The Six-House Deal That Pushed A Pilot To 100 Units

Send us Fan Mail100 units sounds like a headline, but it’s really a paperwork moment, a spreadsheet moment, and a discipline moment. I’m sharing the deal that pushed my Milwaukee portfolio over the line: six single-family houses, all underwritten with a clear rent roll, a conservative pro forma, and the actual closing statement so you can see what I paid, what I financed, and what I brought to the table. If you’ve ever wanted real estate investing content that shows the numbers instead of selling a dream, this is that. We get into why I like three-bedroom single-family rentals, how tenant-paid utilities keep operating costs simpler, and why “not much room to raise rents” doesn’t automatically mean it’s a bad buy and hold deal. I also walk through my vacancy assumption, the expense buffers I build in on purpose, and the net operating income that makes the property work even when something goes sideways. Then we hit financing and risk: loan terms, payment math, and DSCR explained in plain language, plus a real-world example of paying to bring interest rates down and why that can matter over time. Finally, I break down the closing statement, including credits, fees, cash to close, and how 1031 exchange funds helped structure the purchase as part of a larger portfolio shift. Subscribe, share this with a friend who wants the real numbers, and leave a review, then tell me in the comments what you would verify first on a deal like this.