Focus on the 5 Numbers That Drive Reality (Not Your Feelings)
Every real estate deal looks good at first glance. The spreadsheet works. The rent seems strong. The agent says, “This one cash flows great.”
Then reality shows up.
Tenants move out. Water heaters die. Roofs age aggressively. And suddenly that “great deal” feels… less great.
If you want to stop relying on hope and start buying deals that survive real life, you only need to focus on five numbers. These five numbers drive outcomes. Everything else is noise.
1. Purchase Price
The purchase price is the foundation of the deal. It determines your mortgage payment, your cash invested, and how much margin you actually have. A deal doesn’t start with rent—it starts with what the property can afford to cost after real expenses. Price is your first and best risk-management tool.
2. Realistic Rent
Not Zillow rent. Not “top of the market” rent. Realistic rent is what you can consistently collect from real tenants, in that condition, in that neighborhood. Overestimating rent is one of the fastest ways to accidentally buy a losing deal. Conservative rent assumptions don’t kill deals—they protect you.
3. Full Operating Expenses
This is where most “great deals” fall apart. Many investors only count taxes and insurance. Real underwriting includes everything it takes to operate the property long term: