Interest rates are spiking, what does this mean for real estate investors, and the broader housing market?

 

## Interest Rate Risk

 
 
One of the biggest concerns we have is for real estate investors who purchased a property with a bridge loan with the expectation of refinancing into a DSCR rental loan at interest rates in the 3% or 4%. Today we're quoting 30 year fixed rate DSCR loans in the 5% - 5.5% range, a full 1 - 2% increase since the start of the year.

 

That additional debt service cost (monthly interest) can easily add $250 per month to the average mortgage payment. That's enough to eliminate most or all of your expected cash flow.

 

## What It Means For Consumers

 

For those who are not investors but have plans to buy or sell a single family home, we expect prices to face considerable pressure, and it would be healthy for prices to decline to offset the increased financing costs.

 

## 30 Year Fixed Rate Mortgage

 

<iframe src="https://fred.stlouisfed.org/graph/graph-landing.php?g=M9P4&width=670&height=475" scrolling="no" frameborder="0" style="overflow:hidden; width:670px; height:525px;" allowTransparency="true" loading="lazy"></iframe>

 
 

## Interest Rate Pricing For DSCR Loans

 

The interest rates for [DSCR loans](https://www.offermarket.us/blog/dscr-loan-program) used by real estate investors to finance rental properties are priced based on the 30 year fixed rate mortgage displayed above. Depending on DSCR strength, LTV, and borrower credit and investing experience, interest rated on DSCR loans range from 0.5% to 2% above the current 30 year conventional mortgage.

 

## Interest Rate Pricing For Bridge Loans (Fix and Flip)

 

Fix and flip loans are short term loans, generally 3 to 18 months depending on the scope of work to renovate a property. Interest rates for bridge loans are based on the 6 month treasury yield and the 2 year treasury yield, shown below. Real estate private lenders and banks typically price bridge loans at the 6 month or 2 year treasury + 5% risk premium. Some lenders price higher than a 5% risk premium based on borrower experience.

 

 

## 6 Month Treasury Yield

 

<iframe src="https://fred.stlouisfed.org/graph/graph-landing.php?g=M9PS&width=670&height=475" scrolling="no" frameborder="0" style="overflow:hidden; width:670px; height:525px;" allowTransparency="true" loading="lazy"></iframe>

 
 

## 2 Year Treasury Yield

 

<iframe src="https://fred.stlouisfed.org/graph/graph-landing.php?g=M9PN&width=670&height=475" scrolling="no" frameborder="0" style="overflow:hidden; width:670px; height:525px;" allowTransparency="true" loading="lazy"></iframe>

 
 

## 10 Year Treasury Yield

 

Lenders also look at the 10 year treasury yield in order to price out loan products, such as adjustable rate mortgages that reset after 5, 7, and 10 years.

 

<iframe src="https://fred.stlouisfed.org/graph/graph-landing.php?g=M9Qb&width=670&height=475" scrolling="no" frameborder="0" style="overflow:hidden; width:670px; height:525px;" allowTransparency="true" loading="lazy"></iframe>

 
 

## Related Reading

 

- [The Ultimate Guide: Private Lenders](https://www.offermarket.us/blog/real-estate-private-lenders)
- [OfferMarket Capital: Private Lender For Bridge Loans and DSCR Loans](https://www.offermarket.us/blog/real-estate-private-lenders)

Interest rates are rising, here's what it means for real estate investors and consumers who are buying and selling single family homes.

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Rising Interest Rates | OfferMarket Blog

Rising Interest Rates

## What is wholesale real estate?

 

[Wholesale](https://offermarket.us/real-estate-glossary/wholesale-properties) real estate is real estate that is purchased through a real estate wholesaler, typically via an assignable [contract of sale](https://offermarket.us/real-estate-glossary/contract-of-sale) the wholesaler has with the seller, sometimes also referred to as wholesale contract. In contrast, real estate contract, requires a real estate agent's license and has additional hurdles but allows marketing on the MLS. You're probably wondering what in the world does that mean? Let's take a step back and explain how wholesaling works.

