Delivering deals. Creating wealth.
First look at the deals we find.
Tyler and I spend our days talking to Lee County property owners who have not listed yet. Fix and flip is the core of what we find, underwritten against real completed-job construction costs and sent to our buyer list ahead of the open market and ahead of this page. At the top tier you name the asset class and we go source it.
Gold Standard Marketing is a marketing agency. We find the property and connect you to the licensed agents who can actually transact it.
We are not a brokerage and we never hold your money. Our job is sourcing and underwriting. When a deal is worth pursuing, you are introduced to one of us in our licensed capacity, under a separate written agreement with the brokerage — residential or commercial, whichever the deal calls for.
What our buyers do with them
Four strategies, one source of deals.
Tell us which of these you run and we will stop sending you the other three. Auburn supports all four, and they want very different houses.
Core
Fix and flip
The bulk of what we source. Distressed and dated single family across Lee County, priced against our own completed-job rehab costs rather than a national index.
Hold
Buy and hold
Auburn's rental demand does not depend on the economy so much as on enrollment. We flag the deals that pencil better held than sold, and say which.
Short term
Short-term rental
Seven home football weekends, graduation and parents' weekend carry the year. We run STRs ourselves in this market, so the revenue assumptions in an STR packet come from operating, not from a projection tool.
Long term
Long-term rental
Student and workforce housing, and the small multifamily that serves both. Underwritten on real rents, not on asking rents.
The board
What we are working right now.
Members see every one of these first, with the full written packet — condition read, rehab build-up line by line, comp grid, and the spread modeled both all-cash and leveraged. Most of what we source never reaches this page while it is still actionable.
Loading the board…
Why the numbers hold up
Rehab priced from jobs that actually closed.
We are not only agents. The cost basis behind every packet comes from completed Auburn-area jobs and the current subcontractor rates behind them. The tier sets the base; roof, foundation, siding, septic and decks are priced separately because they appear house by house.
| Tier | Per heated SF | What it covers |
|---|---|---|
| Light — cosmetic | $38 | Paint in and out, cabinets and counters, fixtures, hardware, drywall patching, landscaping |
| Moderate | $48 | Light, plus flooring throughout, HVAC replacement, partial electrical, appliances, deck |
| Heavy | $78 | Moderate, plus wet areas to studs, ceilings, full drywall, interior doors and trim, tile showers |
| Gut — shell retained | $80 | New roof, complete repipe and rewire, new HVAC, new insulation and drywall, all new finishes |
| Ground-up construction | $146 | Reference ceiling. A rehab approaching this is a teardown, not a flip |
| Line | Amount | Where it came from |
|---|---|---|
| Base rehab, gut tier | $230,800 | 2,885 SF × $80, from our Pine Hill jobs |
| Masonite to Hardie siding | $26,100 | ~2,900 SF wall × $9.00 turnkey |
| Septic replacement | $7,500 | Tank and field, current sub pricing |
| Basement water remediation | $18,000 | Allowance — flagged as needing a bid |
| Deck rebuild and tree work | $18,000 | Elevated deck plus canopy and regrade |
| Builder supervision, 17% | $51,068 | Our estimating template default |
| Contingency, 20% | $70,295 | Gut tier, no interior access |
| Total estimated rehab | $421,800 | More than the seller's number on its own — hence the pass |
| Section | What you get |
|---|---|
| Snapshot | Asking, ARV, rehab, hold, spread — cash and leveraged |
| The property | Condition read, disclosed defects, what the photos cannot resolve |
| Comps | Three sold comps with adjustments and a stated confidence level |
| Rehab | Tier, line items and contingency, each with its source |
| Economics | Itemized acquisition, carry and selling costs, and the spread |
| Verdict | Our read, stated plainly, before you spend a day on it |
Join the buyer list
Three steps and you are on it.
The tiers differ by what we will go looking for on your behalf — the Lee County flip feed at the bottom, the asset class of your choosing at the top. Tell us who you are and what you buy, complete the investor questionnaire, and we will call to confirm the tier and set up payment.
Step 01
Tell us who you are
Two minutes. Name, how to reach you, and the kind of property you are hunting. The form is right below.
Step 02
Complete the questionnaire
The investor questionnaire covers how you fund, how fast you close, and what your buy box really looks like. It is what lets us match deals to you instead of blasting everyone.
Step 03
We call you
Tyler or I follow up personally, confirm the right tier, set up payment, and you are on the list before the next release goes out.
