Deal Teardowns &
Operator Notes.
Real estate underwriting and rehab notes from an active operator. No guru language, no theoretical advice — what the math actually looks like on real deals.
The 75% Rule Lies — A BRRRR at 73% That Still Loses Money
The 75% rule is a useful screen, not a verdict. Walking through a BRRRR at 73% LTV that still leaves the operator stuck — and why.
A $58k Flip in OKC — Underwrote vs. Actual
Walking through a fix-and-flip rehab — what the budget said going in vs. what actually happened. Where the dollars moved, and why.
Hard Money Cost on a 6-Month BRRRR — The Number Every Calculator Skips
Hard money interest, points, and rehab-draw schedules add 4 to 10 grand to a typical BRRRR. Why most free calculators ignore it — and what the real math looks like.
Why I Stopped Using DealCheck After Deal #20
DealCheck is good software. It also stops at the offer. Here is what broke for me at deal #20 and what I started building instead.
Multi-Unit BRRRR Underwriting — What Changes from 1 Unit to 4
BRRRR math gets harder the more units you add. Vacancy variance, expense allocation, refi DSCR — what shifts between a single-family and a quad.
AI-Generated Scope of Work — Does It Actually Save Time on Real Rehabs
Honest assessment of AI rehab scoping from photos. Where it saves hours, where it still needs the operator in the loop, and where it just guesses.
Reading a Property Appraisal as an Investor — What to Ignore, What to Fight
The investor read on an appraisal is different from the homeowner read. Which comps to challenge, which adjustments to push, when to walk vs. when to fight.
Cash-on-Cash vs. Cap Rate vs. Total ROI — Which One Actually Matters
Three different metrics, three different jobs. Which one to optimize for on a flip, on a BRRRR, on a long-term rental — and why mixing them up costs deals.
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