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Off-market properties · Western New York
AS-IS deals, before anyone else sees them.
We find off-market, AS-IS properties around Monroe County and the surrounding areas. Get on the list and see which opportunities fit your investing strategy.
Rochester focusedMonroe County + the surrounding Western NY market
Three steps, start to close.
A focused path from early access to attorney-reviewed assignment.
We do the legwork
We find the off-market property and negotiate the contract directly with the seller.
Attorney review & assignment
Review the title, escrow, assignment, and closing safeguards in How you're protected.
Built for investors, not browsers.
See the property, evaluate the numbers, and make your own decision.
Sourced off-market
We focus on sourcing off-market, as-is opportunities directly from property owners rather than relying on a public listing feed.
Contract already negotiated
We handle the seller conversation and negotiate a written purchase agreement before presenting an assignable opportunity to investors.
One standard fee
We negotiate purchase agreements directly with sellers and may assign our contractual rights to qualified investors for our standard (non-refundable) $11,110 assignment fee. The fee stays the same regardless of the size of the opportunity.
Rochester focused
Local knowledge of Monroe County and the surrounding Western NY market — not a national mailer list.
The numbers are shown before you decide.
You receive the contractor's estimate and reference photos so you can review the numbers yourself.
Our formula: 80% of ARV − repair estimate
Contract Price = (80% of ARV) − Licensed Contractor Repair Quote.
We base ARV on 3–5 comparable sales. Repair costs are based on an estimate from a licensed contractor.
Worked example
ARV $150,00080% = $120,000− $50,000 repairs$70,000 contract price
ARV, comparable sales, repair estimates, and other property information are provided for your evaluation and should be independently verified by you and your professional advisers before proceeding.
Deal terms & investor notice
How you're protected
Title information goes to you before funds are deposited, and your attorney independently determines whether the transaction can proceed.
Independent attorney review
Before we market an opportunity, we verify that the seller owns the property and obtain a title search. We review the title information for liens or other title issues that may affect the transaction. If you want to purchase the assignment, we send the title information to you first so your attorney can independently verify the title and determine whether the transaction can proceed.
Attorney escrow
After your attorney approves proceeding, you deposit the assignment fee into our attorney's escrow account. Once those funds have cleared and the written assignment requirements have been satisfied, the assigned contract documents are released to you. Pay Me No Mind Consulting LLC is then paid its assignment fee through our attorney.
The standard $11,110 assignment fee is non-refundable.
If the transaction does not close, the written escrow and transaction documents control what happens to those funds.
Closing window
The written documents are intended to provide a 30-day closing period after assignment, with one 15-day extension if properly exercised; the signed documents control the exact timing, notice, extension, and closing obligations.
Our role
We are not real estate agents or brokers. We assign contractual rights; we do not act as your real estate agent or market a real estate listing to you.
Seller disclosure. Our process is designed so the seller receives a matching disclosure explaining the assignment structure, fixed fee, potential surplus, closing window, and our role after assignment.
Contract controls
Default remedies are contractual. Any specific-performance rights, $20,000 seller-default remedy, refunds, escrow treatment, or other remedies must come from the signed transaction documents and applicable law—not this website alone.
Investor notice
Pay Me No Mind Consulting LLC is not acting as your real estate agent or broker. Opportunities are presented for your independent evaluation. Property information, estimated value, repair estimates, and other deal information should be independently verified by you and your professional advisers. Availability, assignment, financing, title clearance, and closing are not guaranteed and remain subject to attorney review and the applicable written agreements.
Get on the list.
Investors, if you are looking for off-market real estate contracts to purchase, sign up.