Dr. Rob McNeill
Deal Book for

837 Coronado Terrace Ln
Ilhan • Treniecee • Dr. Rob

Three strategies. Three partners. One sold listing.

Since 2012 PhD Non-QM NMLS #844916
837 Coronado Terrace
$369K. 4/3.5. 2,581 SF. Sunterra. Katy ISD / Royal ISD. Built 2022.
$369K
Price
4/3.5
Bed/Bath
2,581
Sq Ft
74
Days on Market

The Challenge

Institutional build-to-rent operators (Greystar, ONM Living) are inside Sunterra. 63 Section 8 properties listed in the 77493 zip code alone. Traditional owner-occupant buyers are hesitant. Price reductions have not solved it.

The answer is not a lower price. It is a wider buyer pool.

Three Strategies

1. Investor Buyer: Section 8 = guaranteed income. DSCR financing. Treniecee identifies the tenant. I finance the buyer.

2. FHA Buyer ($0 Down): Dynamo DPA — 3.5% gift, no lien, no payback, fully forgivable. Buyer brings zero to closing.

3. Self-Employed / ITIN: Bank statement, ITIN, foreign national. Buyers conventional lenders reject. Up to 90% LTV.

The Team
Listing Agent
Ilhan Mohamud
Substantia Realty. Platinum. CNE. MRP. Controls the listing.
Field Partner
Treniecee Lipford
Lipford Realty. Open houses. Tenant ID. Investor networking.
Lending
Dr. Rob McNeill
The Loan Doctor. DSCR. FHA/DPA. Bank Statement. ITIN. VA.

Let's have Coronado Terrace graduate. 🎓

Call Dr. Rob — 832-701-8144 Email Me
Strategy 1
Sell to an Investor. Section 8 Is the Feature.

Honest Numbers

$369K
Purchase
$92.3K
Down 25%
~$3,134
Monthly Cost
$2,300
Rent

Monthly

P&I (~7.5%): $1,935 | Taxes (2.64%): $812 | Insurance: $290 | HOA: $97

Total: ~$3,134 | Rent: $2,300 | Gap: -$834

Straight Talk

This runs roughly -$834/month negative at current rates. This is NOT a cash flow play on day one. But the gap is manageable for an investor with reserves.

Why Investors Still Buy This

Below replacement cost. New 4-beds in Sunterra list $355K-$435K from builders. $369K for a 2022 build with 2,581 SF = more house per dollar than new construction.

Section 8 = near-zero vacancy. HHA manages 17,000+ vouchers, 5,000+ partner landlords, ~$100M/year paid to landlords. Rent deposited before the 3rd. Waitlists are years long.

Katy ISD / Royal ISD. Top-rated school districts. Floor under property values.

Hold 3-5 years. Buy during rental-heavy phase. Build equity. Government covers most of the rent.

Financing

DSCR Loan
Up to 85% LTV. Min $100K. Qualify on rental income. No W-2 or tax returns. Section 8 income accepted.
No-Ratio DSCR
No ratio requirement. For sub-1.0 DSCR deals. Qualifies on credit, reserves, equity.
DSCR Second Lien
Up to $600K, 80% CLTV, 660 FICO. Creative structuring for portfolio investors.

Where to Find the Investor

1
Greater Houston REIA — Landlord Focus Group
2nd Thursday monthly. 5502 5th St, Katy 77493. Room full of landlords IN Katy. Bring the investor flyer.
2
Greater Houston REIA — Monthly Meeting
2nd Saturday, 9am. 4615 SW Freeway, Houston 77027. 100+ investors. "Haves, Wants & Deals" segment to present the property. Public + private Facebook groups for posting deals.
3
Houston REIA (reiahouston.com)
Texas Wealth Network — 15,000+ Texas investors. Over 100 per meeting. Led by Shenoah Grove (1,200+ deals).
4
Space City REI
1334 Brittmoore Rd, Houston 77043. Local investor meetup with market data and featured speakers.
5
Houston REIA Facebook Group
26,700+ members. Post the deal with the investor flyer. Target investors who buy in Katy and Harris County.
6
BiggerPockets — Houston Section 8 Forum
3M+ members. Active Houston Section 8 threads with zip code FMR analysis. Post the deal with numbers.
7
Houston Housing Authority — Landlord Portal
housingforhouston.com/landlords. Register as Section 8 landlord. Get matched with voucher holders from the waitlist.
Call Dr. Rob — 832-701-8144
Strategy 2
$0 Down. Fully Forgivable Gift. No Second Lien.

Dynamo DPA

3.5% of the purchase price gifted to the buyer at closing. No repayment. No second lien. No resale restrictions. Fully forgivable. This is a gift, not a loan.

