03 · Acquire

End-to-end acquisitions for Dayton and Columbus investors.

Most investors juggle a dozen vendors during a single acquisition: agent, inspector, contractor, lender, title company, insurance, eventually a manager. We're most of those, in-house. You bring the deal economics; we run the lifecycle from sourcing through stabilization to ongoing management.

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The lifecycle

Six stages. One operator across all of them.

Every step below is something we either do directly or coordinate with vendors we've worked with for years. No handoffs to strangers. No "I'll connect you with someone who does that" — we're already on the call.

1

Find

Sourcing properties that fit your criteria — on-market, off-market, distressed, wholesalers we trust.

2

Offer

Comp analysis, terms structuring, and the negotiation. We've made about 90 offers in the last two years.

3

Inspect

Walkthrough by our in-house crew, condition assessment, repair budget, deal-breaker check.

4

Close

Coordinating with our partner lender, title, and insurance — vetted, fast, and used to investor deals.

5

Renovate

In-house rehab crew picks up where the inspection left off. Real-time photos, transparent estimate, no surprise change orders.

6

Manage

Hand off to property management. Tenant placed, rent collected, statements start arriving on the 5th of the month.

Why one operator

The hidden cost of vendor coordination.

Acquisitions look simple on paper. The actual work is mostly running eight different conversations and keeping the timelines aligned. Doing all of that under one roof saves you weeks and keeps the math honest.

Why us · 01

Accurate rehab bids

Because our rehab crew is in-house, the inspection-stage repair estimate is the same number that shows up on the renovation invoice. No mystery markups, no "well, we found this once we opened the wall."

Why us · 02

Local market knowledge

We operate in maybe a dozen Dayton and Columbus neighborhoods. We know which blocks are stable, which are gentrifying, which have rent ceilings. Comps come from buildings we currently lease.

Why us · 03

Trusted partner network

Lenders, title companies, insurance providers, and 1031 specialists who know investor deals and close on time. We know them by first name.

Why us · 04

No handoffs

From inspection to renovation to leasing, the same internal project record carries through. The team that managed the rehab briefs the team that runs the property.

The market we know

Where we're watching closest.

We operate in Dayton and Columbus. These are the areas where we have the deepest read on what things actually rent for, what they sell for, and what the rehab math looks like right now.

Dayton · 45405 & 45406

West Dayton — long-term rentals

Where we send buy-and-hold investors looking for multifamily. Acquisition prices that make the cash-on-cash math work without needing appreciation to carry the deal. Most of our current portfolio is here. We know which streets outperform, where the rent ceiling sits for each unit type, and which buildings to avoid.

Columbus

Old Towne East — flips & rehabs

Our Columbus focus for value-add and flip deals. The ARV is there — historic neighborhood close to downtown where a well-rehabbed SFH or small multifamily commands a real exit price. Requires knowing the sub-blocks; quality and upside vary significantly within the neighborhood.

The partner network

Outside our walls, still inside the deal.

Acquisitions need people we don't employ. Lenders, title, insurance. These are who we call — worked with on real deals, no referral fees.

Core Realty Collection

Core Realty Collection

Real Estate

Boutique realty focused on central Ohio investment properties. Investor-friendly agents who understand the numbers, not just the listing.

corerchomes.com
Adam Jones

Adam Jones

Mortgage · Ultimate Mortgage Brokers

Fights for the best terms on investor financing. A wealth of information on loan structures, from conventional to portfolio and DSCR.

(614) 499-9932 · [email protected]
Sherry Long

Sherry Long

Title & Closing · Access Title Agency

Who we use for all title needs. Quick, convenient, and knows investor closings inside and out — single point of contact from contract to keys.

(614) 270-4009 · [email protected] · accesstitle247.com
Landon Watts

Landon Watts

Insurance · Firehouse Insurance

Consistently finds the best insurance rates for non-owner-occupied rental properties. Handles quoting, bundling, and annual re-shopping so you don't have to.

(937) 903-6827 · [email protected] · firehouseins.com
Acquisitions lead

Acquisitions runs through Daniel.

Daniel
Founder & acquisitions

Daniel

Daniel started Dorian Gray in 2024 after buying a 4-plex in Dayton and deciding that the existing property management playbook wasn’t good enough. He is a licensed realtor, underwrites every acquisition personally, and has helped owners acquire properties ranging from SFHs to multifamily and commercial across Dayton and Columbus. His favorite deals involve creative financing. Manages his own portfolio through the same platform as every other client. Currently pursuing his broker's license.

Call or Text (937) 857-6969
Common questions

About acquisitions specifically.

Yes. About a third of the owners we've helped acquire properties were buying their first one. We walk you through what to look for, what to budget, what's realistic for Dayton and Columbus at your price point. The first conversation is the same regardless of experience.

No. We'll help you acquire and rehab a property even if you plan to self-manage afterward, or use a different PM. The bundled-fee structure rewards keeping the work in-house, but it's never a requirement.

Inspection within 48 hours of an accepted offer, in most cases. Closing in 21–28 days for conforming deals, 10–14 days for cash. Renovation kickoff within a week of close if scoped during diligence. The whole acquisition arc — find to stabilized — usually runs 90–120 days.

Recent acquisitions have ranged from $180K to $1.2M. Sweet spot is single-family and small multifamily ($250K–$650K) — that's where our local market depth and rehab capability create the most value. We've turned down a few deals at the very low end where the math just didn't work for any of us.

Yes — about a fifth of our acquisitions are 1031 uplegs. We work with a QI partner several of our owners use and coordinate the 45-day identification and 180-day close windows directly. Bring us in early if you're in 1031 — sourcing pressure goes up substantially in week 5+.

The rest of what we do

Acquisitions consult

Tell us what you're looking for.

Whether you have a deal in mind or are still defining your buy-box, the first call is the same — honest assessment of fit and a real-world view of what's possible at your budget in this market.

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