Hello Investors,

Welcome to Issue #88 of Dealsletter - This week’s Dealsletter features four unique investment opportunities across four diverse markets. We’ve got a quick cosmetic flip in Walnut Creek with 48% ROI, a San Diego duplex where you can expand and BRRRR your way into six figures of equity, a Tampa property flip with a wild 312% ROI, and a turnkey Kansas City duplex already cash flowing $854/month. Whether you’re hunting for flips, BRRRRs, or rentals, this issue offers something for every investor ready to take action in today’s market. Let’s dive in.

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Note on Numbers: All calculations for investment properties are based on a 25% down payment and a current interest rate of 6.95%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.45%(FHA) interest rate. We do the math so you can focus on what matters – the deals!

Lowkey Cosmetic Flip in Walnut Creek, CA w/ 48% ROI & $87k Profit

• 📍 Address: 1801 San Luis Rd, Walnut Creek, CA 94597

• 💰 Price: $1,150,000 ($50K under asking)

• 🏠 Units: Single-Family Flip

• 🏦 ROI: 48%

Why This is a Great Investment:

This one-story, 4-bedroom, 3-bath home in Walnut Creek is the perfect low-risk, high-upside cosmetic flip. With no known capital repairs and mid-range materials, the remodel stays lean while targeting a higher-end ARV in a premium market. The layout includes a bonus Au Pair suite and multiple driveways for added buyer appeal. In a competitive East Bay market, this off-market discount creates a rare 48% return on a $149K cash investment.

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

• Purchase Price: $1,150,000 ($50k under asking)

• ARV: $1,450,000

• Rehab costs: $82,500

  • Full cosmetic remodel with no known capital expenditure repairs. Mid range materials to capture higher ARV for this area.

• Cash Needed: $149,500

• Selling Costs (4.5%): -$65,250

• Holding Costs (3 Months): -$30,592

• Total Profit: $87,158

• ROI: 48%

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HUGE ROI BRRRR + Expansion + Cash out Refi Play in San Diego, CA

• 📍 Address: 3026-28 Comstock St, San Diego, CA 92111

• 💰 Price: $1,290,000

• 🏠 Units: 2 (with plans to add a 3rd)

• 🏦 Strategy: BRRRR + Expansion + Cash Out

Why This is a Great Investment:
This turnkey duplex comes fully updated with a rare RM-1-1 zoning, allowing you to add a third unit to maximize both rental income and property value. By executing a creative BRRRR + expansion strategy, you’ll recoup over $260K on refinance while creating $160K in built-in equity. With NOI hitting $90K/year post-expansion, this property becomes a cash-flowing asset in one of San Diego’s strongest rental corridors. For those ready to scale in expensive markets, this is the blueprint.

The Stats (10% Down, Hard Money Loan + Expansion & Refi Play ) 📝

• Purchase Price: $1,290,000

• ARV (Post-Expansion w/ 3 Units): $1,900,000

• Rehab & Expansion Costs: $450,000

  • Ground-up construction of 1,000 sq.ft. third unit with mid-to-high-end finishes ($400/sq.ft.)

  • Includes all soft costs: permits, fees, architecture, and contingency

• Total Project Cost: $1,740,000

• Cash Needed: ~$579,000

  • Includes 10% down on $1.29M ($129,000)

  • Plus rehab funded out-of-pocket ($450,000)

• Holding Costs (6 Months): -$47,850

• Cash Out at Refi: ~$264,000 (reimbursed from expansion cost)

Profit & Cash Flow Potential:

• Gross Monthly Rent (3 Units): $10,750

• Net Operating Income (30% OPEX): ~$90,000/year

• New Monthly Mortgage (Post-Refi): $8,778

• Post-Refi Monthly Cash Flow: $1,278

• Cash Flow If Held Without Refi: + $3,750/month

• Built-In Equity (ARV - All-In Cost): ~$160,000

• Cash-Out Capital Returned: ~$264,000

• Long-Term ROI Strategy:

  • Add ~$90K/year in NOI

  • Bank $160K equity

  • Pull ~$260K capital back out to redeploy