 

## You have three parties:

 

1. Seller
2. Wholesaler ("Initial Buyer")
3. Buyer ("Assigned Buyer", "Assignee")

 

## [Wholesale](https://offermarket.us/real-estate-glossary/wholesale-properties) real estate transaction flow:

 

1. The Wholesaler finds a property that is likely to be available for purchase.
2. Wholesaler reaches out to the owner(s) (Seller) of the property and inquires about buying it in an off-market transaction, typically for cash, as-is condition, fast close.
3. Seller, typically under the impression the Wholesaler is the actual Buyer, agrees to sell their property to the Wholesaler -- typically at a significant discount to the property's fair market value in exchange for the convenience of the terms of the transaction.
4. Wholesaler provides Seller with a formal offer via [Purchase And Sale Agreement](https://www.offermarket.us/real-estate-glossary/purchase-and-sale-agreement) ("Contract of Sale"), Seller signs and is now legally under contract with the Wholesaler.
5. Wholesaler then markets the wholesale real estate contract to their "Buyer's List", a group of real estate investors and agents that are interested in purchasing off-market real estate in order to find a buyer. This is really what enables a bulk of real estate investing that goes on in the market.
6. Wholesaler then assigns their role as Buyer in the Contract of Sale to another person or legal entity ("Assignee") who assumes the role of Buyer and closes the transaction.

 

## Catalysts for wholesale real estate deals:

 

- distressed properties
- distressed owners (financial hardship, health issues, divorce)
- relocation
- out of state owners
- death and inheritance

 

## Wholesale real estate transaction terms:

 

- Financing: cash or conventional mortgage loan
- Inspection: as-is no [inspection contingency](https://offermarket.us/real-estate-glossary/inspection-contingency), or [as-is](https://offermarket.us/guides/selling-a-house-as-is) with right to terminate
- Close by: 30 days or less

 

## How do Wholesalers market to Sellers?

 

## Cold calling

- Research numbers efficiently
- Don't be afraid to experiment with paid lists from several different vendors
- Always leave a voicemail
- For non-landline numbers: always send a text message right after

 

## Cold texting

Since many people screen unfamiliar numbers, texting is an effective way to get your message through. 

 

![real-estate-wholesaler-text-message.jpg](https://cms.offermarket.co/uploads/real_estate_wholesaler_text_message_cdd9536a2d.jpg)

 

## Ringless voicemail

Have you ever received a voicemail notification but the phone never rang? Many real estate marketers swear by voicemail "drops" which are enabled by phone call programs that place 2 calls a fraction of a second apart. The second call goes straight to voicemail by default given how carriers handle this scenario and a recorded message is delivered, while the first call is ended before your phone rings. This approach is much less invasive and doesn't waste potential sellers time, setting the right tone for your interaction and not alienating them off the bat with more aggressive sales tactics. Check out some examples below:

 

The message goes a little something like this:

 

>"Hi this is John, I'm a real estate investor and I'm buying 2 or 3 properties in your neighborhood. I would be interested in buying your property for cash. If you or someone you know would be interested in selling, give me a call back at 555-555-5555." 

 

## Postcard mailers
Postcard postage rates are $0.35. One deal for ever 1,000 postcards sent - a $350 cost -would more than justify the marketing expense. You can manually create these postcards or you can use automated services such as Lob to upload your lists and messages to auto generate them for you, however that does carry a higher per message costs. Ultimately success of any mailing campaign relies on efficiency, is your mailing list clean enough to generate enough revenue to cover the expense of the messages and your operating costs.

 

![we-buy-houses-postcard.png](https://cms.offermarket.co/uploads/we_buy_houses_postcard_f5c80bad8e.png)

 

## Letter mailers
These are typically more official and personalized to include your address in the letter, a signature and possibly a personal handwritten note and address on the envelope. This tactic is most effective with older demographic that might not be as internet savvy so make sure to correctly cate to this demographic, such as using large font size so its easier to read your message, bright colors to make it more visually appealing and memorable and language that might appeal to that generation such as deemphasizing technology since that might scare them off. For example, as a way to reply to your message, instead of asking them to email back to them, include a reply envelop with a prepaid stamp, this way you will cater to the method of communication they are already used to. 
​
 

If you'd like feedback on your own mailers, or you just want an optimized template, contact us and we will be happy to help.

