Most investors look at a glossy pro forma, see double-digit returns, and think they’ve found a “cash cow.”
 We’ve underwritten more than a hundred real estate deals - and the truth is, 80-90% collapse the moment you stress-test the numbers.

In this episode, we break down:

• Why every pro forma you see is biased (and how to decode it).
• How to triangulate rents, occupancy, and expenses so you’re not gambling with assumptions.
• The truth about Section 8 “guaranteed income” - and why max approved rent ≠ market reality.
• The short-term rental loophole hype: when it’s a strategy, and when it’s just a tax tail wagging the dog.
• The single investor takeaway: good investing isn’t about chasing hype, it’s about protecting downside.

If you’re a busy professional who wants real estate to create freedom (not headaches), this episode is for you.