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Frank Admin

Published briefings and market notes from Frank Admin.

40% of U.S. Home Sales Never Hit the MLS. Are You Hunting Half a Market?

BatchData’s July 2026 national report puts off-market closings at roughly 40% of sales. Frank’s take: if your only feed is the MLS, you’re competing for the loud half of inventory.

Jul 22, 2026

BiggerPockets Pulse: Investors Stopped Waiting on Rate Cuts. They’re Hunting Basis.

The Q3 2026 Pulse Index slid to 96. Deal scarcity and holding costs beat rates as the top complaints. Frank’s take on what that means for acquisition strategy.

Jul 20, 2026

Kill the 1% Rule: Why Rent-to-Payment Is the 2026 Underwriting Metric

BiggerPockets’ Summer 2026 Rent-to-Payment report shows typical metros covering only ~76–80% of PITI with market rent. Frank’s playbook for underwriting cash flow without fairy-tale rules of thumb.

Jul 18, 2026

July 2026: A Balanced Market Rewards Negotiators, Not Rate Waiters

Inventory is up from pandemic lows, list prices are softening, and bidding wars are rarer. Frank’s playbook for buying in a balanced residential market.

Jul 15, 2026

Insurance and Taxes Are the New Rate Shock

Investors ranked rising expenses near the top of 2026 challenges. Foreclosure filings are up, and insurance spikes can kill DSCR overnight. Here’s how Frank underwrites holding costs.

Jul 12, 2026

The Dual-Channel Deal Sourcing Playbook for 2026

MLS for liquidity. Private outreach for basis. A practical weekly system for residential investors who are tired of losing every listed deal to the same five cash buyers.

Jul 9, 2026

Midwest Cash Flow vs. Sun Belt Growth: Pick the Game You’re Actually Playing

Pulse investors keep naming the Midwest as the best region. Sun Belt markets still dominate off-market volume. Frank’s framework for choosing cash flow vs. velocity.

Jul 6, 2026

Homes Are Selling for Less Than the Average Suggests. Underwrite the Net.

Headline sale prices still lag the real clearing price after credits and repairs. Frank’s checklist for reading concessions in a balanced 2026 market.

Jul 3, 2026