TOGETHER WITH LIBERTAS

By Tim & Julie Harris · December 2, 2025

⛅ Good morning, {{first_name| wealth builders}}! Yes, the market has shifted — but smart investors see that as a green light, not a red one. Rising inventory, longer days on market, and increasingly motivated sellers are creating the best investment conditions we’ve seen in years.

Agents who understand how to evaluate, negotiate, and operate rentals will look back at 2025 as the year everything changed.

Today we’re diving into rentals — and in upcoming episodes, we’ll cover EXP Revenue Share and other advanced income streams. Consider this a taste of what we coach our Elite Clients to do every day. 👇

This is your practical, no-fluff roadmap for confidently buying income-producing rental properties this year. 💪

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Start with clarity. What exactly are you trying to achieve? Be specific and deliberate. Your strategy may focus on:

Decide whether you’ll self-manage or hire it out. Determine if you want single-family homes (our recommendation), duplexes, or small multis — and why. Get focused before you go shopping, or the market will eat up your time and your money.

If you want more seller leads and better deals, this is one of the most powerful strategies available:

This attracts motivated sellers and gives you rental opportunities before they hit the MLS. Most of our coaching clients use some version of this strategy because it works.

Not every market is investor-friendly. Make decisions based on data, not emotion:

💡 Don’t limit yourself to your backyard.
Your ideal rental may be in a different town or even a different state.

Work with local agents who understand investment numbers — and network with fellow Harris Coaching clients for off-market opportunities.

This eliminates shiny-object syndrome and keeps you disciplined.

Your filters should include:

💡 CoCR Formula (Simple & Important!)
CoCR = (Annual Cash Flow ÷ Total Cash Invested) × 100

Example:
Invest $40,000 → Net $4,000 per year
$4,000 ÷ $40,000 = 10% CoCR

🎯 Target at least 8%

Great deals don’t chase you — you chase them.

Build your pipeline by:

The more deals you evaluate, the stronger your instincts and confidence become.

Stop hoping — start calculating.

Include everything in your analysis:

For VRBOs, demand performance history and compare it to similar homes.

Be conservative. If the deal only works after a refinance, it doesn’t work.

Negotiate hard: price, credits, seller-paid rate buydowns.
Your job is to create your margin of safety before you buy.

Slow down — this is where mistakes get prevented.

If anything feels off, trust your instinct and walk.

Once it passes your inspection:

Treat it like a business, and it will pay you like a business.

💵 1. ROI (Return on Investment)
Measures total profit — cash flow + equity + appreciation.
ROI = (Total Profit ÷ Total Investment) × 100

Example:
Invest $50,000 → Earn $7,500 profit
7,500 ÷ 50,000 = 15% ROI

💰 2. CoCR (Cash-on-Cash Return)
Measures cash flow only — not appreciation.

🧠 3. Cap Rate
Compares net income to price, regardless of financing.
Cap Rate = (NOI ÷ Property Price) × 100

Example:
$18,000 NOI ÷ $200,000 price = 9% Cap Rate

🎯 Good deals range 6%–10% depending on market and risk.

2025 is noisy — but opportunity hides behind the headlines.
Serious agents and investors are locking down great deals right now. They aren’t waiting for rates to drop. They aren’t waiting for the media to calm down. They’re taking strategic action with solid numbers and a proven system.

You don’t need to be wealthy to buy rentals.
You need a strategy, a coach, and a community.

👉 Join us at https://HarrisMastermind.com and plug into the training, scripts, and accountability that top-producing agents and investors use every day.

Let’s go build wealth — the smart way.

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Real estate agents are constantly pitched “opportunities”: coaching programs, lead-gen services, stocks, crypto, pre-construction, syndications, side businesses, Airbnbs, exotic cars…

And let’s be honest—most of these “opportunities” are really someone else trying to sell you something.

That’s why smart agents need a simple, brutally honest investment filter.
Something you can run any deal, idea, or shiny object through before you commit capital or time.

Use this checklist to protect yourself, protect your money, and make better long-term decisions.

Whether you're considering buying a rental, joining a syndication, investing in a startup, adding a side hustle, or even buying a coaching program—run it through these filters first.

The 2026 real estate market will be a beast. 😱
Most agents will struggle — but the winners already know what works.

Tim & Julie Harris share the exact playbook:
✅ Proven lead generation
✅ Repeatable systems
✅ Branding that makes sellers pick YOU

⚡ No fluff. No BS. Just real coaching built for 2026.

👉 Save your seat now https://HarrisMastermind.com

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