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#107: A sneak peak inside Dealsletter PRO...
Exclusive look inside a Dealsletter Pro issue — featuring a 7.97% cap Oakland 6-plex with Section 8 upside, an Imperial Beach house hack, and a Kansas City 15.59% cap cash cow.
Kevin
August 11, 2025
We’re getting ready to launch the BETA of our Dealsletter Investment Platform - and to celebrate, we’re pulling back the curtain on this week’s Pro Issue (usually members-only).
Inside you’ll find cash-flow machines, house hacks, and high-ROI flips - the same type of deals Pro members get first access to every week.
Special Launch Offer: Sign up for Pro today get 10-30% OFF and get beta access to our platform + your first month free on launch day.
Expires: 8/15 @ 11:59PM
Follow Dealsletter for more exclusive deals:
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🚀 Beta Launch Coming Soon
We’re getting ready to launch the beta of our investment platform—built to help you find and analyze deals faster than ever.
Pro subscribers will get first access on day one.
All other subscribers will be invited shortly after.
👉 Want to stay in the loop during development?
Follow us on X for behind-the-scenes updates, sneak peeks, and live launch alerts.
Oakland 6-Plex - Section 8 GOLDMINE With 19.6% Returns
📍 Address: 5476 Vicente Way, Oakland, CA 94609
💰 Price: $2,299,999
🏠 Units: 6 Units
🏦 Cap Rate: 7.97% Current | Cash-on-Cash: 19.6% with Section 8
Why This is a Great Investment:
This Lower Rockridge property offers an incredible 7.97% cap rate with built-in Section 8 upside! The recent renovation, prime location near new Whole Foods, and diverse unit mix create multiple value-add opportunities. Section 8 pays $575-$2,327 ABOVE current rents per unit, adding $7,719/month in income. With 25% expense ratio (exceptionally low for Oakland) and one vacant unit ready for immediate Section 8 conversion, this property transforms from solid cash flow to wealth-building machine.
The Section 8 arbitrage opportunity is massive - government pays above-market rates while providing guaranteed income and annual increases.
The Stats (30% Down, Traditional) 📝
Financed Terms (Commercial) | |
|---|---|
Loan Type | 30-year, Amortizing |
Interest Rate | 7.25% |
Loan to Cost | 70% |
LTV | 70% |
Financing Of | Price (70%) |
Loan Amount | $1,609,999 |
Investment Metrics | |
|---|---|
Purchase Price | $2,299,999 |
Down Payment | $690,000 |
Purchase Costs | $69,000 |
Total Cash Needed | $759,000 |
Current Monthly Income | $14,520 |
Operating Expenses | $5,057/month |
Current NOI | $15,284/month |
Loan Payments | $10,995/month |
Current Cash Flow | $4,289/month |
Current Cash-on-Cash | 7.5% |
Section 8 Strategy Analysis 📝
Unit | Current Rent | Section 8 Rate | Monthly Upside |
|---|---|---|---|
Unit 1 (3BR/2BA) | $4,500 | $4,640 | +$140 |
Unit 2 (3BR/2BA) | $3,800 | $4,640 | +$840 |
Unit 4 (1BR) | $2,472 | $2,684 | +$212 |
Unit 5 (2BR) | Vacant | $3,325 | +$3,325 |
Unit 6 (2BR) | $2,750 | $3,325 | +$575 |
Unit 7 (2BR) | $998 | $3,325 | +$2,327 |
Total Monthly Increase | +$7,419 |
Section 8 Performance:
New Monthly Income: $22,239
New NOI: $16,882/month
New Cash Flow: $11,244/month
New Cash-on-Cash: 19.6%
Annual Cash Flow: $134,928
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Sacramento 62-Unit Turnaround With 25% Cash-on-Cash Potential
📍 Address: 695 Plaza Ave, Sacramento, CA 95815
💰 Price: $8,250,000
🏠 Units: 62 Units
🏦 Cap Rate: 7.91% Current | Stabilized: 25.4% Cash-on-Cash
Why This is a Great Investment:
At just $133k/unit with a 7.91% cap rate and 30% vacancy, this property offers massive upside! Recent renovations, below-market rents, and Sacramento's booming rental market create a perfect value-add opportunity. Currently cash flow negative due to poor management and high vacancy, but with proper execution this transforms into a 25%+ cash-on-cash monster generating $628,584 annually.
This is the classic turnaround play - buy a distressed asset, fix operations, and capture extraordinary returns.
The Stats (30% Down, Commercial) 📝
Financed Terms (Commercial) | |
|---|---|
Loan Type | 30-year, Amortizing |
Interest Rate | 6.75% |
Loan to Cost | 70% |
LTV | 70% |
Financing Of | Price (70%) |
Loan Amount | $5,775,000 |
Current Performance | |
|---|---|
Purchase Price | $8,250,000 |
Down Payment | $2,475,000 |
Current Occupancy | 70% (19 vacant!) |
Current Income | $88,436/month |
Operating Expenses | $34,832/month (59.9%!) |
Current NOI | $23,327/month |
Loan Payments | $37,462/month |
Current Cash Flow | -$14,135/month |
Turnaround Strategy 📝
Phase | Action | Impact | Timeline |
|---|---|---|---|
Phase 1 | Lease to 95% occupancy | +$26,505/mo income | Months 1-6 |
Phase 2 | Implement RUBS program | +$3,720/mo income | Month 3 |
Phase 3 | Optimize operations | -$9,832/mo expenses | Months 1-6 |
Result | Stabilized Performance | +$52,382/mo cash flow | 6 months |
Stabilized Performance:
Monthly Income: $114,844
Monthly Expenses: $25,000 (45% ratio)
Monthly NOI: $89,844
Monthly Cash Flow: $52,382
Annual Cash Flow: $628,584
Cash-on-Cash Return: 25.4%
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