The Math

$369K
Purchase
$12,915
FHA Down 3.5%
$12,915
Dynamo Gift
$0
Buyer Pays

Dynamo covers 100% of the FHA down payment. Seller concessions (3-6%) can cover closing costs. Buyer moves into a 2022-built Sunterra home for $0 out of pocket.

Programs

Dynamo DPA
3.5% gift. No lien. No payback. AUS-approved. TBD UW OK. Manual UW at 580+ FICO. First-time homebuyer. Fully forgivable at closing.
Turbo DPA (Alternative)
3.5% or 5%. 10-year second lien. CLTV up to 101.5%. No first-time buyer requirement. 660+ FICO manual UW. Covers down payment AND closing costs.
Simply Solar FHA (Add-On)
Up to $13K additional assistance. 30% federal tax credit (up to $12K refund). Solar rolled into mortgage. Increases home value.

Bonus: Two Loans From One Deal

No second lien = FHA Streamline Refi after 210 days if rates drop 0.50%. One purchase today. One streamline in 9 months. Two loans from one deal.

Who Is This Buyer?

Family earning $55K-$75K. Teacher, nurse, warehouse worker, admin. Wants top-rated Katy area schools for the kids. Wants the crystal lagoon. Thought they could not afford it. They can. DPA covers the down. Seller covers closing costs. They move in with savings intact.

This buyer is already in Ilhan's network — tax prep clients, multicultural community, families coming through Substantia. Treniecee finds them at open houses.

Call Dr. Rob — 832-701-8144
Strategy 3
Self-Employed. ITIN. Complex Income.

The Tax Prep Connection

Ilhan prepares taxes for clients in Katy. She sees what they deposit vs what the 1040 shows. The return does not reflect what they earn. When they want to buy, that return denies them. My bank statement program bypasses it. Her tax prep clients are her buyer pipeline.

Programs

12-Month Bank Statement
Up to 90% LTV. Min FICO 600. No tax returns. Personal or business. 1 yr self-employed OK.
3-Month Bank Statement
Shorter lookback. Strong recent deposits = faster qualification.
ITIN Loan
Up to 85% LTV. DTI up to 55%. No SSN. Serves Somali, Ethiopian, Eritrean, Kenyan, Djiboutian communities.
Foreign National
No SSN. No U.S. credit. Min loan $150K.
P&L Only
Up to 85% LTV. Min FICO 600. One CPA document.
VA Manual Underwriting
100% financing. 580 FICO. Refer/Eligible OK. For Ilhan's MRP clients.
Recent Credit Event
1 day out of BK/foreclosure. Lates accepted. Min FICO 600.
Call Dr. Rob — 832-701-8144
Marketing Tools
Print Them. Screenshot Them. Post Them.

INVESTOR OPPORTUNITY | 837 Coronado Terrace, Katy

Sunterra | Katy Area Schools | Built 2022 | 4/3.5 | 2,581 SF

$369,000 | Equity Play with Government-Backed Tenant

WHY THIS DEAL:

  • 2022-built home priced below new construction in Sunterra
  • Section 8 demand proven — HHA manages 17,000+ vouchers, 5,000+ partner landlords
  • 4-bed Sunterra homes rent $2,300-$2,500/month
  • Government deposits rent into your account before the 3rd
  • Near-zero vacancy — waitlists are years long
  • Katy area school districts — long-term value floor
  • Crystal lagoon, lazy river, pools — premium rental community

FINANCING:

  • DSCR Loan — qualify on rental income, not personal income
  • No W-2, no tax returns, no employment verification
  • No-Ratio DSCR available for sub-1.0 ratios
  • Up to 85% LTV — as low as 15% down
  • Section 8 income accepted for qualification

Buy below replacement cost. Government-backed tenant. Build equity 3-5 years.

Dr. Rob McNeill | 832-701-8144 | robert@matadorlending.com
Dr. Rob McNeill | The Loan Doctor | NMLS #844916 | Matador Lending LLC
Listing: Ilhan Mohamud | Substantia Realty | (918) 720-2408
Open Houses: Treniecee Lipford | Lipford Realty

For REIA meetings, Facebook investor groups, BiggerPockets

$0 DOWN | 837 Coronado Terrace, Katy

Sunterra | Katy Area Schools | Built 2022 | 4/3.5 | 2,581 SF

Move Into a 2022-Built Katy Home for $0 Out of Pocket

HOW:

