Learn the deal
before you do the deal.
Real estate investing is really about understanding a property as an operating asset: what it earns, what it costs to run, how it is financed, and what risk lives in the building. These guides slow the numbers down so you can compare deals with clear eyes — grounded in a contractor's view of what repairs and rent really look like.
Start with how a single rental earns, spends, and carries risk before you commit.
Learn the basics → House hackingLive in one unit, rent the others. See how the math and financing work.
Explore house hacking → 2–4 units (FHA)Owner-occupied duplex to fourplex with low-down FHA financing.
See 2–4 unit paths → 5+ multifamilyWhere underwriting shifts from home loan to commercial thinking.
Understand 5+ units → DSCR & financingHow lenders size a loan to the property's income, not just yours.
Learn DSCR → Cash flow calculatorsRun income minus real expenses and reserves before you offer.
Run the numbers → Due diligence & inspectionWhat to check per unit so repairs don't erase Year-2 cash flow.
See the checklist → Local markets & zoningHow Miami zoning and local rules shape what a site can become.
Explore zoning →- Your First Investment Property in Florida — the calm overview
- Multifamily Financing for Beginners
- DSCR Loans in Florida — explained simply
- South Florida Real Estate Investor Guide
How the loan is structured often decides whether a deal works.
Income minus real expenses and reserves — verified, not assumed.
The building and the rules decide much of your real return.
What changes as you move from one door to many.
Where the deal is matters as much as what it earns.
Numbers stick better when you understand the reasoning behind them. Use the calculators to test a deal, and the School to learn each idea one clear lesson at a time.
- Multifamily Cash Flow Calculator
- DSCR Calculator (South Florida)
- Cash Flow Calculator (South Florida)
- Realtor007.ai School — one clear lesson at a time
- What does this property really earn after vacancy, repairs, and reserves — not just gross rent?
- How is this deal financed, and what does the DSCR need to be for it to work?
- What deferred maintenance is hiding in each unit, and what will it cost to fix?
- What changes in financing and management once I cross into 5+ units?
- What do local zoning and rental rules allow here, and who should verify it?
