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Hello Investors,

Welcome to Issue #78 of Dealsletter — This week, we’re spotlighting an auction flip with crazy upside, a Bay Area house hack that beats the rent game, an underpriced multi-family in Kansas City, and a BRRRR strategy that lets you leave almost zero cash in the deal. Whether you’re a first-time investor or a seasoned dealmaker, these opportunities are designed to maximize both cash flow and long-term gains. As always, every property is broken down with real numbers and no hype.

Auction Flip in Antioch, CA w/ HIGH ROI

• 📍 Address: 2024 Woodland Dr, Antioch, CA 94509

• 💰 Price: $325,000 (Auction Flip Bid)

• 🏠 Units: SFH

• 🏦 ROI: 148.8%

Why This Is a Great Investment

Here’s a true “sweat equity” play. This property is on auction with an aggressive bid, and it’s perfect for anyone looking to enter the flip game with a manageable rehab. Cosmetic updates only, with no major capex, and comps support a solid ARV near $500K. Low cash-in (just $42K down/closing) and a projected profit of nearly $78K in just three months means your money is working overtime. Return on investment is a staggering 148.8%, and with a manageable scope, this is the kind of deal you can repeat—building wealth, not just income. These flips don’t last. Jump fast.

The Stats (10% Down, Hard Money Loan) 📝

• Purchase Price: $325,000

• Rehab Costs: $52,800 (includes 10% contingency)

  • Mid Range Upgrades

  • Cosemetic Only

• After Repair Value (ARV): $498,000

• Cash Required (10% Down + Closing Costs): $42,250

• Selling Costs (4.5%): -$22,410

• Holding Costs: -$10,113

• Holding Period: 3 months

• Total Profit: $77,927

• Return on Investment: 148.8%

Bay Area House Hack w/ CRAZY Low Effective Mortgage

• 📍 Address: 1048 Mohr Ln, Concord, CA 94518

• 💰 Price: $1,100,000

• 🏠 Units: 4

• 🏦 Effective Mortgage: $1,204/mo (WOW!)

Why This Is a Great Investment

This is the house hack you dream about: own a 4-unit building in the Bay Area, live in one, and rent the others. With each of the 2-bed, 1-bath units renting at $2,200/mo, your total gross rent nearly wipes out your mortgage—even with a low-down FHA loan. The effective mortgage is just $1,204/mo, miles below typical Bay Area rent for a 2-bedroom. No HOA, plenty of garage/storage, and a location close to everything. You’re literally living for less than half the market rent, and building equity every month while your tenants pay down the note. This is what “no-brainer” looks like in Bay Area multifamily.

The Stats (5% Down FHA, Live in one of the units) 📝

• Purchase Price: $1,100,000

• Cash Needed(5% + Closing): $88,000

• Gross Rent: $6,660/month

• Operating Expenses: $1,430/month

  • Taxes: $1,063/month

  • Insurance: $367/month

• Net Operating Income: $5,230/month

• Loan Payments: $6,434/month

• Effective Mortgage: $1,204/month

Park Ave Apartments w/ Strong Cash Flow + Value Add

• 📍 Address: 2717-2719 Park Ave, Kansas City, MO 64109

• 💰 Price: $500,000

• 🏠 Units: 6

• 🏦 Cap Rate: 8.2%

Why This Is a Great Investment

Strong cash flow and real value-add upside. Four units already leased at $855/mo, one rent-ready, one ready for light rehab. Fully separated utilities mean lower expenses, and an adjacent lot opens doors for more parking or future expansion. This is a perfect entry point for West Coast investors looking to diversify without a huge capital outlay. You get value, cash flow, and true upside if you put in the work to upgrade remaining units. At just $83K/unit, it’s hard to beat the numbers in a city with booming rental demand.

The Stats(25% Down, Multi-Family Investment) 📝

• Purchase Price: $500,000

• Cap Rate: 8.2%

• DSCR: 1.38

• Rehab Costs (Vacant Unit): $17,000

• Gross Rent: $5,130/month

• Vacancy(5%): -$513/month

• Operating Expenses: $1,184/month

  • Taxes: $463/month

  • Insurance: $208/month

  • Maintenance: $257/month

  • Capital Expenditures: $257/month

• Net Operating Income: $3,433/month

• Loan Payments: $2,495/month

• Cash Flow: $938/month

Low Cash BRRRR in Independence, MO

• 📍 Address: 18410 E Independence Ave, Independence, MO 64056

• 💰 Price: $109,000

• 🏠 Units: SFH

• 🏦 Cash Left in Deal: $5,206

Why This Is a Great Investment

This is the textbook BRRRR for first-timers: buy low, rehab, rent out, refi and get nearly all your cash back. Just $5,206 left in the deal after the refinance—almost unheard of in today’s market. The house is primed for mid-level cosmetic upgrades (no capex surprises), sits on a large lot, and will cash flow at $206/month after all expenses. You get your capital back, keep the property, and roll into your next deal. This is how you build a portfolio with little risk and maximum leverage.

The Stats(15% Down, Hard Money Loan, Refi into DSCR at 75% ARV) 📝

• Purchase Price: $109,000

• Rehab Costs: $24,175

  • Mid-range cosmetic remodel

  • No capital expenditure expenses

• After Repair Value (ARV): $190,000

• Holding Period: 3 months

• Holding Costs: $4,059

• Refinance Cash Out: $14,576

• Total Invested Cash: $5,206

• Gross Rent: $1,500/month

• Operating Expenses: $322/month

• Loan Payment: $972/month

• Cash Flow: $206/month

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Until next time,

The Dealsletter Team

Disclaimer: The content provided through Dealsletter, including investment metrics, property analysis, and rewards materials, is for informational and educational purposes only. It does not constitute financial, legal, or investment advice. Always conduct your own due diligence or consult a licensed professional before making any investment decisions. Dealsletter assumes no responsibility for any financial outcomes resulting from actions taken based on the information provided.