5–20 Unit Apartment Buildings
Our primary focus — the segment where independent investors and small partnerships build durable, manageable portfolios.
Texas Small & Mid-Sized Multifamily
Helping owners of small and mid-sized multifamily properties connect with qualified investors through confidential, relationship-driven transactions. Our primary focus is 5–20 unit apartment buildings across Texas, with select opportunities up to approximately 75 units.
No pressure. No mailing list spam. We only reach out when something fits your criteria.
5–75
Unit Sweet Spot
14+
Texas Markets
100%
Multifamily Focused
100%
Off-Market
What We Do · Who It's For
No public listings. No mass mailings. Just carefully sourced small and mid-sized multifamily deals — primarily 5–20 units, with select opportunities up to ~75 units — shared privately with investors who actually fit.
The Problem
What We Do
Who It's For
Our Focus
BackTrust Commercial sources and connects buyers and sellers of small and mid-sized multifamily properties across Texas. Most of our work sits in the 5–20 unit range, with select opportunities up to approximately 75 units — and the occasional fourplex when it fits.
Our primary focus — the segment where independent investors and small partnerships build durable, manageable portfolios.
Boutique communities with real economies of scale, still small enough to be actively stewarded by their owner.
Stabilized, income-producing multifamily assets across Texas primary and secondary markets.
Properties with unlocked upside — rent gaps, deferred maintenance, unit reconfigurations, or under-managed operations.
Assets that pay their owner today, not just on a pro-forma five years out.
Larger multifamily opportunities we occasionally take on when they fit our criteria and our investors' mandates.
Every Scale We Serve
BackTrust works across the small and mid-sized multifamily spectrum. Whether you're an individual buying your first small apartment building or a partnership stepping up to a mid-sized community, we source and structure at your scale — with the same discretion.
Select · FourplexThe occasional four-unit that fits our investment criteria — typically well-located, income-producing, and priced against a real path to value.
Primary Focus · 5–20 UnitsThe heart of what we do. Manageable scale, commercial financing, real cash flow — the segment where independent investors and small partnerships build lasting portfolios.
Core · 20–40 UnitsBoutique communities in strong Texas submarkets — enough scale for third-party management, still small enough to know every tenant story.
Select · Up to ~75 UnitsLarger multifamily assets up to roughly 75 units, taken on selectively when they match investor criteria and the seller's needs.
Why BackTrust
Most commercial firms chase every asset class and every deal size. We chose one lane — small and mid-sized Texas multifamily — and we've built the relationships, the buyer list, and the underwriting depth to serve it exceptionally well.
We don't dabble in retail, office, or land. Every conversation, every underwrite, every relationship is multifamily — so we see patterns others miss.
Most of our sellers aren't institutions — they're individuals and families who built something meaningful and want it handled with care.
Our investors are qualified, funded, and specifically hunting for 5–20 unit and small community deals. They don't need convincing on the asset class.
We would rather do one right deal with someone who calls us again in five years than three deals we all regret.
For sellers, that means listening first. For investors, it means only sending you deals that actually match your criteria.
The Sourcing Funnel
Every property that reaches our investor network has been through a deliberate, multi-stage process. We share few deals — because we say no to most.
100+ Seller Conversations
Stage 01Discreet dialogue with owner-operators across Texas — often years before a property ever considers coming to market.
Dozens Underwritten
Stage 02Full financial and physical review — rent rolls, T-12s, deferred maintenance, sub-market comps, and stress-tested returns.
Handful Under LOI
Stage 03Terms negotiated privately with sellers and their representatives, protecting confidentiality on both sides.
Select Few Closed
Stage 04Delivered to our vetted investor network — high-conviction opportunities that reflect careful selection, not volume.
How We Work
Long-term relationships with owner-operators across Texas — from single-property owners to portfolio holders — often years before a sale is even considered.
Every opportunity is stress-tested against market comps, deferred maintenance, and realistic operating assumptions — regardless of unit count.
Creative deal structures — seller carry-backs, unit reconfigurations, staged closings — that create real value for both sides.
Creative Structuring · Real Situations
Every seller has a real story behind the sale — a health event, a family move, a partnership dissolving. We take the time to understand it, then structure deals that work for the seller and unlock value for our investors. Two recent examples:
Case Study 01 · Value Creation
The Situation
An owner faced a sudden and serious health diagnosis and needed a confidential sale to protect his family. The property, on paper, was a 3-unit — but it had originally been built as a 5-unit before being combined down.
The Structure
Introduced privately through a trusted referral. No listing, no signs, no broker calls.
Physical walk revealed original 5-unit footprint — kitchens, meters, and separate entries still in place behind drywall.
Priced against the in-place 3-unit income, with a plan and budget to reinstate the two dormant units.
Reconfigured back to a legal 5-unit — cash flow and appraised value jumped materially at reopening.
Outcome — Seller closed quietly on his timeline and protected his family. Investor captured instant, engineered equity — value the market never had a chance to price in.
Case Study 02 · Creative Financing
The Situation
An out-of-state owner had to permanently relocate back to Mexico for family reasons. She loved the 20-unit property and wanted to stay economically connected to it, but could no longer manage it from abroad.
The Structure
Understood the real constraint wasn't price — it was continuity, income, and future upside for her family.
Structured a sale with a seller carry-back at attractive terms — she became the bank, not just the exit.
Carry-back was written to participate in the property's future performance, not just fixed interest.
Buyer took operational control with lower upfront capital; seller kept dependable income and long-term participation.
Outcome — The seller kept a meaningful economic stake in a property she loved, our investor stepped into ownership with intelligent leverage, and a family got the flexibility it actually needed.
Have a situation that doesn't fit the usual playbook?
Whether you're an owner considering a private sale or an investor with an unusual mandate — we'd rather have the conversation than not.
Deal Flow
We favor durable assets across every scale — from a well-located fourplex to a garden-style community — in Texas submarkets where population, employment, and household formation are trending in one direction. The result is a selective pipeline most investors never see.
Texas Coverage
Most firms cover the four metros. We cover Texas — from the Rio Grande Valley to the Panhandle, and from El Paso to the Louisiana border. Local relationships in secondary and tertiary markets are our real advantage.
One Short Conversation
A 15-minute call — no obligation, no pressure — so we know when to reach out and when to leave you alone.
For Investors
From individuals buying their first fourplex to funds deploying institutional capital — carefully sourced Texas multifamily, delivered privately.
For Owners
If you own multifamily in Texas — of any size — and would prefer a quiet, respectful conversation over a broker listing, we're here to listen first.