 

## Driving for dollars

This is the age-old method of driving around a neighborhood looking for houses that show clear signs of distress. Nowadays, you don't necessarily need to have or use a car. Instead, you can can simply use Google Maps Street View. Street View will show you when the picture was taken, the risk is that that was a while ago and a lot could have changed. Once you find a property, check your local property assessments and taxation website for the mailing address for the owner of the property and to make sure it has not already sold.

 

Things to be on the lookout for:

 

- Overgrown yard
- Boarded-up windows
- Roof repaired or covered up with a tarp
- Any structure damage that has been left unattended
- Broken cars in the driveway or lawn

 

![driving-for-dollars-google-maps-street-view.png](https://cms.offermarket.us/uploads/driving_for_dollars_google_maps_street_view_ca63c517c7.png)

 

## Bandit signs
You've seen these staked in the ground at intersections and stapled to telephone poles. They are technically illegal in many jurisdictions so be careful and respectful. Experts say yellow and black is most effective, though we aren't too sure there's actual science behind that. 

 

![we-buy-houses-bandit-sign_orig.gif](https://cms.offermarket.us/uploads/we_buy_houses_bandit_sign_orig_6b987cf7da.gif)

 

## Posting on OfferMarket

OfferMarket is a new tool that can be leveraged by wholesalers to market their deals online for free. Investors and retail buyers come to OfferMarket and sign up for notifications for specific areas they are interested in, creating a global buyers list that is open to anyone who lists a deal on OfferMarket. This is the vision of a free and open real estate marketplace that OfferMarket is creating, anyone can sign up as a buyer and receive a deal flow of off market deal, even if the owner or wholesaler just want to test the market and gauge interest in particular property or deal. 

- Once listing is created, OfferMarket gives complimentary tools to the lister to market their deal to the OfferMarkets buyer list. 
- Once poster (wholesaler) uploads some pictures, creates an attractive description and fills out some details he is able to send a blast email to all interested buyer, straight to their mailboxes without spending thousands of dollars or man hours creating their own buyers lists. 
- Listers also have complimentary access to OfferMarkets social media accounts, which OfferMarket has already grown, to blast their deals creating more online assets that increase their online visibility, helping them market and promote their properties to a much wider audience without any additional costs. 
- OfferMarket also provides a boost feature which can be used to get higher visibility within the OfferMarket platform itself, for a small fee the deal will be included in weekly distributions and posted on the front page of the site for a limited time. 
- Finally, OfferMarket provides an invaluable physical world, marketing tool to all listers, a QR enabled lawn sign which leads back to the listing. Using this sign, each click is tracked and all views are always funneled back to the listing, further growing property's visibility. 
- Once marketing phase is complete, OfferMarket provides tools to help verify, vet and schedule potential buyers for their property tours, helping wholesalers safe time and filter out unqualified buyers from wasting their time, all for free. 

 

## [Post your wholesale deals on our free listing website and get buyer leads for free!](https://www.offermarket.us/sell)
Let OfferMarket be your [dispositions](https://www.offermarket.us/guides/wholesale-real-estate-101) department! Here is a short video walkthrough on the how to post your deal and blast it to an already existing and ever-expanding buyers list with no costs, in under 3 minutes, just make sure you have good pictures and descriptions to really sell that property!

 

<iframe width="560" height="315" src="https://www.youtube.com/embed/Giwk39109bk" title="YouTube video player" frameborder="0" allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen></iframe>
 

 

## Common mistakes real estate wholesalers make:

 

## 1. Purchase price is too high

 

If the purchase price is too high, and the numbers don't work for your buyers, then you may get stuck unable to assign the contract since no one will purchase the property. Purchase price often makes or break good deals for investors and having motivated sellers and ability to reduce own margins for benefit of your buyers network are key mechanisms to getting deals over the finish line.

 

## 2. Seller is difficult to work with

 

Real estate wholesaling is all about efficiency. You need to protect your time from sellers that need too much babysitting in order to get a contract in place and the deal to settle. This is a very important point that is often overlooked. It's already difficult to lock down a contract, but often times it makes sense to 'fire' the property seller if working with them proves to be too difficult. The warning signs are ofter are already there, if they are slow to respond to your requests or have unreasonable expectations its almost certain that they will cause trouble right before closing. We have seen time and time again, wholesalers doing all the heavy lifting and right before the closing the seller blows up a deal due to some external reason or something that they didn't mention upfront. Protect your time and use good judgement!

