Meet Cedric!
Cedric Pey, alias “The Creative Frenchy,” is a real estate investor on a mission to acquire multi-million-dollar commercial properties across Texas and Florida while remaining open to opportunities in Georgia, North and South Carolina, Ohio, and Indiana. 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 through a family-owned business, Cedric has shifted his focus to the U.S. real estate market, with the goal of relocating his family to North America.
Cedric currently owns around 275 doors and is now pursuing cash-flowing investments across the United States while providing tailored solutions to property owners.
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 owner financing, informal loan assumptions, hybrid financing among many other creative tools aiming to deliver 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
THE BEST DEALS ARENT'S JUST FOUND, THEY'RE CREATED
Got a deal under contract? Send it to connectwithcedric@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 😉
Main focus
🏢 Large Multifamily Buy Box
We Like
✅ Texas: Houston, DFW, Austin, San Antonio
✅ Florida: Tampa, Orlando
✅ Opportunistic: GA, SC, NC, OH, IN
✅ Unit Count: 100+
✅ All Under 1 Roof Preferred
✅ Price per Unit: < $45,000
✅ Class: B | C |
✅ Area: A | B
✅ Preferred Build Year: 1975–1995
✅ Occupancy: 85–95%
✅ Growing Population & Job
✅ Near Schools & Retail
✅ Value-Add Opportunity
✅ Target Rent: < 30% of Local Median Income
✅ Favorable Rent/Buy Economics
✅ Financing: Creative Only
Deal Killers
❌ Bad Location or D-class
❌ Declining Population or Shrinking Job Base
❌ Single-Employer Dependency
❌ Master-metered Utilities
❌ Single-strand Aluminum Wiring
❌ Aging Flat Roofs in Snow / Heavy Freeze Zones
❌ Broken Condo
❌ Motel-to-Multifamily Conversions
❌ Negative Cash Flow
❌ Flood Zone
Secondary Focus
🏘️ Mobile Home Parks Buy Box
We Like
✅ Markets: Nationwide
✅ Preferred States: TX, FL
✅ Opportunistic Market: GA, SC, NC, OH, IN
✅ Within or Near Growing Metros
✅ Pad Count: 50+ pads
✅ Occupancy: 85–95%+
✅ Value-Add Opportunities
✅ Resident: Stable, Long-Term Housing Demand
✅ Utilities Preference: Individually Metered Utilities
✅ Functional Roads, Utilities, and Manageable CapEx
✅ Financing: Creative Only
Deal Killers
❌ Bad Location
❌ Flood Zone
❌ No land for Development
❌ Negative Cash Flow
❌ Unclean Books
❌ Major Water, Sewer, Electrical, Roads Problems
❌ Declining Population or Weak Employment
❌ Significant Deferred Maintenance
❌ No path to Operational Improvement
Secondary Focus
🚐 RV Parks Buy Box
We Like
✅ Markets: Nationwide
✅ Preferred States: TX, FL
✅ Opportunistic Market: GA, SC, NC, OH, IN
✅ Within 30 Minutes from a Major Metro
✅ Growing population & Job
✅ Near Industrial, Energy, or Infrastructure Corridors
✅ Pad Count: 50+ Pads
✅ Occupancy: 70%+ from Monthly Residents
✅ Value-Add Opportunities
✅ Public Water & Sewer
✅ Individually Metered Electric
✅ Financing: Creative only
Deal Killers
❌ Bad location
❌ Flood zone
❌ Negative Cash Flow
❌ Unclean Books
❌ Major Infrastructure Problems
❌ Septic System Failing
❌ Electrical System Too Small for Modern RVs
❌ Poor Drainage
❌ Tourist-only market
❌ Significant deferred maintenance
Opportunistic
🏘️ Self-Storage Buy Box
We Like
✅ Markets: Nationwide
✅ Preferred States: TX, FL
✅ Opportunistic Market: GA, SC, NC, OH, IN