Fix and flip · Lee County
Deal Flow
$250 / month
- The Lee County fix-and-flip feed, weekly
- Up to 2 full packets per month on request
- Access to the cost basis behind every estimate
Open membership · $2,500 a year
Adds multifamily and commercial
Priority
$500 / month
- Everything in Deal Flow, released 24 hours early
- Small multifamily and commercial as well as flips
- Up to 5 full packets per month
- Your buy box on file, deals matched against it
Capped at 8 members · $5,000 a year
Name your asset class
First Look
$1,000 / month
- Everything above, 72 hours early, unlimited packets
- Tell us the asset class you hunt and we source to it, inside our core or well outside it
- Bring your own target list and we will work it
- Monthly strategy call
Capped at 3 members · $10,000 a year
You're through step one.
Here is what happens next.
- Complete the investor questionnaire. It takes about five minutes and it is what lets us match real deals to your buy box.
- We get alerted the moment you submit it and one of us reviews it the same day.
- Tyler or Carter calls you to confirm the tier, set up payment, and get you on the list before the next release.
Property owners
What would you take for it?
That is the only question. We work with a group of investors who buy as-is, close on their own money, and do not need the house to be ready for anybody. If your number works for one of them, you will hear back quickly. If listing would net you more, we will tell you that and show the math.
Before you ask
The questions every investor asks us.
Are you a brokerage?
No. Gold Standard Marketing is a marketing agency. We find off-market property, underwrite it, and write the packet. We do not hold earnest money, we do not negotiate, and we do not take a commission.
When you want to act on a deal, you are introduced to one of us in our licensed capacity — Carter Pair with Real Broker, LLC on residential, Tyler Rabren with Summit Commercial Real Estate and Leasing on commercial — under a separate written agreement with that brokerage. Two different relationships, two different agreements, and they are kept apart on purpose.
Do I have to use you as my agent?
No. You can bring your own agent, or buy directly if the seller is unrepresented and you are comfortable doing so. Your subscription buys research, and it stays valid either way. We would rather you keep the membership and use someone you trust than feel cornered into representation you did not want.
Do I need to be a cash buyer?
Not always, but it helps. A good share of what we source is distressed enough that a conventional lender will not finance it — a roof at end of life or active water intrusion will fail an appraisal inspection, and the seller usually will not let you repair before closing. Those deals go to cash or hard money.
Properties in better condition finance normally. Tell us how you fund on the form and we will filter accordingly instead of sending you deals you cannot close.
How much cash do I actually need?
On a leveraged deal, plan for the down payment, lender points, a year of interest, and the carry — taxes, vacant insurance, utilities and upkeep. On a typical Lee County flip that is a meaningful number before a single contractor is paid.
Every packet shows cash required to close and carry, on both the all-cash and leveraged columns, so you know the answer before you get attached to a property.
Am I obligated to buy anything?
No. The subscription is a research subscription. It does not commit you to a purchase, it is not a retainer, and it is never credited or offset against a commission if you do transact. Members who buy nothing for six months are still members in good standing.
What if nothing fits my buy box this month?
Some months Lee County produces two deals worth writing up and some months it produces six. We will not manufacture inventory to look busy.
If we publish fewer than two full packets in a calendar month, you can take that month as a credit or pause your billing. That is written into the agreement, not just promised here.
Why the questionnaire and the call?
Because the paid tiers are capped and first look only means something if the list stays small. The questionnaire tells us what you actually buy; the call tells us whether the tier you picked is the right one. We have talked people down a tier more often than up.
Where do the rehab numbers come from?
Completed jobs. We run a development company alongside this one, so the cost basis behind every estimate comes from work we actually bought out and billed, plus current subcontractor pricing in this market.
That includes the uncomfortable data. One of our jobs finished 32% over its bought-out budget, and that is why the contingency on a heavy or gut rehab is 20% rather than the 2% a builder would normally carry on a defined scope.
Who we are
Two licensed agents who also build.
The cost basis behind every estimate comes from jobs we are actually running, which is why the numbers are not guesses. Gold Standard Marketing is the agency that finds and underwrites the deal. We are the licensed agents it connects you to — and that representation happens at our brokerages, under a separate agreement, never inside this company.
Carter Pair
Licensee · Real Broker, LLC
Auburn-based agent and investor, co-owner of a residential and commercial development firm. Handles residential acquisitions and the underwriting behind the packets.
carter@gsmdealz.com
Tyler Rabren
Licensee · Summit Commercial Real Estate and Leasing
Commercial agent working the Auburn market. Handles commercial and small multifamily acquisitions and direct seller sourcing.
tyler@gsmdealz.com