Good evening, agents! 🌓 Building wealth doesn’t have to be risky, complicated, or reserved for the ultra-rich. In today’s edition, we’re breaking down 8 simple, proven steps to help you start (or scale) your rental property journey—with confidence, clarity, and zero guesswork.
Whether you're buying your first investment or fine-tuning your existing portfolio, this guide will help you make smarter moves, avoid costly mistakes, and create predictable, long-term income through real estate.
Let’s turn rentals into real results—step by step. 🏡🎯
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🚨 The 3 Problems Killing Real Estate Careers in 2025 — Here’s How to Fix Them NOW
Feeling like 2025 is harder than any year before? You're right—and you're not alone.
This year is proving to be one of the most challenging markets in real estate history.
Lead gen is tougher. Competition is sharper. Clients are more skeptical. And for many agents, momentum is fading fast.
But there is a fix.
Join Tim & Julie Harris for this week’s Exclusive Mastermind Webinar—where they reveal how top agents are solving the 3 career-killing problems in today’s market:
✅ Lead generation strategies that actually work right now
✅ Simple, repeatable systems that put you back in control
✅ Smart, magnetic branding that makes sellers choose you
“Tim & Julie’s playbook tripled my listings.” – Mike R., Top Agent
⌛️ Just 177 seats available. No fluff. No replays.
Only real solutions—designed for this exact market.
👉 Secure your spot now: http://harrismastermind.com
P.S. Love the podcast? You haven’t seen anything yet.
These mastermind sessions go deeper, faster, and are built to get you unstuck—fast.
Reserve your seat now before they’re gone: http://harrismastermind.com
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If you’re a homeowner, you know unexpected expenses are par for the course. One way to help shield your finances is to get a home warranty. Unlike homeowners insurance, which covers natural disasters and theft, a home warranty could help safeguard you against costly repairs of eligible essential home appliances and systems due to normal wear and tear. Check out Money’s list of the Best Home Warranties and take the sting out of appliance breakdowns.
Why Now?
Yes, the market has changed—but smart investors see that as a green light, not a red one. Rising inventory, longer days on market, and motivated sellers are creating real opportunities for agents who know how to analyze and act. Whether you’re just starting or scaling your portfolio, now is your time to get more serious about rentals and what they can do for you and your family.
Last week, we discussed investment strategies that Warren Buffet and Charlie Munger recommended, and how we recommend you utilize those strategies.
Today we're talking about rentals, and in future podcasts, we'll discuss EXP Revenue Share. We're giving you a little taste of what we do with our ELITE Coaching Clients.
This is your practical, no-fluff roadmap to confidently buying income-producing rental properties this year:
✅ 8 Steps to Buying a Rental Property in 2025
1️⃣ Define Your Strategy 🧭
Start with clarity. What are you trying to achieve? Be specific.
Cash flow for income?
Appreciation for long-term growth?
Tax benefits or wealth-building?
Flipping?
VRBO?
A rental for your college kid to live in that will appreciate in the meantime? (A strategy of many of our Elite clients)
Will you self-manage or hire it out? Do you want single-family homes, duplexes, or small multis? Why? (We recommend single family).
Get focused before you go shopping, or the market will eat up your time and money.
2️⃣ Launch Your Guaranteed Home Sale Program 💼
Want more seller leads and great deals? Implement this powerful strategy:
Advertise that you’ll buy their home in 90 days if it doesn’t sell
Offer 95% of list price
They must qualify—you decide who (e.g., they’re buying up into one of your listings)
This generates a steady stream of motivated sellers and potential rental properties before they hit the MLS. We teach the specifics in our coaching programs. Most of our clients are utilizing some form of this strategy!
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Market Twists & Turns
Market Twists & Turns: Buy and Sell Opportunities You Can’t Afford to Miss
3️⃣ Pick the Right Market 📍
Not every market is investor-friendly. Yours may or may not, so open your mind and think analytically to make a business decision.
Job and population growth
Low vacancy rates
Landlord-friendly laws
Appreciation, not flat or depreciating
✅ Don’t limit yourself to your backyard.
Your Wish List Property may be in another town—or another state. Work with local agents who understand investing.
