Hello Investors,

Welcome to Issue #89 of Dealsletter - We’re back with 4 new investment opportunities in this week’s Dealsletter — and this time, we're blending fast flips with creative long-term plays. Leading off is a 99% ROI cosmetic flip in San Jose that’s worth offering over asking to secure. We’ve also got a VA assumable duplex in San Diego with an effective mortgage under $1,300/month — one of the most powerful house hacks we’ve seen. You’ll also find a classic cosmetic flip in Missouri and a distressed Oakland duplex where Section 8 rents make the BRRRR play shine. Let’s get into it.

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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 6.92%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.27%(FHA) interest rate. We do the math so you can focus on what matters – the deals!

Seller Motivated 85% ROI Flip in Lees Summit, MO

📍 Address: 4407 SW Briarbrook Dr, Lee's Summit, MO 64082
💰 Price: $450,000
🏠 Units: Single Family (5 Beds / 5 Baths / 3,000+ Sq.Ft)
🏦 ROI: 85%

Why This is a Great Investment:

This low-key cosmetic flip is in a highly desirable Lee’s Summit neighborhood with large homes, great schools, and solid comps. The 3,300 sq ft layout includes a finished basement and flexible bonus room, making the value per square foot extremely competitive. Sellers are motivated and the home has no major cap-ex needs. Even with conservative finishes, this project returns over $60K profit and an 85% ROI.

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

• Purchase Price: $450,000

• ARV: $640,000

• Rehab costs: $71,500

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

• Cash Needed: $58,500

• Selling Costs (4.5%): -$28,800

• Holding Costs (3 Months): -$14,306

• Total Profit: $61,894

• ROI: 85%

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BRRRR w/ Section 8 Rents in Oakland, CA 166% ROI and Strong COC Return

📍 Address: 10711 Russet St, Oakland, CA 94603
💰 Price: $425,000
🏠 Units: Multi-Family (2 units, Each 2/1)
🏦 Cap Rate: 8.23%(Post-refi w/ Section 8)

Why This is a Great Investment:
A rare duplex priced well below market, this deal is best suited for experienced BRRRR investors who can handle heavy rehab. With Section 8 rents above $5,400/month, the cash flow post-refi hits $1,145/month, with $49K pulled out on refinance. If flipped instead, this property returns over $120K and a 166% ROI. Either path — BRRRR or resale — delivers serious upside.

Recommended Stats (10%, Hard Money Loan, Refi at 75% LTV w/ Section 8 Rents) 📝

• Purchase Price: $425,000

• Rehab Costs: $93,500

  • Full cosmetic renovation

  • Capital expenditure repairs likely needed

  • Materials will be low to mid-range quality for this area

• After Repair Value (ARV): $701,000

• Holding Period: 4 months

• Holding Costs: $19,836

• Refinance Cash Out: $49,750

• Gross Rent: $5,458/month (Section 8 Rents)

• Operating Expenses: -$1,161/month

• Loan Payment: -$3,152/month

• Cash Flow: $1,145/month

OR House Flip (10% Down, Hard Money Loan):

• Purchase Price: $425,000

• ARV: $701,000

• Rehab costs: $93,500

• Cash Needed: $55,250

• Selling Costs (4.5%): -$31,545

• Holding Costs (4 Months): -$17,374

• Total Profit: $120,831

• ROI: 166%