Whether you're investing in Illinois or Florida, good investments aren't found by chasing deals. They're found by understanding the numbers.
We provide expert strategic guidance as your real estate investment advisors on residential investment acquisitions and portfolio building. Let's build your portfolio with long-term wealth in mind.
No hype. No promises. Just a clear-eyed look at every number that matters, and an assurance that you understand all of it before you commit to anything.
What it should cost, not just what the listing says.
What similar properties actually sold for, and how recently.
What the property needs now, what that costs, and what it adds.
Realistic rent, not the optimistic number.
What is left each month after every real expense.
Insurance, vacancy, condition, regulations, and what happens if the plan slips.
How you get out, decided before you get in.
Where the area and the property are headed beyond year one.
Property taxes, local rental rules and the age of the housing stock all shape the numbers. We work through each before you buy.
Invest in Illinois →Insurance costs, flood zones, rental and renovation rules, and seasonal demand all shape the numbers. We work through each before you buy.
Invest in Florida →Long-term rentals chosen for steady demand, sensible numbers and a property you can actually manage.
Properties where the right improvements create value, with the renovation budget and exit plan set before you buy.
Short-term and vacation rentals where zoning and local ordinances allow them, with insurance and demand checked first.
We walk you through the numbers and the process, so your first deal is one you understand completely.
A second set of eyes on acquisitions, and a steady partner as you add to your portfolio.
Local expertise in Illinois and Florida, with trusted contractors and partners for the hands-on work.
A candid look at whether keeping your home as a rental makes sense, and what it would really take.
Enter a property and see Year 1 and a 10-year outlook, with the costs that are easy to forget already built in. When you find one worth a serious look, we’ll run the full analysis with you.
These defaults are conservative starting points, not predictions. Adjust them to match your market and how you operate.
| Annual appreciation | Total profit | IRR |
|---|
Same inputs, same sale year. Only appreciation changes.
| Year | Net cash flow | Cumulative cash flow | Property value | Loan balance | Equity |
|---|
For illustration only. Results depend entirely on the numbers you enter and are not a prediction, a guarantee, or financial, tax or legal advice. Not included: income taxes and depreciation, loan fees or points, leasing fees, utilities, and any costs beyond those listed. Consult your CPA for tax strategy.
Yes. Steve is licensed in both states and works with buy-and-hold rentals, value-add and fix-and-flip projects, and short-term and vacation rentals, with trusted contractors and partners for the hands-on work.
We look at the purchase price against comparable sales, renovation needs, realistic rent, monthly cash flow after every expense, risk, exit strategy and long-term value. You can also run your own numbers with the rental analysis tool on this page.
Yes. Out-of-state investors work with us for local expertise in Illinois and Florida, plus trusted contractors and partners for the hands-on work.
It depends on the numbers: the rent the home can realistically earn, your costs, your financing and how long you would keep it. We will give you a candid look at whether it makes sense and what it would really take.
Yes. Insurance, property taxes, HOA or CDD charges and flood coverage can change cash flow a lot, and they differ by property, so we factor them in before you make an offer. Amendment 3, on the November 2026 ballot, would also lower the yearly assessment cap on non-homestead property from 10% to 5%, but that does not guarantee a lower tax bill. See our breakdown.
General information, not legal, tax or financial advice. Rules, rates and market conditions change, so confirm details with your lender, attorney and tax advisor.