1. Referral Fee Structure
Referral fees are determined by the deal structure at the time of acquisition. All deals fall into one of three tracks. Our acquisitions team determines the applicable track at underwriting and communicates it to you in writing before any offer is made — there are no surprises at close.
Across all three tracks, the maximum fee is 20% of the applicable basis. The actual fee may be adjusted downward based on the completeness of your submission and your level of involvement in qualifying the deal (see Section 3). All fees are paid at close of escrow. No fee is earned unless and until the transaction closes and records.
Track 1 — Standard Acquisition
Applies when our acquisitions team is able to embed a 3.5% acquisition fee in the negotiated purchase price. Referring partners are eligible to receive up to 20% of that acquisition fee, which translates to a maximum referral fee of 0.70% of the purchase price.
| Purchase Price Range | 3.5% Acq Fee Range | Max Bird Dog Fee (20%) |
|---|---|---|
| $500,000 – $1,000,000 (RV / MHP) | $17,500 – $35,000 | $3,500 – $7,000 |
| $1,000,000 – $2,000,000 | $35,000 – $70,000 | $7,000 – $14,000 |
| $2,000,000 – $3,000,000 | $70,000 – $105,000 | $14,000 – $21,000 |
Track 1B — Subject-To or Creative Finance with Built-In Acquisition Fee
Applies to subject-to, seller finance, wraparound, or other creative finance structures where an acquisition fee is already built into the deal. In these cases, the embedded acquisition fee in that deal structure is the basis — the referring partner is eligible to receive up to 20% of that actual embedded fee. This amount may be more or less than the Track 1 calculation depending on the terms negotiated.
Track 2 — Thin Deal / No Acquisition Fee
Applies when the deal structure does not support an embedded acquisition fee — typically due to compressed margin, seller concessions, or a creative finance structure with no room for an upfront fee. In these cases, the referring partner is eligible to receive up to 20% of net profit in lieu of a purchase price-based fee.
Net profit is defined as the amount remaining after full repayment of all loans and liens secured by the property, payment of all acquisition, holding, and disposition expenses, and reimbursement of all costs advanced by any party. Net profit is calculated and distributed at the time of sale or other disposition of the property.
2. Minimum Requirements to Qualify for a Referral Fee
These six items are the minimum a submission must include to qualify for the minimum referral fee under these terms. They set the floor, not the payout — a more complete packet, additional verification work you do, and deeper involvement in qualifying the opportunity can move your fee up from there (see Section 3). A submission missing any of these is not yet a qualified packet:
- ✓Seller contact information — name, phone, email, preferred contact method
- ✓Property address / location
- ✓Property details — lot/pad count, acreage, occupancy, owner type, land ownership status
- ✓Asking price or seller motivation
- ✓Utility infrastructure — sewer/septic, waste treatment, metering
- ✓Buy box confirmation — bird dog has verified no auto-kills apply (owner type, land ownership, waste treatment, lot/acre minimums)
3. Fee Adjustment for Incomplete Submissions
The maximum fee is a ceiling, not a guarantee. The actual fee is adjusted based on the completeness of your deal packet and your level of involvement in qualifying the opportunity. When our team must do additional work — extra seller calls, independent document collection, site visits to gather missing information — the fee is adjusted proportionally. This will always be communicated to you in writing before close, never as a surprise after the fact.
4. Payment Terms
Fees are paid at close of escrow (or at disposition, for net-profit-based fees) — not at offer, not at contract, not during due diligence. Submission of a lead does not create any obligation to purchase or pay any fee. Payment is made via check or ACH within 10 business days of the recorded closing date. Referral fees may be subject to IRS 1099 reporting; parties earning $600 or more in a calendar year will receive a Form 1099-NEC.
5. Exclusivity and Lead Ownership
A submitted lead is credited to the first referring party to submit it through this portal with a complete property address or location. We work leads from multiple sources and do not guarantee exclusivity of any market or seller relationship.
6. No Guarantee of Purchase
Submission and review of a lead does not constitute an offer to purchase or a commitment to acquire any property. No fee is owed if a deal does not close for any reason, including failed due diligence, title issues, financing contingencies, seller non-performance, or unfavorable market conditions.
7. Independent Contractor Status
Referring parties operate as independent contractors. Nothing in these terms creates an employment relationship, partnership, joint venture, agency, or franchise with MAKE Legacy Group or any affiliated entity. Referring parties have no authority to bind MAKE to any agreement or negotiate terms with any seller. Referring parties are responsible for complying with all applicable laws in their jurisdiction, including any licensing requirements.
8. Confidentiality
All information shared by MAKE's acquisitions team — deal status, underwriting, offer terms, seller information, internal buy box criteria — is strictly confidential. Violating this provision forfeits any pending or future referral fee and may result in legal action.
9. Modifications, Disputes, and Governing Law
These terms may be updated at any time; the version in effect at the time of your submission governs that submission. Disputes are governed by the laws of the State of Texas, venue in Bexar County. The parties agree to attempt good-faith resolution before formal legal action.
These terms are v1.0, confirmed by Matt on Aug 15 2026 — the fee schedule matches Red Door Investments' bird-dog terms exactly, by design.
10. Orbiter Program
An "Orbiter" is a referring party who identifies and introduces a deal but does not personally collect the seller's documents or otherwise directly qualify the opportunity -- for example, someone who asks MAKE's team to reach out to the broker or seller directly rather than assembling the deal packet themselves.
Orbiter submissions are not evaluated under the percentage-based fee tracks in Section 1. Instead, an Orbiter who introduces a deal that leads to a closed acquisition is paid a flat finder's fee. [Fee amount to be confirmed -- not yet finalized.]
All other sections of these terms -- payment timing (Section 4), exclusivity (Section 5), no guarantee of purchase (Section 6), independent contractor status (Section 7), and confidentiality (Section 8) -- apply equally to Orbiter submissions.