🤝 Even better: Network with fellow Harris Coaching clients to uncover off-market opportunities in their markets—and share yours, too.
4️⃣ Stick to Specific Filters 🎯
Avoid shiny-object syndrome. Lock in your Wish List Property filters:
Price range
Geographic area
Property type (single-family, duplex, etc.)
Age and condition
Desired Cash-on-Cash Return (CoCR)
💡 How to figure out CoCR:
Tells you how hard your invested cash is working.
Cash-on-Cash Return = (Annual Cash Flow ÷ Total Cash Invested) × 100
Example:
You invest $40,000. The property nets $4,000/year.
→ $4,000 ÷ $40,000 = 0.10 → That’s 10% CoCR
🎯 Target: 8% or higher
5️⃣ Create Consistent Deal Flow 🔁
Great deals don’t find you—you find them.
Work with investor-savvy agents
Attend local meetups and real estate groups
Network through investor groups in What's App and Faceboook
Build relationships with wholesalers and flippers
Tap into your Harris Coaching network
Consider New Construction opportunities
In a buyer’s market, the more deals you review, the more confidence you gain. Preview the opportunities and run the numbers, even if you're not ready to buy yet.
6️⃣ Analyze and Negotiate Like a Pro 🧮
Stop guessing—start calculating.
Run real numbers, not hopeful ones:
Include taxes, insurance, maintenance, vacancy, cap-ex, and management
If it's a VRBO, get the history and compare it to others in the area.
Assume it will be vacant at least one month per year.
Be conservative. If it only works with a refi later—it doesn’t work.
Negotiate hard on price, credits, and seller-paid rate buydowns
Your job is to create your margin of safety before you buy.
7️⃣ Do Real Due Diligence 🔍
Now it’s time to slow down and check everything:
Get a full home inspection
Review utility bills and maintenance records
Verify rent rolls, lease terms, tenant history
Double-check zoning, title, insurance, and local landlord laws
🔑 If the deal smells funny, it probably is. Be ready to walk away.
8️⃣ Close It and Run It Like a Business 🏁
Once it passes inspection, get it closed fast.
Coordinate lender, title, insurance, and property manager
Track income, expenses, and repairs from Day 1
Plan for turnover and long-term maintenance
Use AHS Warranties on all!
🎯 Treat it like a business, not a side hustle—and it will pay you like one.
Bonus: Know Your Numbers Like a Pro
Want to know if a rental is worth it? Here are 3 must-know investor terms—with kid-simple formulas:
💵 1. ROI = Return on Investment
Measures total profit from everything (cash flow, equity, appreciation):
ROI = (Total Profit ÷ Total Investment) × 100
Example:
You invested $50,000. You earn $7,500 total in profit.
→ $7,500 ÷ $50,000 = 15% ROI
💰 2. CoCR = Cash-on-Cash Return
We covered this above—just remember: it measures cash flow only.
🧠 3. Cap Rate = Capitalization Rate
Compares net income vs. price, regardless of how it’s financed.
Cap Rate = (Net Operating Income ÷ Property Price) × 100
Example:
Property price: $200,000
Net income (before mortgage): $18,000
→ $18,000 ÷ $200,000 = 9% Cap Rate
🎯 Good deals = 6%–10%, depending on market and risk
REAL ESTATE LEADS, LEADS and more LEADS: Question: What is Tim and Julie Harris's favorite PROBATE LEAD PROVIDER? Simple, alltheleads.com/harris
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FINAL TAKEAWAY
2025 is full of noise—but opportunity hides behind every headline. Serious agents and investors are getting deals right now. They’re not waiting for rates to drop or the media to calm down. They’re building wealth with smart strategy, solid numbers, and disciplined action.
You don’t need to be rich to buy rentals. You need a system, a coach, and a community.
👉 Join us at HarrisMastermind.com to plug into the training, scripts, and accountability that top-producing agents and investors use every day.
Let’s go build some wealth—the smart way.
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AND THAT'S A WRAP!
Your trusted mentors in real estate and community leadership,
—Tim & Julie Harris
Harris Real Estate Daily
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