White Barn is a multifamily investment company I run out of southern New Hampshire. I own and operate small-to-mid-sized apartment buildings in Manchester and the surrounding towns.  I buy with my own equity plus a commercial mortgage from a regional credit union, and I hold for the long term.

I'm not a broker, I am the buyer.  There's no listing, no buyer-side commission, and no shopping the deal around to a network. When I make an offer, the offer is from me. That tends to make the process faster than a traditional listing.

No. I buy to hold and operate. The work happens after closing — renovations, leasing, professional management  If I had to flip the building, I'd pay less for it.

Three to fifty units. Below three units the math usually doesn't work for how I capitalize deals; above fifty the asset class and lender requirements change enough that I'm not the right buyer.

Yes. I own mixed use buildings but I look for buildings that are more than 50% residential.

No. I prefer to see the building as-is, my background is in construction. Deferred maintenance, stale décor, even half-finished unit turns are fine. If anything, a building that someone "fixed up" right before listing can make things harder, because I'm paying for finishes I would have done my own way.

Three steps. First, a 5-10 minute conversation about the building — the rent roll and your history with the property. Second, I make an offer based on what you've told me. Third, if we're in the same ballpark, we walk as much of the property together as you're comfortable with to confirm the assumptions in my offer, and I adjust the number from there (usually note at all). Some owners prefer to keep the sale process discreet — off-market, no listing, no signs and limited access to some or all of the units.  I'm used to those kinds of limitations and we can make plans around them.

Typically forty-five to sixty days. The timing is driven by the appraisal and bank underwriting, not by my willingness to close. If you need a faster close we can do that too but we just need to plan for that up front.

Not to me. I'm not represented by a broker on my purchases, so there's no buyer-side fee. If you have a broker representing you, the commission you pay them is between you and your broker.

A combination of my own equity and a commercial mortgage from a regional credit union.

Existing leases are honored through their term. At renewal, rents adjust to market — some tenants accept that, others choose to move. If needed, vacancies get renovated and re-leased at market rents. The result is gradual turnover over the first couple of years, lease by lease on the schedule of existing leases, not all at once and not by displacement.

All of it transfers cleanly. After closing, I contact the relevant housing authorities so that they reassign Section 8 contracts assign to me. Existing leases remain in place. Rent collected before closing stays with you; rent collected after closing is mine.