In partnership with
Follow Dealsletter for more exclusive deals:
📲 Instagram/Threads: @Dealsletter
📲 X (Twitter): @Dealsletter
📲 TikTok: @Dealsletter
ⓧ Founder: @kdogbuilds
Last Milestone…
New milestone today.
@Dealsletter just crossed:1,000+ investors
$300M+ analyzed
400+ deals sharedA year ago I was underwriting deals on my phone between ambulance calls.
Still can't believe people just wanted the truth in real estate. No Fluff. No BS.— #Kdog | Real Estate x SaaS (#@KdogBuilds)
8:32 PM • Jul 8, 2025
🚀 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.
As a subscriber, you’ll get first access on day one.
👉 Want to stay in the loop during development?
Follow us on X for behind-the-scenes updates, sneak peeks, and live launch alerts.
Oakland Duplex - SECTION 8 GOLDMINE WITH GUARANTEED RENT
📍 Address: 1148 53rd St, Oakland, CA 94608
💰 Price: $950,000
🏠 Property: Duplex (2x 5BR/2BA), 2,576 SF Total
🏦 Cap Rate: 8.7% | CoC: 10.4% | Strategy: Section 8 Maximization
Why This is a Great Investment:
This Oakland duplex offers the perfect Section 8 configuration - dual 5BR units that maximize Housing Authority voucher payments at $4,938/month each. With government-guaranteed rent totaling $118,512 annually, zero vacancy risk, and years-long waitlists ensuring immediate occupancy, this property transforms typical rental challenges into predictable cash flow. The 5BR configuration is the highest voucher tier, delivering $34,512 more annually than traditional market rent.
Section 8 eliminates the two biggest rental risks: vacancy and collection.
Section 8 Strategy Analysis 📝
Investment Metrics (25% Down) | |
|---|---|
Purchase Price | $950,000 |
Down Payment | $237,500 |
Purchase Costs | $28,500 |
Total Cash Required | $266,000 |
Annual Section 8 Income | $118,512 |
Operating Expenses (30%) | $35,554 |
Annual Cash Flow | $24,602 |
Cash-on-Cash Return | 10.4% |
Section 8 Income Advantage 🚀
Section 8 vs Market Rent Comparison | |
|---|---|
Section 8 Payment (per 5BR) | $4,938/month |
Market Rent (per unit) | $3,500/month |
Annual Income Difference | $34,512 |
Vacancy Risk | Zero (guaranteed payment) |
Collection Risk | Zero (government pays) |
Payment Reliability | 100% |
Oakland Housing Authority Benefits | |
|---|---|
Rent Guarantee | Direct government deposit |
Waitlist Status | Years-long (instant occupancy) |
Annual Increases | Tied to HUD Fair Market Rent |
Tenant Screening | Must meet HUD standards |
Inspection Requirement | Annual HQS compliance |
5BR Voucher Tier Analysis 💰
Section 8 Payment by Bedroom Count | |
|---|---|
2BR Voucher | ~$2,400/month |
3BR Voucher | ~$3,100/month |
4BR Voucher | ~$3,800/month |
5BR Voucher | ~$4,938/month |
This Property Position | Maximum voucher tier |
10-Year Wealth Building 📈
Long-Term Section 8 Strategy | |
|---|---|
Year 10 Income (2% annual growth) | $144,000 |
Year 10 NOI | $100,800 |
Year 10 Value (7% cap) | $1,440,000 |
Total Appreciation | $490,000 |
10-Year Cash Flow | $350,000 |
Total Return | $840,000 (316% on investment) |
Critical Implementation Requirements:
Pass HUD Housing Quality Standards inspection
Budget $10,000 for inspection preparation
Use professional Section 8 property manager
Screen tenants carefully despite guarantee
Earn Your Certificate in Real Estate Investing from Wharton Online
The Wharton Online + Wall Street Prep Real Estate Investing & Analysis Certificate Program is an immersive 8-week experience that gives you the same training used inside the world’s leading real estate investment firms.
Analyze, underwrite, and evaluate real estate deals through real case studies
Learn directly from industry leaders at firms like Blackstone, KKR, Ares, and more
Earn a certificate from a top business school and join a 5,000+ graduate network
Use code SAVE300 at checkout to save $300 on tuition.
Program starts October 6.
San Diego Golden Hill - HOUSE HACK ANALYSIS
📍 Address: 1055 21st Street, San Diego, CA 92102
💰 Price: $1,995,000
🏠 Property: 4 Units (All 1BR/1BA) + ADU Potential
🏦 ADU Strategy Required: Works WITH ADU Development
Why This is a Great Investment:
Our analysis reveals this 4-unit property only works as a house hack WITH immediate ADU construction. While initial numbers show $7,597/month negative cash flow, the combination of rent savings ($2,820/month), principal paydown ($2,500/month), and tax benefits ($500/month) creates net positive position. The ADU addition is crucial for long-term viability, but we still strongly believe this property is worth it as a house hack investment.
This is a wealth-building play disguised as expensive housing - forced savings into a $2M asset.
House Hack Analysis (5% Down Conventional) 📝
Investment Metrics | |
|---|---|
Purchase Price | $1,995,000 |
Down Payment (5%) | $99,750 |
Purchase Costs | $20,000 |
Total Cash Required | $119,750 |
Owner-Occupied Rate | 7.0% |
Monthly P&I + PMI | $13,559 |
True Cost Analysis 🚀
Monthly Housing Economics | |
|---|---|
Rental Income (3 units) | $8,460 |
Operating Expenses | $2,498 |
Mortgage + PMI | $13,559 |
Apparent Cost | -$7,597/month |
Hidden Benefits Analysis | |
|---|---|
Principal Paydown | $2,500/month |
Tax Benefits | $500/month |
Effective Cost | -$5,097/month |
Market Rent Alternative | $2,820/month |
Net Monthly Benefit | $723/month positive |
With ADU Added 💰
Complete Investment Strategy | |
|---|---|
ADU Construction Cost | $100,000 |
Additional Monthly Rent | $2,200 |
Total Monthly Income (4 units) | $10,660 |
New Monthly Position | -$5,637 |
Effective Cost After All Benefits | -$283/month |
Year 2+ Cash Flow Strategy 📈
Move-Out Scenario (5 Units Rented) | |
|---|---|
Total Monthly Income | $13,480 |
Operating Expenses | $3,426 |
Mortgage (with ADU loan) | $14,259 |
Monthly Cash Flow | -$4,205 |
Principal Paydown | $3,000/month |
Real Economic Loss | -$1,205/month |
5-Year Equity Position:
Down payment + ADU: $199,750
Principal paydown: $180,000
ADU value-add: $150,000
Appreciation (3%): $320,000
Total equity: $749,750 (276% ROI)