 

## 3. Time management

 

You need to always be adding properties to the top of your funnel and nurturing your opportunities. A CRM or a spreadsheet system you can stick to will serve you well. Its ok to start out with something simple like excel or google spreadsheets, both of these tools work great and can last you for a very long time. As your team grows and you need to collaborate with more people it might make sense to pay a small monthly fee for a provider of CRM, there are many out there that cater specifically to wholesalers, but make sure to do your research and compare at least 3 solutions before opening your wallet. Comparison is key.

 

## 4. Expectation setting

 

If you are not honest in your communication with the seller, you are risking your reputation. The truth is you are not going to be buying the house, you are not a cash buyer, and you can't guarantee that you can close in n days. Honesty is best policy and builds a strong foundation for your long term business brand.

 

## Wholesale Real Estate Marketplace

 

OfferMarket is a marketplace for off-market real estate. Many successful wholesalers post their deals on OfferMarket (which is free) and OfferMarket distributes these deals to our network of qualified buyers. OfferMarket dramatically increases the speed at which your deals are assigned and the probability with which your deals will close.

 

## [Post your wholesale deals on our free listing website and get buyer leads for free!](https://www.offermarket.us/sell)

 

## Additional content on wholesale real estate industry:

 

- [Sell My House Fast, We Buy Houses In Any Condition For Cash](https://dwshorowitz-offermarket.medium.com/sell-my-house-fast-we-buy-houses-in-any-condition-for-cash-c84c30d55539) - Medium
- [Wholesale Real Estate: The World Of Real Estate You Probably Know Nothing About (But You Should)](https://dwshorowitz-offermarket.medium.com/wholesale-real-estate-the-world-of-real-estate-you-probably-know-nothing-about-but-you-should-b544c6ad69b5) - Medium

What is wholesale real estate? How does it work? Learn expert insights from OfferMarket.

Wholesale Real Estate 101 - Sell My House Fast - We Buy Houses

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Wholesale Real Estate 101 - OfferMarket

Wholesale Real Estate 101

**Last updated:** December 17, 2024

 

Private money lending is a form of financing where individuals or private investors, not banks, lend money to borrowers, typically for a short-term period, to finance a specific project or purchase. Unlike traditional lenders such as banks, private money lenders are not institutionalized and are typically individuals or small groups of investors who are seeking higher returns on their investments.

 

Private money lending can be used for a variety of purposes, such as real estate investments, small business funding, or personal loans. The terms of private money loans are often flexible and can be tailored to meet the needs of both the borrower and the lender.

 

Private money lending can be a viable option for borrowers who have been turned down by traditional lenders due to poor credit or lack of collateral. However, private money loans often come with higher interest rates and fees compared to traditional loans, as private lenders are taking on a higher level of risk.

 

Overall, private money lending can be a useful source of funding for borrowers who need access to quick cash, but it is important to carefully consider the terms and potential risks associated with these types of loans before agreeing to borrow.

 

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## Why does private money lending exist if there are banks?

 

The need for private money lending arises from the fact that traditional lending institutions such as banks, credit unions, and other financial institutions have strict lending criteria that may not be met by all borrowers. These institutions often require a high credit score, collateral, and a lengthy application process. Additionally, traditional lenders may not be able to provide loans quickly or in the amount required by the borrower.

 

Private money lending fills the gap left by traditional lenders by providing financing options to borrowers who may not meet the requirements of traditional lenders. Private lenders often have more flexible lending criteria and can provide loans more quickly than traditional lenders. Private money lenders are also able to offer unique lending options that may not be available through traditional lenders.

 

Another reason why private money lending may be needed is that it can provide a higher return on investment for lenders. Private lenders can earn higher interest rates on their investments compared to traditional investments such as stocks or bonds. This higher return on investment can be attractive to individuals or groups who are looking to invest their money.

 

## Who uses private money lending?

 

- Real estate investors. Private money lenders often provide financing for real estate investors who are looking to purchase and renovate properties for resale or rental purposes. These investors may not qualify for traditional loans due to the condition of the property, their credit history, or other factors.
- Small business owners. Private money lenders can provide financing to small business owners who may not qualify for traditional loans. This can include start-ups, businesses with a short operating history, or businesses with low credit scores.
- Individuals with poor credit. Private money lenders may be willing to lend money to individuals with poor credit who are unable to obtain financing through traditional lenders. These individuals may need funding for personal expenses, such as medical bills or home repairs.
- Entrepreneurs. Private money lenders can provide funding for entrepreneurs who are looking to start a new business or expand an existing one. These entrepreneurs may not have a long operating history or sufficient collateral to qualify for traditional loans.

