EP 007 | Dylan Koch | 300 Off-Market Deals. What Cincinnati Wholesaling Actually Looks Like in 2026

Dylan Koch has done 300 off-market deals in Greater Cincinnati. He knows which neighborhoods require block-by-block analysis, why the sub-$250K ARV market is structurally supply-constrained, and what separates buyers who get deals from buyers who get ignored.In this episode, Dylan breaks down what wholesaling in Greater Cincinnati actually looks like in 2026. We cover where deal flow is strongest across Hamilton, Butler, Clermont, and Warren counties, how the buyer pool has shifted since the hedge fund era, and why markets like St. Bernard can swing dramatically within a few blocks.We also get into Ohio's new wholesale disclosure law (SB 155, effective March 2025) and what it means for buyers reviewing assignment agreements. Dylan walks through exactly what to look for in the original PSA before signing anything.If you are an out-of-state investor trying to break into this market, the role-play at the 39:00 mark is worth the listen alone. Dylan explains what he actually looks for when deciding which buyers get first call.What you will learn: Where Cincinnati deal flow is strongest by county and neighborhood in 2026-Why the sub$250K ARV segment remains one of the most competitive pockets in the marketHow SB 155 changed the disclosure requirements for wholesale transactions in OhioWhat buyers must verify in the original PSA before signing an assignment agreementHow to get on a serious wholesaler's buyer list as an out-of-state investorWhat makes a compelling buyer in 2026: cash, speed, experience, and relationshipsIf this episode gave you a clearer picture of what investing in Cincinnati actually looks like in 2026, share it with someone who needs to hear it.📲 Follow @thecincyreishow on your favorite podcast platform so you never miss a conversation like this one. Leave us a five-star review if we've added value; it helps us bring more expert operators like Dylan to the show.Want to connect with Dylan Koch or learn more about the Cincinnati market? Tune in, take notes, and reach out to the guests and hosts directly through the show.Subscribe. Share. Invest smarter.🎙 Guest: Dylan Koch: Founder, Morning Brew PropertiesTimestamps:00:00 – Introduction: Meet Dylan Cook, Morning Brew Properties02:10 – From pharmacy school to Cincinnati investor: Dylan's origin story05:30 – Going full-time in 2021: $30K spent before the first deal08:00 – 300 off-market deals: How the Cincinnati wholesale market has shifted11:15 – Who's buying now? Flippers vs. hedge funds vs. buy-and-hold investors13:40 – Where deal flow is strongest: Hamilton, Butler, Clermont, and Warren counties17:00 – The sub-$250K ARV sweet spot: Why supply is capped and demand keeps rising21:30 – Neighborhoods that require block-by-block analysis (Madisonville, Evanston, Avondale, Norwood, Redding)26:00 – St. Bernard: An underrated micro-market with sharp internal price swings28:30 – Advice for new investors: How to underwrite deals and move fast31:00 – Ohio's new wholesale disclosure law (SB 155): What buyers AND sellers need to know35:45 – Why you must always review the original PSA before signing an assignment agreement39:00 – Role play: How to get on a serious wholesaler's buyer list as an out-of-state investor45:30 – What makes the most compelling buyer: cash, speed, experience, and relationships49:00 – Why expert operators matter more than ever in 202652:30 – Cincinnati hidden gems: Arthur's Cafe, Skyline, and the staples54:00 – Closing thoughts and episode wrap