The audit
Capital, credit, hours, drive radius, and who else gets a vote. Six dimensions, scored honestly. The total routes you to one of three paths.
Real Estate 101
Single family rentals will not replace your income. A portfolio of buildings can.
The Portfolio Roadmap is your intake for the 90 minute call where we build your plan. It shows you exactly which multifamily or commercial deal you are ready to buy right now, so we spend the call on strategy, not paperwork.
Let's begin
About 30 minutes. Nothing to install. Already started? Sign in to pick up where you left off.
In about 30 minutes, you build the plan we work from on your call.
Not a pep talk. Four things you bring to the call:
- The one path that fits you right now. Foundation builder, partner-led buyer, or direct buyer, scored from your real money, credit, and time, with a realistic timeline. No more guessing where to start.
- Your buy box in one written paragraph. The exact deal you would say yes to, ready to email five brokers this week.
- A market scored on seven public-data metrics. With the sources you used, so you can defend it in any conversation.
- A downloadable report and printable checklist. A PDF of everything above, plus dated next steps you can check off.
Start the assessment
About 30 minutes. Your progress saves as you go.
You are not short on listings. You are short on criteria.
Open Crexi right now and you will find a hundred buildings. That is not your bottleneck.
Your bottleneck is that you cannot tell in ninety seconds whether any of them is a deal you can fund, operate, and live with. So you look at all of them, chase two of them, and close none of them. Another year goes by.
Meanwhile the owners you want are sitting on paid-off buildings, tired of management, and nobody has asked them the one question that would open the door.
How it works. Three steps, one honest answer.
Your buy box
The deal you would say yes to today, including the terms and not just the price. Short enough to email a broker.
Your market
Score a market on seven checks using free public data. We tell you exactly where to pull every number.
What this looks like on a real deal.
Sixteen units in a Midwest secondary market. Asking 1,120,000. It screened at a 6.34 cap and earned a phone call.
On that call the owner said he had held it since 1996, it was paid off, and his CPA had told him a cash sale would cost him a third in taxes. Nobody had asked him that in 184 days on market. Three options went out on one page. He picked seller financing at full asking price, ten percent down, 5.5 percent, with twenty four months interest only.
Then real underwriting cut the net operating income by twenty eight percent, because taxes reassess at the purchase price and two units on the rent roll were empty in person. Three third-party reports documented 48,000 dollars of problems the owner did not know about. The buyer did not walk. They put the reports on the table and asked how they were going to resolve it together. The seller came back at 985,000 with the same terms.
Four numbers from that deal:
135,000dollars off the price, moved by reports and not by arguing
1.15debt coverage after the retrade, up from 1.01
1.45 percentyear one cash on cash, which is thin and fine
161,000dollars of equity created by year three at a seven cap
The full walkthrough is in the workbook you get at the end. The point is the sequence, and the sequence is what this assessment teaches you.
Built for the jump from houses to buildings.
This is for you if:
- You own rentals and you are ready for five to fifty units
- You would rather structure terms with a tired owner than compete on price
- You can give this six to ten focused hours a week
- You want to know your real timeline instead of a motivational one
This is not for you if:
- You are looking for a list of off-market deals
- You want passive returns without operating anything
- You need someone to tell you it will be easy
Big enough to matter. Small enough to be ignored.
These buildings sit above what most single-family investors chase and below the size most institutional buyers will touch. In early 2026 they commonly traded near 6.5 to 7.5 percent cap rates while national multifamily averaged roughly 5.6 to 5.8 percent. Owners facing maturing short-term debt have made pricing realistic again.
That gap is the whole opportunity. It closes when rates fall.
Market figures verified August 2026. Verify independently before relying on them.
Before you start.
I already enrolled. What is this step?
This is the intake for your 90 minute Portfolio Roadmap Session. It puts your path, your buy box, and a scored market on paper before we meet, so the call goes straight to building your plan instead of gathering basics.
What if the audit says I am not ready to buy yet?
Then it just saved you from a deal you could not carry. The audit scores you onto one of three paths, and one of them is spending the next stretch getting your capital, credit, and reserves right before you chase a building. Better to hear that now than the hard way.
What if I do not know my numbers?
Estimate, finish, and come back. Every screen saves as you type. The assessment is more useful with rough honest numbers than with perfect ones you never enter.
What if my market scores badly?
Then you learned that in ten minutes instead of ten months. Score another one. The tool supports up to three.
Where do my answers go?
They save on your device as you go. When you book your call at the end, they go to Real Estate 101 so we can prepare. They are not sold or shared. You can also download a JSON backup from the report page.
Thirty minutes now. Six to nine months to a closing.
You can stop after any step and pick up where you left off. Your answers save on this device as you go, and you send them to us when you book your call.
Find out which deal you can actually close.
Let's beginAbout 30 minutes. Your progress saves as you go.