 

## What do I need to show to get the best terms for private money lending?

 

To get the best terms for private money lending, you need to demonstrate to lenders that you are a low-risk borrower who is likely to pay back the loan on time and in full. Here are some things you can do to improve your chances of getting the best terms:

- Have a clear plan for how you will use the loan funds and how you will pay back the loan.
- Have a strong credit history and score. Private lenders will typically look at your credit report to determine your creditworthiness.
- Have collateral to secure the loan. If you have assets such as real estate, vehicles, or other valuable property, you may be able to use them as collateral to secure the loan.
- Have a solid track record of financial responsibility. This can include things like having a steady income, paying bills on time, and managing credit responsibly.
- Be prepared to provide detailed financial information, such as tax returns, bank statements, and other documentation that shows your ability to repay the loan.
- Shop around and compare loan offers from different private lenders. By doing your research, you can find lenders who offer favorable terms and conditions that meet your needs.

 

Remember, private money lending can be a high-risk, high-reward proposition for lenders, so it's important to be realistic about your ability to repay the loan and to approach lenders with a professional and business-like attitude. The more you can demonstrate to the lender that you are complying with their requirements to meet their lending standards the more beneficial your relationship with the private money lenders will become.

 

## What are the current trends in private money lending?

 

One trend in private money lending is the increasing popularity of online lending platforms, which have made it easier for borrowers to access private money lenders and for lenders to find potential borrowers. These platforms typically use technology to streamline the lending process, making it faster and more efficient.

 

Another trend is the increasing demand for alternative lending options, as many borrowers may not qualify for traditional bank loans due to credit issues, lack of collateral, or other factors. Private money lenders can provide an alternative source of funding for these borrowers.

 

In terms of lending standards, private money lenders tend to have more relaxed lending standards than traditional banks. They may be more willing to lend to borrowers with poor credit or without a lengthy credit history. However, private money lenders will still want to see that the borrower has a viable plan for repayment and may require collateral or a personal guarantee to mitigate their risk.

 

It's important to note that private money lending is not regulated in the same way as traditional lending, so standards may vary widely depending on the lender. It's always a good idea for borrowers to do their due diligence and carefully review the terms and conditions of any loan before accepting it.

 

## What type of collateral or guarantees are prevalent in private money lending versus typical when working with a bank?

 

This is one of the great advantages of private money lending versus banks. Private money lenders may be more flexible than traditional banks when it comes to collateral or guarantees, as they are often more focused on the value of the underlying asset or the borrower's ability to repay the loan. Here are some common types of collateral or guarantees used in private money lending:

 

- Real estate. Private money lenders often require real estate as collateral, such as a first or second mortgage on a property. The lender may have the right to foreclose on the property if the borrower defaults on the loan.
- Personal guarantee. In addition to collateral, private money lenders may require a personal guarantee from the borrower. This means that the borrower is personally responsible for repaying the loan, even if the collateral does not cover the full amount owed.
- Asset-based guarantees. Private money lenders may also accept other assets as collateral or guarantees, such as vehicles, equipment, or accounts receivable. This can give the lender additional security in case of default.
- No collateral. In some cases, private money lenders may not require collateral at all, especially if the borrower has a strong credit history or a history of successful investments.
- Pledge of shares. A pledge of shares agreement is a contract that is used to lower creditors risk in a lending transaction for business purpose. The contract outlines conditions under which the lender will receive the shares of the underlying LLC in the event of default of the borrower (the LLC in most cases). This way lender won't have to go through courts to take possession of the underlying asset based collateral and instead take ownership of the LLC that owns the collateral thus reducing legal risk lender might face when trying to collect on impaired debt. It can also be used to create security interests in promissory notes or loans. When a company needs funding from a lender, but lacks the creditworthiness or financial documentation to back up their ability to repay, the pledge agreement is often used to guarantee the loan company can be paid back in the form of other equity interests. This makes the loan a safer bet for lenders, which makes it easier for companies to secure funding they may not have otherwise been able to obtain.

