[ WNY Real Estate & Investment // Apex Operator ]

Modern Real Estate Execution in Western New York.

Data-driven underwriting, off-market deal flow, and on-the-ground execution across all of Western New York. Every price, offer, and acquisition I put in front of a client is built on closed comps and real numbers.

Schedule Consultation Explore Insights

Same-day response. Call or text my cell at 716-984-4601.

Advisory

Two client tracks, one standard: every strategy is backed by hard closed comps and real numbers. You see the math before you see a recommendation.

Private Clients

Buyers & Sellers

For buyers and sellers making significant moves across Western New York, where the gap between a good price and the right price runs to five figures.

Core focus: Erie, Niagara, and the greater WNY region

Rigorous valuation
Pricing built line by line from closed sales, adjusted for condition, square footage, lot, and finish level. Never list-price guesswork.
POV walkthroughs
First-person video tours shot on smart glasses that show what listing photos leave out: mechanicals, rooflines, water lines, the street at rush hour.
Negotiation mastery
Inspection credits, appraisal gaps, escalation terms, and contingencies handled from leverage, with a plan ready for every counter.
Listing launch
For sellers: pricing strategy, pre-list preparation, and a launch plan built to win the first ten days on market.
I'm buying I'm selling

Investors & Off-Market Partners

Operators & Capital Partners

For operators and capital partners deploying their own capital into Western New York, from a first house-hack to a growing multi-unit portfolio.

Core focus: Buffalo, surrounding suburbs, and regional WNY markets

Multi-unit underwriting
Rent rolls, expense loads, vacancy, capex reserves, and debt coverage stress-tested at today's rates before you write an offer.
BRRRR spreads
Purchase, rehab budget, after-repair value from closed comps, and refinance terms modeled together, so you know how much capital stays in the deal.
FHA house-hacks
Owner-occupied 2–4 unit purchases with low-down-payment FHA financing, including the self-sufficiency test on 3–4 units before you fall for a property.
WNY sourcing
Proprietary off-market and pre-market opportunities, sourced directly from local owners, estates, and operator networks across the region.
I'm investing

Portfolio & Deals

Every acquisition starts on the same first-pass sheet. Run a property you're watching, then send me the address for the full workup on closed comps.

Deal Desk

First-pass underwriting for 1–4 unit residential.

$
Units
$/mo
% of rent
%
%
$/yr
$/yr

Monthly cash flow

+$103 /mo

Covers the debt, barely

On $2,500 a month in rent across 2 units, after taxes, insurance, reserves, and the mortgage.

Where the rent goes each month

$2,500 rent collected

  • Taxes & insurance$700
  • Reserves$375
  • Principal & interest$1,322
  • Cash flow$103

Property level, every unit leased

Principal & interest
$1,322/mo
Net operating income
$17,100/yr
Cap rate
6.45%
Debt coverage (DSCR)
1.08×
Cash-on-cash
1.7%
Cash to close
$74,200

Cash to close includes an estimated 3% in closing costs.

Send me this property Get the House-Hacking Guide

Illustrative math on your inputs, not an appraisal, a rate quote, or an offer of credit. Rents, taxes, and insurance vary by property; confirm financing with a licensed mortgage loan originator.

Field Notes & Market Breakdowns

POV walkthroughs and real underwriting breakdowns, filmed on the ground across Western New York.

Follow @lucasfabsells on Instagram (opens in a new tab)

Book a Call

Tell me what you're planning and I'll come to the call with the comps, the numbers, and a plan. Same-day response.

Cell
716-984-4601 Text
Instagram
@lucasfabsells (opens in a new tab)
Brokerage office
WNY Metro Roberts Realty
(716) 891-1710

Consultation request

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  1. Send the form

    Four fields, under a minute.

  2. I run your numbers

    Closed comps and costs for your exact situation.

  3. We talk strategy

    A focused call on price, timing, and next moves.

Field note video