✅ In Major Metro Areas & Growing Submarkets
✅ Near Residential & Commercial Areas
✅ High Visibility & Easy Access from Main Roads
✅ Facility Size: 30,000+ NRSF | 200+ units
✅ Asset Class: B | B+
✅ Preferred Build Year: 1985–2015
✅ Occupancy: 80–95%
✅ Growing Population and Job
✅ Opportunity for NOI Improvments
✅ Financing: Creative Only
Deal Killers
❌ Bad Location
❌ Oversupplied Market
❌ Poor Accessibility or Visibility
❌ Major Deferred Maintenance
❌ Environmental Issues
❌ Flood Zone
❌ Weak Demand Drivers
Always Open
🏠 Single-Family
Rental Buy Box
We Like
✅ TX Markets: Houston, DFW, Austin, San Antonio
✅ Single-Family Homes
✅ Property Size: 1,800+ Sqft
✅ Year Built: 1970+
✅ Property Features: 3+ Beds, 2+ Baths
✅ Attached Garage Preferred
✅ Bed/Bath Count Expansion Opportunity
✅ Growing Population & Job
✅ Proximity to Good Schools & Retail
✅ Close to Public Transportation Preferred
✅ Good Condition or Light Cosmetic
✅ Value-Add Opportunities
✅ LTR Cash Flow: ≥ $250/month after 20% Reserve
✅ Financing: Creative Only
✅ Exit Strategy: Co-Living Conversion (PadSplit)
Deal Killers
❌ Bad Location
❌ Condos, Townhouses
❌ HOA
❌ Poor Rental Demand
❌ Negative Cash Flow
❌ Major Structural Issues
❌ Flood Zone
⚠️ Buy & Hold
Requirements
-
Nice & Safe neighborhood (A, B and C areas)
-
Population growth, employment growth, strong rental demand, and economic diversity
-
T-12/P&L, and current rent roll (No reliance on pro forma only)
-
High and stable occupancy
-
Low entry fee & favorable financing terms
-
Cash flow positive from day one
-
Matching or higher than market cap rate
-
Strong cash-on-cash return
-
Clear value-add potential through operational improvements, renovations, or revenue optimization
-
Long-term appreciation potential driven by market growth and asset improvements
-
Manageable CapEx requirements with clear reserve planning
-
Ability to implement professional property management and operational improvements
Always Open
🏚️ Single-Family
Fix & Flip Buy Box
We Like
✅ Market: Houston, TX
✅ Year Built: 1970+
✅ Property Size: 1,800+ Sqft
✅ Year Built: 1970+
✅ Property Features: 3+ Beds, 2+ Baths
✅ Attached Garage Preferred
✅ ARV: $300,000–$400,000
✅ Purchase Price: $250,000
✅ Preferred Price: ≤ $200,000
✅ Off-Market or Motivated Sellers Preferred
✅ Quick Close Potential
✅ Purchase Formula #1: ≤ 70% of ARV − Repair
✅ Purchase Formula #2: ≤ 50% of Zestimate
✅ Financing: Cash or Creative
✅ Exit Strategy: WL / Fix & Flip / Buy & Hold
Deal Killers
❌ Bad Location
❌ Condos or Townhouses
❌ Post-Possession
❌ Heavy Rehab
❌ Recent Rehab
❌ Fire Damage
❌ Major Foundation or Structural Issues
❌ Flood Zone
⚠️ Fix & Flip
Requirements
-
Profit Margin: Strong spread between Purchase Price and ARV to cover rehabilitation, holding costs, closing costs, selling costs, financing costs, and target profit.
-
Comps: At least 3–5 recent comparable sales within the same subdivision, sold within the past 6 months, with similar size, age, layout, lot size, and amenities.
-
Pricing Validation: No unsupported appreciation assumptions or above-market resale pricing.
-
Market Liquidity: Target great neighborhoods where comparable homes typically sell within 30–60 days.
Send us your deals!
Submit deals to connectwithcedric@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.