 

When working with a traditional bank, collateral and guarantees may be more strictly defined and regulated. Banks may require a higher level of collateral, such as a down payment on a mortgage or a lien on a business asset. Banks may also require additional documentation or verification of the value of the collateral. In general, banks tend to have more standardized lending practices and may be less flexible than private money lenders when it comes to collateral or guarantees.

 

## What to look for when researching private money lending?

 

When researching private money lending, there are several key factors to consider to help you find a reputable lender and a loan that meets your needs. Here are some things to look for:

 

- Reputation. Research the lender's reputation and track record. Check online reviews, ratings, and references from other borrowers. Look for a lender with a solid history of successful loans and satisfied customers.
- Terms and conditions. Review the lender's loan terms and conditions carefully. Look for a clear and transparent explanation of fees, interest rates, repayment schedules, and any other important terms.
- Requirements. Understand the lender's requirements for approval. Some lenders may have stricter credit or income requirements, while others may be more flexible.
- Funding time. Consider the lender's funding time. Private money lenders typically offer faster funding than traditional banks, but the exact timeline can vary from lender to lender.
- Loan amount. Determine the lender's minimum and maximum loan amounts. Some lenders may specialize in small loans, while others may offer larger loan amounts.
- Collateral and guarantees. Find out what types of collateral or guarantees the lender requires, if any. Make sure you understand the potential risks and consequences of using collateral to secure the loan.
- Customer service. Evaluate the lender's customer service and support. Look for a lender who is responsive, helpful, and available to answer your questions and concerns.
- Legal compliance. Make sure the lender is licensed and compliant with all relevant laws and regulations. This can help protect you from fraud or other legal issues.

 

By researching these factors, you can identify a reputable private money lender who offers fair terms and meets your borrowing needs.

 

Overall, the common thread among clients for private money lending is that they are seeking funding for a specific purpose and may not qualify for traditional loans due to their credit history, lack of collateral, or other factors. Private money lenders can provide a solution for these clients by offering flexible lending criteria and unique financing options.

Private money lending is a form of financing where individuals or private investors, not banks, provide loans to borrowers, typically for a short-term period, to finance a specific project or purchase.

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Private Money Lending | OfferMarket

Private Money Lending for Real Estate Investors

Grow your real estate investing business with the most competitive DSCR loan product. OfferMarket provides DSCR rental loans, bridge loans, hard money, fix and flip, slow flip, and ground up construction loans.

Private Lending | OfferMarket

Private Lending

What does PropTech mean?

PropTech Business Models

PropTech Influencers

PropTech VCs

PropTech Companies

## What does PropTech mean?

 

PropTech stands for property technology.

 

Real estate is the world's largest asset class, and over the past decade, investment in technology-enabled business models for real estate has increased dramatically.

 

## PropTech Business Models
- [iBuyers](https://www.offermarket.us/real-estate-glossary/ibuying)
- [Power Buyers](https://www.offermarket.us/real-estate-glossary/power-buyers)

 

## PropTech Influencers
- [Mike DelPrete](https://www.offermarket.us/blog/mike-delprete-research-ibuyer-power-buyer)
- Brendan Wallace
- Keith Rabbois
- Pete Fenton

 

## PropTech VCs
- FifthWall
- NFX
- RET Ventures
- Greensoil PropTech Ventures

 

## PropTech Companies
- [Opendoor](https://www.offermarket.us/blog/opendoor-competitors): iBuyer
- [Zillow](https://www.offermarket.us/blog/zillow-offers-competitors): agent-centric real estate portal
- [Offerpad](https://www.offermarket.us/blog/offerpad-competitors): iBuyer
- [Redfin](https://www.offermarket.us/blog/redfinnow-competitors): agent-centric real estate portal, iBuyer
- [Sundae](https://www.offermarket.us/blog/sundae-competitors): investment property marketplace
- [OfferMarket](https://www.offermarket.us/): investment property marketplace, private lending platform

PropTech means property technology and is the term used to describe companies focused on technology-enabled business models in real estate.

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What is PropTech in real estate?

What does PropTech mean?

PropTech Business Models

PropTech Influencers

PropTech VCs

PropTech Companies

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