  • Purchase price: $369,000
  • FHA down payment (3.5%): $12,915
  • Down payment gift: $12,915 — covers 100% of your down payment
  • The gift is fully forgivable. No lien. No payback. Ever.
  • Seller concessions can cover closing costs
  • Move in with your savings intact

WHAT YOU GET:

  • 4 bed, 3.5 bath, 2,581 SF — room for the whole family
  • Built 2022 — quartz countertops, stainless appliances, modern finishes
  • Top-rated Katy area schools — among the best in Houston
  • Crystal lagoon, lazy river, pool, walking trails
  • Primary suite on main floor with walk-in closet
  • Game room upstairs for the kids

WHO QUALIFIES:

  • First-time homebuyers
  • 580+ credit score
  • Income around $55,000-$80,000/year
  • Self-employed? Ask about our bank statement program
  • No SSN? Ask about our ITIN program

Stop renting. Start owning. Top-rated schools. Crystal lagoon. $0 down.

Dr. Rob McNeill | 832-701-8144 | robert@matadorlending.com
Dr. Rob McNeill | The Loan Doctor | NMLS #844916 | Matador Lending LLC
Listing: Ilhan Mohamud | Substantia Realty | (918) 720-2408
Open Houses: Treniecee Lipford | Lipford Realty

For open houses, Facebook community groups, multicultural outreach

Sources & References

All data verified as of March 24, 2026. Market conditions and program terms subject to change.

Property Data: MLS #19805973 via HAR.com. 837 Coronado Terrace Ln, Katy TX 77493. $369,000. 4/3.5, 2,581 SF, built 2022, Sunterra community. 74 days on market. Open house Sat 3/28. Sunterra zones to both Katy ISD and Royal ISD depending on section. Listing agent: Ilhan Mohamud, Substantia Realty (HAR agent ID: Ilhaan33).

Katy Market Data: Redfin Katy Housing Market Report, February 2026. Median price $328K. Average DOM 58 days (up from 38 in Feb 2025). Prices down 0.61% YoY. 405 homes sold in Feb 2026.

Property Tax Rate: HAR listing shows estimated rate of 2.64% for this specific property. Monthly calculation uses 2.64%. Annual taxes on $369K = ~$9,742 ($812/month). HOA: $1,160/year ($97/month). Taxes assessed by Waller County Appraisal District.

Sunterra Rental Comps: HAR.com — 5906 Havana Mist Dr (4-bed, Sunterra Sec 52): $2,300/month. Apartments.com — Villas at Sunterra (ONM Living): $2,149–$2,749/month for 2–4 beds. Summerwell Sunterra (Greystar): $2,499–$2,967/month for 3–4 beds. Eden at Sunterra (Greystar): $2,497–$3,372/month for 3–5 beds.

Section 8 / Housing Authority: Houston Housing Authority (housingforhouston.com) — 5,000+ partner landlords, 17,000+ vouchers administered annually, ~$100M/year paid to landlords. HAR.com Blog: "A Guide for Landlords: Renting to Section 8 Voucher Holders." AffordableHousing.com — 63 Section 8 rental properties listed in 77493 zip code (Sunterra's zip); 138 total across all of Katy.

Institutional Rental Operators in Sunterra: Villas at Sunterra by ONM Living (villasatsunterra.com). Summerwell Sunterra by Greystar (greystar.com). Eden at Sunterra by Greystar (edenatsunterra.com).

Investor Groups: Greater Houston REIA (greaterhoustonreia.net) — National REIA chapter, monthly meetings and Landlord Focus Group at 5502 5th St, Katy 77493. Houston REIA (reiahouston.com) — Texas Wealth Network, 15,000+ members. Space City REI (spacecityrei.com) — 1334 Brittmoore Rd, Houston 77043. BiggerPockets (biggerpockets.com) — Houston Section 8 investor forum.

DPA Program: MortgageOne TPO — Dynamo DPA product sheet dated 2/26/2026. 2.5% or 3.5% gift, no second lien, no payback, fully forgivable at closing. Manual UW at 580+ FICO. First-time homebuyer eligible.

Lending Programs: DSCR, No-Ratio DSCR, Bank Statement (12-month and 3-month), ITIN, Foreign National, P&L Only, VA Manual Underwriting, Recent Credit Event — program specs verified from wholesale lender correspondence to Matador Lending LLC, 2025–2026.

Agent Data: Ilhan Mohamud — HAR.com agent profile (Substantia Realty, Platinum, CNE, MRP). IRS PTIN registry — registered tax preparer, Premier Tax And Financial Services, Katy TX. Substantia Realty — HAR.com broker profile (multi-lingual: Somali; multi-cultural agents from Canada, Djibouti, Eritrea, Ethiopia, Kenya).