Meet Cedric!
Cedric Pey, alias “The Frenchy”, is a Texas-focused real estate investor active in residential and commercial properties across major metropolitan areas, including Houston, Dallas–Fort Worth, Austin, and San Antonio. He works directly with sellers, agents and wholesalers to pursue creative financing deals both on- and off-market.
real estate
transactioneer
& investor
About Cedric Pey
With years of experience in European real estate development through a family-owned business, Cedric has been actively involved in residential and commercial projects across France, Czech Republic, Greece and Portugal. He later shifted his focus to the U.S. market, with the goal of acquiring primarily cash-flowing assets through creative financing strategies while providing tailored solutions to specific sellers.
Why Creative Finance?
Creative financing allows real estate transactions to be structured without relying solely on banks. This approach creates flexibility in pricing, terms, and timing, and is particularly effective in building mutually beneficial deals between buyers and sellers.
For these reasons, Cedric specializes in non-traditional strategies such as seller financing, subject-to, mirror wraps, rent-to-own, executory contracts, novations and living trusts to create flexible, win-win outcomes.
The Team
Cedric Pey
Daddy, Real Estate Transactioneer
Miu Pey
Mommy, The Real
Boss
Celine Pey
Daughter #1, Head of Motivation
Elise Pey
Daughter #2, Head of
Joy
Buy Boxes
Got a deal under contract? Send it to winwinfixllc@gmail.com
and let’s see if it fits any Cedric’s buy box.
If it does, it’s a go — and if it doesn’t, there may still be a way to make it work 😉
🏠 Single-Family
Rental Buy Box
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TX Metros: Houston, Dallas–Fort Worth,
Austin, San Antonio -
Size: 1,200-3,000 sq. ft.
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Year Built: 1970+
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Amenities: 3+ Beds, 2+ baths preferably with attached garage(s)
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Value-Add: Opportunities for rent growth through operational improvements and/or renovations
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Condition: Excellent, light cosmetic updates optional
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Financing: Creative only
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LTR Cash Flow: $250/month minimum (after 20% war chest reserve)
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Deal Killers: No condos or townhouses
🏘️ Residential Multifamily Buy Box
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TX Metros: Houston, Dallas–Fort Worth,
Austin, San Antonio -
Unit Count: 2-5
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Year Built: 1970-2000
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Purchase Price: $1.5M maximum
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Value-Add: Opportunities for rent growth through operational improvements and/or renovations
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Financing: Creative only
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Deal Killers: Heavy repairs or negative cash flow
🏢 Commercial Multifamily Buy Box
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TX Metros: Houston, Dallas–Fort Worth,
Austin, San Antonio -
Unit Count: 20-60
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Year Built: 1970-2000
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Value Add: Opportunity for rent growth via operational improvements and or renovations
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Financing: Creative only
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Deal Killers: Broken condos, motel-to-multifamily conversions, or negative cash flow
⚠️ Buy & Hold
Requirements
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Entry Fee: 10% max
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Interest Rate: 5% max
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Cash-on-Cash : 15% min
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Instant Equity: 10% min
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Balloon Term: 7 years min
🏚️ Single-Family
Fix & Flip Buy Box
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Location: Houston, TX only
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Size: 1,200-3,000 sq. ft.
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Year Built: 1970+
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Amenities: 3+ Beds, 2+ baths preferred
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Purchase Price: 250k - $600K
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ARV: 400K - 900K
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Purchase Formula: 70% of ARV - repairs (or better)
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Financing: Cash or Creative
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Deal Killers: Post possession, fire damage, foundation or structural issues and flood zones
⚠️ Fix & Flip
Requirements
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Strong margin between purchase price and ARV
(room for rehab, holding cost, closing cost, resale costs and profit) -
Solid comps within the same subdivision from the past 6 months (similar size, layout, amenities)
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Pricing supported by comps (not above market without justification)
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No excessive rehab or resale risk
Send us your deals!
Submit deals to winwinfixllc@gmail.com and don't forget to include the property address, pictures, an explanation of the owner's situation, solid comps and a financial breakdown to help us move faster.