Hello Investors,

Welcome to Issue #91 of Dealsletter - This week’s lineup brings the heat—starting with a 143% ROI flip in San Francisco, a fully underwritten multifamily syndication in Kansas City, a clean BRRRR in Missouri, and a high-cash-flow group home in Indianapolis. If you want variety, scale, and upside, this issue delivers.

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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!

San Francisco Flip / BRRRR w/ Huge Spread

📍 Address: 409-413 Tehama St, San Francisco, CA 94103
💰 Price: $780,000
🏠 Units: Duplex (6 Bed / 5 Bath / 4,670 sqft)
🏦 ROI: 143%

Why This is a Great Investment:

This classic SOMA duplex is priced $841K below value with a projected $1.4–$1.6M ARV. Each 3BD/2BA unit has character and potential, plus a huge 4-car garage that opens the door to future expansion, ADU, or house hack setups. The top unit is vacant and ready to remodel, while the other cash flows at market rent. Steps from Downtown and Oracle Park. This is a massive upside play—flip it or BRRRR into a luxury rental.

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

• Purchase Price: $897,000 (15% over asking)

• ARV: $1,450,000 (Conservative. Comps supports $1.6mil)

• Rehab costs: $204,000

  • Complete cosmetic remodel

  • Mid-high end finishes to command higher ARV

• Cash Needed: $116,610

• Selling Costs (4.5%): -$65,250

• Holding Costs (4 Months): -$36,934

• Total Profit: $219,306

• ROI: 143%

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Missouri BRRRR / Flip Play Under $140K

📍 Address: 603 Broad St, Warrensburg, MO 64093
💰 Price: $139,000
🏠 Units: Single-Family (3 Bed / 2 Bath / 1,328 sqft)
🏦 COC: 18.5% | Cap Rate: 6.2%

Why This is a Great Investment:
Refinished floors, fenced yard, new roof and foundation work already done. All appliances stay. The numbers work for a simple flip or conservative BRRRR. Listed below market at $139K with an estimated ARV of $245K. Perfect for first-time investors looking for a low-risk deal with immediate upside.

The Stats (10% Down, Hard Money Loan, Refi at 70% LTV) 📝

• Purchase Price: $125,000

• ARV: $245,000

• Rehab costs: $38,500

• Cash Needed: $22,500

• Gross Rent: $1,500/month

• Potential Cash Flow: $237/month

• COC: 18.5%

• Cap Rate (Market Value): 6.2%

• DSCR: 1.23

• GRM: 6.94