⚠️ How to open this file: Press Cmd+O in Chrome → select this file. Do NOT paste the filename in the URL bar.

💼 Mo & Karim — Deal Command Center SBA acquisition pipeline · GA / TN / VA home services · v2 (self-contained)

Data generated:
Data updates automatically. Refresh this page for the latest deals.

⚖️ Side-by-Side Comparison Active deals

💰 Zero-Down & Creative Financing Strategies

Find investors · cover the SBA down

The SBA 7(a) requires a 10% equity injection — but nothing says it has to be your cash. Six proven structures below, ordered by how often they actually close. Every "injection" source must be disclosed and documented to your SBA lender.

1️⃣ Seller Note Stack Most common

  • Ask seller to carry 5–15% as a subordinated note
  • SBA allows seller notes if subordinated and deferred 24 months
  • Result: SBA covers 85–90%, seller covers 10–15% → you cover 0–5%
"Would you consider carrying a 10% seller note, subordinated to the SBA loan, with payments deferred 24 months while I stabilize the business?"

2️⃣ Equity Partner / Search Fund Investor

  • An equity investor covers your 10% SBA down in exchange for 20–35% equity
  • You get paid a salary ($80–120K) to operate while you build equity
  • Investor gets preferred returns + equity upside on exit
  • Where to find them:
  • • Searchfunder.com (largest ETA community, free to join)
  • • r/smallbusiness and r/entrepreneur search fund threads
  • • LinkedIn: search "ETA investor" "search fund" "SMB investor"
  • • Pacific Lake Partners (pacificlakepartners.com)
  • • Enduring Ventures (enduringventures.com)
  • • SMB Investors Slack community
"I'm acquiring a cash-flowing home services business with SBA 7(a) financing and a signed-off deal scoring 75+ on my acquisition criteria. I'm looking for a capital partner to cover the 10% down payment in exchange for 20–30% equity. I operate full-time; you get preferred returns plus equity upside on a 5–7 year exit. Open to a 20-minute call?"

3️⃣ 401(k) ROBS (Rollover for Business Startups)

  • Use existing 401k/IRA to fund the down payment — tax-free, penalty-free
  • Must set up a C-Corp to hold the business first
  • Providers: Guidant Financial, Benetrends Financial, FranFund
  • Typical setup cost: $4,000–$5,000 + $130–150/month maintenance
  • Best for: Mo or Karim has $150K+ in retirement accounts
"I'm buying an existing business with SBA 7(a) financing and want to fund the 10% equity injection through a ROBS structure from my 401(k). Can you walk me through the C-Corp setup, timeline to funding, and total first-year cost?"

4️⃣ SBA Down Payment Assistance Grants

  • CDFI lenders and State Small Business Credit Initiative (SSBCI) can provide matching grants or subordinated loans for the SBA down
  • Georgia: Georgia Department of Community Affairs (dca.ga.gov)
  • Tennessee: Tennessee Small Business Development Center
  • Virginia: Virginia Small Business Financing Authority (VSBFA)
  • These are subordinated and SBA-approved in most cases
"I'm acquiring an established small business with SBA 7(a) financing. Does your SSBCI or CDFI program offer matching grants or subordinated loans that can count toward the 10% equity injection, and what are the eligibility requirements?"

5️⃣ Silent Investor / Friends & Family

  • Structure as a loan (8–10% interest) or equity (give up 10–25%)
  • Must be disclosed to the SBA lender — they require all "injection" sources documented
  • Simple path: local real estate investors who want cash flow without operations
"I'm buying an established, profitable home services business — think of it as a rental property that cash-flows 3x better. I need $[X] toward the down payment, structured either as a loan at 9% interest or [15–25%] equity. Everything is documented for the SBA lender. Want to see the numbers?"

6️⃣ SBA 7(a) Community Advantage Loan

  • Designed for underserved markets — lower collateral requirements
  • Some lenders will waive the full 10% down for strong borrowers
"Do you offer Community Advantage or do you have programs with reduced down payment requirements?"

📐 Deal Scoring Blueprint 100-point rubric

SDE Multiple — 30 pts

  • < 2.0x → 30 pts
  • 2.0–2.5x → 25 pts
  • 2.5–3.0x → 20 pts
  • 3.0–3.5x → 15 pts
  • 3.5–4.0x → 8 pts
  • > 4.0x → 0 pts

Cash-on-Cash (SBA 10% down) — 20 pts

  • > 200% → 20 pts
  • 150–200% → 16 pts
  • 100–150% → 12 pts
  • 75–100% → 8 pts
  • 50–75% → 4 pts
  • < 50% → 0 pts

Business Age — 10 pts

  • 15+ yrs → 10 pts
  • 10–15 yrs → 8 pts
  • 7–10 yrs → 6 pts
  • 5–7 yrs → 3 pts
  • < 5 yrs → 0 pts

Industry Moat — 15 pts

  • Pest / termite (renewal contracts, licensing moat) → 15 pts
  • HVAC / plumbing / electrical → 12 pts
  • Roofing (project-based, storm-cyclical) → 8 pts
  • Other home services → 5 pts

Operator Leverage — 15 pts

  • Recurring revenue + staff in place → 15 pts
  • Staff in place → 12 pts
  • Owner-operator, will train → 7 pts
  • Unknown / owner-dependent → 3 pts

Red Flag Deductions — −5 each

  • Revenue not disclosed
  • SDE-to-EBITDA gap > 30%
  • Lease expires within 2 yrs
  • Single employee (key-person)
  • Over 4x SDE multiple
  • No disclosed reason for selling
🚨 STEAL ≥ 75 — move within 48h, LOI-ready
👀 WATCH 55–74 — request financials, monitor
⏭️ PASS < 55 — decline or low-ball only

SBA 7(a) assumptions used throughout: 10% down, 10.5% APR, 10-year term. Combined deployable capital: $4,000,000 ($2M Mo · $2M Karim). Target box: sub-$1.5M ask, SDE ≥ $100K, ≤ 3.0x multiple, essential home services in GA / TN / VA.

📟 Daily Alert Log Historical / Simulated until first script run

Entries marked Simulated are illustrative history only. Once bizbuysell_checker.py runs on a schedule, real entries are written to deals_data.json — import that file (📥 Import) to see them here.

➕ Add Deal

Score, SBA math and red flags are auto-calculated on save using the 100-point blueprint. Tip: the scraper picks up marketplace listings automatically on its next run — manual add is for off-market or broker-shared deals.

✉️ Draft — Email to Karim

Open in mail app →

✉️ Investor Outreach Email Template

Pre-filled from your top-scoring active deal. Replace the bracketed placeholders before sending.

Open in mail app →

⌨️ Keyboard shortcuts

NAdd a new deal
EExport data backup (JSON)
CJump to Compare panel
?Show this help
EscClose any open modal

Shortcuts are disabled while typing in a text field.

📋 Paste a Real Estate Listing

Paste a Zillow, Redfin, or any listing page's text below. Include address, price, units, NOI/rents if shown. Claude will parse and score it.