Master Lease Agreements: The right way to purchase Texas Commercial Real Estate?

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A Master Lease Agreement allows real estate investors to earn money from a property without needing to purchase the property outright.


A Master Lease agreement is a unique way to invest in Texas Commercial Real Estate with potential benefits for both buyers and sellers. The arrangement involves the buyer leasing the building with an option to buy it in the future. The buyer gets the benefits of ownership, without having to purchase the property outright from the seller. This is a great way to test the profitability of an investment property without having to make a significant financial commitment.

First of all Master Lease Agreements allow you to avoid the lengthy approval process involved in bank financing. You won’t need a down payment, so the closing costs are significantly lower. Additionally the terms of the Master Lease Agreement are arranged directly between the buyer and the seller. So potentially, the terms of a Master Lease Agreement could be more favorable than other, more traditional financing options. However the seller could potentially foreclose if you violate the terms of the agreement. If you haven’t performed your due diligence, the sellers mortgage provider could trigger a due on sale clause and the property could go into foreclosure. Have detailed knowledge about the property and be sure to address any outstanding issues with the seller before pursing a Master Lease Agreement.

How does getting a Master Lease Agreement work when purchasing Texas Commercial Real Estate?

The seller of course must be willing to agree to this arrangement. When looking for a property to purchase by Master Lease Agreement look for terms like : “owner-motivated, creative offers welcome, seller-financing,” in the properties description. Consult with a realtor or seek out properties that have absentee owners. An absentee owner will likely find a Master Lease Agreement a favorable arrangement as they will get the benefits of your monthly lease payments and will no longer have to manage the property. Perform your due diligence throughout the process. Get an appraisal and do a title search to ensure there are no outstanding liens against the property. If the seller agrees to enter into a Master Lease Agreement with you, it is vital that you consult with an attorney to draw up the appropriate forms. Don’t use templates or legal documents found online.

The main advantage of a Master Lease Agreement is the ability to test the feasibility of investing in a property without needing to purchase it outright

A significant down payment is often required to mortgage commercial property. The Master Lease Agreement lets you avoid making that significant investment up-front. Although you aren’t purchasing the property outright you get any equity and cash flow the property produces above the terms of the lease agreement. In everything but name, you own the property. Any improvements you make are not added into the sale price if you choose to buy the property in the future. These make the Master-Lease Agreement an excellent option for new investors in Texas Commercial Real Estate.


Dennis Dahlberg
Level 4 Funding LLC  Private Hard Money Lender
Arizona Tel:  (623) 582-4444
Texas Tel:      (512) 516-1177 NMLS 1057378 | AZMB 0923961 | MLO 1057378
22601 N 19th Ave Suite 112 | Phoenix | AZ | 85027
111 Congress Ave |Austin | Texas | 78701

About the Author:  Dennis has been working in the real estate industry in some capacity for the last 40 years. He purchased his first property when he was just 18 years old. He quickly learned about the amazing investment opportunities provided by trust deed investing and hard money loans. His desire to help others make money in real estate investing led him to specialize in alternative funding for real estate investors who may have trouble getting a traditional bank loan. Dennis is passionate about alternative funding sources and sharing his knowledge with others to help make their dreams come true. Dennis has been married to his wonderful wife for 42 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

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