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🌤️ Good morning, wealth-builders! 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 the time to get serious about rentals and what they can do for your financial freedom.

Last week, we discussed investment strategies endorsed by Warren Buffett and Charlie Munger, and how to use them to build wealth.

Today, we shift to rental properties. In future podcasts, we’ll dive into EXP Revenue Share—but today is all about giving you a taste of what our ELITE Coaching Clients use to build real estate wealth. No fluff. No guesswork.

Let’s get to it. 👇️ 

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💰 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?

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.

3️⃣ Pick the Right Market📍

Not every market is investor-friendly. Yours may or may not be. Think like a business owner:

• Job and population growth

• Low vacancy rates

• Landlord-friendly laws

• Real appreciation, not just hype

✅ Don’t limit yourself to your backyard. Your Wish List Property might 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:
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

😥 You’re Doing Everything… But Still Not Getting the Results You Want.

You're making the calls. Going on showings. Posting on social. But your listings aren’t growing — and your income’s stuck.

The truth? Most agents never hit the next level because they’re doing it alone. No roadmap. No real support. Just trial and error.

And while you’re grinding…

Other agents are getting coached by Tim & Julie Harris — for FREE.

Get Premier Coaching at no cost — the same program thousands of agents have paid thousands for.

What’s included?

• ✔️ Daily coaching calls

• ✔️ Proven listing & lead-gen scripts

• ✔️ Business planning and accountability

• ✔️ Access to the full coaching library

• ✔️ Live support from the #1 real estate coaches in the country

💥 No charge. Just results. Stop guessing your way through this business. 

👉 [Click here] to learn how to unlock FREE access to Premier Coaching

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 on WhatsApp and Facebook

• 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 properties and run the numbers—even if you’re not ready to buy yet.

6️⃣ Analyze and Negotiate Like a Pro🧮

Stop guessing—start calculating:

• 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 at least one month vacancy per year

• Be conservative. If it only works with a future refi—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:

• Full home inspection

• Utility bills and maintenance records

• Rent rolls, lease terms, tenant history

• 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.

🎯 What If One Hour Could Change Your Entire Real Estate Career?

The market’s tougher than ever. Leads are flaky. Listings are scarce. Competition is cutthroat.

And most agents? They’re grinding with no real plan.

But you don’t have to be one of them.

Join Tim & Julie Harris’ FREE Mastermind Webinar and discover the exact strategies top agents are using to:

✅ Generate leads on autopilot
✅ Create simple, repeatable systems that work
✅ Get sellers to say “yes” before the first follow-up

This isn’t a replay. It’s live. It’s real. It’s FREE.

👉 Grab your seat now — and get ready to take your business to the next level.

📘 Bonus: Know Your Numbers Like a Pro

Here are 3 must-know investor terms—with kid-simple formulas:

💵 1. ROI = Return on Investment

ROI = (Total Profit ÷ Total Investment) × 100
You invested $50,000. You earn $7,500 in total profit.
→ $7,500 ÷ $50,000 = 15% ROI

💰 2. CoCR = Cash-on-Cash Return

(Annual Cash Flow ÷ Cash Invested) × 100
Focuses on how hard your actual cash is working.

🧠 3. Cap Rate = Capitalization Rate

(Net Operating Income ÷ Property Price) × 100
Property price: $200,000
Net income: $18,000
→ $18,000 ÷ $200,000 = 9% Cap Rate
🎯 Good deals = 6%–10% depending on market and risk.

TOGETHER WITH LIBERTAS

😓 You’re Working Hard… But Going Nowhere

You’re showing homes, calling leads, posting on social — doing everything they said would work. But the listings aren’t growing. The income’s flat. And your “support” feels like a ghost town.

Meanwhile, other agents are scaling faster, working smarter, and building freedom.

They’re not better than you — they’re just better equipped.

Because they joined eXp Realty with the Libertas Group… and everything changed.

Libertas gives you what your current brokerage doesn’t:

✅ Free Premier Coaching with Tim & Julie Harris
✅ Weekly masterminds with high-producing agents
✅ Step-by-step onboarding (no guesswork)
✅ A network that lifts you up — not one that leaves you hanging
✅ A model that builds income and time freedom

👉 Stop settling. Start scaling. Click here to make the move with Libertas

🏁 Final Thoughts from Tim & Julie

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.

AND THAT’S A WRAP!

Catch you on the next one…

—Tim & Julie Harris
Harris Real Estate Daily

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