need repair

    • Debris removal: some belongings from the former church use remain; benches, piano, tables, chairs, fridge, water heater, boxes.

  • Real Estate Market Trends:

    • Home Price Appreciation: Home prices in 44104 have increased by 14.3% year-over-year, indicating a growing demand and potential for capital appreciation.

    • Competitive Market Dynamics: Homes in 44104 are selling faster, with a median of 29 days on the market, indicating strong demand. This trend reflects a competitive environment, beneficial for investors seeking quick turnovers.​

    • Strong Rental Demand: With 69.7% of Woodland Hills residents renting their homes, there is a robust rental market, providing steady income opportunities for landlords.

    • Zoning Flexibility: The property is zoned Residential Office (RO), allowing for a mix of residential and professional office uses, providing flexibility for various investment strategies.​

    • Strategic Location: Proximity to major institutions like the Cleveland Clinic, University Circle, and Cleveland Hopkins International Airport enhances the property's appeal for both residential tenants and commercial occupants.

  • Cash Only

    Multiple Exit Strategies!

    Multifamily Conversion (2–4 units) Mixed-Use Live/Work Space

    Re-Rent to a Church, Daycare, Bussiness, Community Org, Etc.

    New Build on Lot Next Door (SFR, MFR, Duplex)

    Land Bank + Hold — cashflow from converted main building, land for future use exit strategy

    Asking Price: $55k - Buyer pays closing costs

  • Property will be vacant at COE.

    Please call for property walk through 602-791-2705

    EMD: $5k submitted to title due 48 hours from signing of assignment agreement.

    COE before 5/30/25

Active Properties

219 E Harris St, Lansing, MI 48906

  • Prime Investment Opportunity – Fix & Flip Single Family Residence

    Unmatched Potential for Investors

    CLICK HERE FOR PROPERTY PHOTOS & VIDEO WALKTHROUGH

    Property Highlights:

    • Living Space: 970 Sq. Ft.

    • Bed/Bath: 3 Bed | 2 Bath

    • Parking: Gravel driveway

    • Windows: Thermal pane installed 5 years ago

    • Siding: Brand new vinyl siding - 8 years ago

    Infrastructure & Utilities:

    • Roof: Brand new – Installed in 2022
      Furnace: Works fine, No known issues

    • Plumbing: Copper - No known issues

    • Electrical: Upgraded 2 years ago 100 amp circuit breaker
      Electrical System: Fully functional –

    • Utilities status: Electricity & gas is on. Water is off

    Repairs & Renovation Needs:

    • Flooring: Needs flooring

    • Wall Condition: Drywall needs to be completed

    Medium—Full Level Rehab Needed

    Don’t miss this rare investment opportunity in a highly desirable neighborhood! Whether you’re planning to renovate and rent for steady cash flow or fix and flip for a quick profit, this below-market-value property offers exceptional potential for strong returns

    Will go fast!

  • This community offers residents a blend of educational connivence, community amenities, and promising real estate trends.

    Nearby Schools:

    • Gier Park School: Located just 0.2 miles from property.

    • Pattengill Academy: 2 miles from property.​

    • Eastern High School: 2 miles from property.

      Real Estate Market Trends:

    • Median Sale Price: Homes in the 48906 zip code have a median sale price of $145,250 as of the latest data, reflecting a 2.9% increase from the previous year.

      Market Competitiveness: The 48906 housing market is considered very competitive, with homes selling for approximately 2% below list price on average. Notably, "hot" homes can sell for about 2% above list price and go pending in around 17 days.

    • Rental Market: The average rental price in Northtown is approximately $1,777, which is higher than 61.4% of neighborhoods in Michigan, indicating a robust rental market.

  • Cash Only

    Multiple Exit Strategies!

    Asking Price: $46k - Well below market value

    ARV: $133,600.00

    Estimated Repairs: $45k

    COMPS:

    https://www.zillow.com/homedetails/427-Filley-St-Lansing-MI-48906/74020902_zpid/

    https://www.zillow.com/homedetails/711-Randall-St-Lansing-MI-48906/140811210_zpid/

    https://www.zillow.com/homedetails/1411-Illinois-Ave-Lansing-MI-48906/74003294_zpid/

    We're very adamant on keeping our ARV accurate with like & kind properties that are very close.

    • The 1st comp 427 Filley St which is a flip sold for $145k and is 2 mins from 219 E Harris, it's around the corner same neighborhood.

    • 711 Randall which sold of $120k as an average flip nothing to fancy white cabinets, white appliances & carpet is 4 minutes away, same neighborhood.

    • 1411 Illinois moderate flip sold for $136k is 7 minutes away from 219,

      Strong comps that solidify ARV

    Fix & Flip: Ample opportunity to add value and maximize your ROI!
    Buy & Hold: High rental demand in the area – strong long-term cash flow potential
    Equity Growth: Secure this below off market deal & profit as values rise

  • Property will be vacant & all personal belongings removed by closing.

    Please call for property walk through 602-791-2705

    Title: Liberty Title - Prelim title search already completed

    COE before 5/12/25

Become one of our cash buyers

Stay informed on new deals

Deals come & go FAST! Don’t miss out on our next deal, sign up to stay up to date!