REAL ESTATE INSIGHTS
Harris Real Estate Daily
By Tim & Julie Harris · December 2, 2025
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.
🔎 The Investment Decision Filter™
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.
1. Return Potential
What is my realistic expected return?
What’s the best-case scenario?
What’s the worst-case — and can I live with it?
How long before I see actual cash flow or appreciation?
2. Risk Assessment
What are ALL the ways this can go wrong?
What unknown risks might exist?
Can this go to zero?
What’s the single biggest risk?
3. Liquidity & Exit Strategy
How easily can I get my money back out?
Who is the buyer on the other side?
Do I control my exit — or does someone else?
4. Time Commitment
How much time will this investment require?
Does this buy back my time or steal more of it?
Am I realistically willing to put in that time?
5. Edge & Expertise
Do I genuinely understand this investment?
Do I have a real advantage here?
Am I being honest about what I don’t know?
6. Source Quality
Who brought me this deal?
What’s their track record?
How are they getting paid?
Are our incentives aligned?
7. Market Conditions
What part of the cycle are we in?
Are macro-trends helping or hurting this investment?
Am I early, late, or too late?
8. Diversification & Exposure
Will this over-concentrate me in one area?
If this fails, does it damage my long-term plan?
Am I diversifying or just “diworsifying”?
9. Tax Implications
What tax benefits exist?
Are there any hidden tax traps?
Is this passive income, active income, or a tax headache?
10. Cash Flow Reality
Does it cash flow today or only in spreadsheets?
Does this rely solely on appreciation?
Does this actually put money in my pocket every month?
11. Leverage Considerations
Am I using debt?
Is the debt fixed or floating?
What happens if interest rates rise?
Can I cover the payment if the investment underperforms?
12. Psychological Fit
Will this keep me up at night?
Does this align with my long-term goals?
Am I making this decision out of fear, greed, or strategy?
13. Historical Behavior
How has this asset class performed in recessions?
What happened during high rates, low rates, pandemics, etc.?
Are long-term owners happy or bitter?
14. Opportunity Cost
What am I giving up by choosing this?
Is there a simpler or safer alternative with similar returns?
If I couldn’t buy this today, would I be upset?
15. The Regret Test
If it doubles, will I regret not buying?
If it halves, will I regret buying?
If I knew the outcome in advance, would I still do this?
16. The BS Detector
Does anything feel “off”?
Is the pitch too optimistic or too complicated?
Do I clearly understand how everyone gets compensated?
⭐ The Final 5 Yes/No Questions
If the answer to ANY of these is “no,” stop.
You're not investing — you're gambling.
Do I understand exactly how this investment works?
Do I understand every way I could lose money?
Do I know exactly how I get my money back?
Do I have a real edge in this?
Am I emotionally and financially prepared for the worst outcome?
If all five are YES… proceed.
If not? Walk away.
💡 Why Agents Need This Checklist Now
Agents are under more financial pressure than ever.
Everyone wants a piece of your income.
Everyone has a “new opportunity.”
But your job is to:
Protect your capital
Build long-term wealth
Avoid distractions
Stay focused on what works
This filter helps you do exactly that.
— Tim Harris
Tim and Julie Harris Real Estate Coaching
📬 Interested in Elite Coaching? Text Tim directly at 512-758-0206