UVESTLY

Tardus Money Moves · Track 2

Is this actually a good deal?

Heather Marchant · Uvestly
UVESTLY

Hi, I'm Heather!

Heather Marchant and her family Heather on the Ouray via ferrata
Where I liveDraper, Utah. My husband and our four kids.
What I do for funAdventures. Hiking, biking, and the Ouray via ferrata in July.
How I got into thisAccounting almost had me. Turns out I'd rather sit across from real people and help them change their money than sit alone with a spreadsheet.

And I look at other people's rental deals for a living. I pass on most of them.

UVESTLY

Why I do this

Nobody calls me because they want a house

They call because they want the day when money stops being the thing they think about. The house is just how you get there.

Here is what they say when I ask them why.

Retire Work because they love it, not because they have to Volunteer more Vacation more More time with family and friends Leave a legacy Help elderly parents More time with hobbies Less money stress

That's the part I'm in this for. Everything after this slide is just the work that gets somebody there.

UVESTLY
Scan to join

Phones out

Point your camera at this

or type this in go.uvestly.com/j
UVESTLY

Real estate investing rocks!

Four returns. One investment. And you only have to come up with a fraction of the purchase price. The bank covers the rest.

Note
1 interest payment
Stock
2 price and yield
Rental
4 ways at once

On your phone: which four are they? Two of these belong to something else.

Cash flow0
Loan paydown0
Dividends0
Appreciation0
Compound interest0
Tax treatment0
UVESTLY

One property, four returns

What each one actually is

Return one
Cash flow
What's left after the mortgage, the taxes, the insurance and the manager. The only one you can spend this month.
Return two
Loan paydown
Your tenant retires a little more of your mortgage every month. You don't feel it until the day you sell or refinance.
Return three
Appreciation
The house is worth more later. The slowest of the four, and the one you control least.
Return four
Tax treatment
Depreciation shelters money you actually collected. A loss on paper that you keep in real life.

Most people count the first one and stop.

UVESTLY

My first rental · 506 Suffolk Court, Fayetteville NC · an 80s build

506 Suffolk Court, Fayetteville NC

I've never seen this house. I owned it eight years and never once stood in front of it.

Same houseThenToday
Price$79,900$169,300
Rent$750$1,402
Rate4.75%7.5%
Cash I put in$15,980$33,860
Cash flow a month+$226+$142

It takes twice the cash to collect less every month than I did back then. And this is an 80s house, which is not the same deal as new construction. I sold because a house that age starts breaking, and bought new construction instead.

UVESTLY

You can't plant a tree five years ago

The deals didn't disappear. They moved somewhere you don't live, and they stopped being obvious.

UVESTLY

Let's find out how good you are at this

Five real deals. Buy, or pass?

All five crossed my desk. You get the photo and the numbers, which is all I got. I'm not telling you what I did until the end.

Same money on all five: 20% down, interest only. How I pay for them is its own conversation, and it comes later.

Scan to vote
Scan to vote
UVESTLY

House A

361 Bay Meadows Dr, Aiken, South Carolina
Aiken, South Carolina
4 bed, 2 bath · new construction, 1,672 sq ft
Price$285,400
Rent$2,200
Mortgage, taxes, insurance$1,607
HOA and management$187
Cash flow+$406
Cash in, 20% down$57,080
Cash flow for the year+$4,872

$4,872 a year ÷ $57,080 in = 8.5% ROI. That is the number you compare against everything else you own.

Buy it0%
Pass0%
UVESTLY

House B

6317 Lemongrass Drive, Columbus, Georgia
Columbus, Georgia
3 bed, 2 bath · new construction, 1,410 sq ft
Price$245,360
Rent$1,700
Mortgage, taxes, insurance$1,384
HOA and management$162
Cash flow+$154
Cash in, 20% down$49,072
Cash flow for the year+$1,848

Your turn. Work out the ROI and put it in on your phone.

Buy it0%
Pass0%
UVESTLY

House C

1733 NE 28th St, Renton, Washington
Renton, Washington
3 bed, 2.5 bath · 2,015 sq ft, with a basement apartment
Price$785,000
Rent, both units$4,461
Mortgage, taxes, insurance$3,851
HOA and management$357
Cash flow+$253
Cash in, 20% down$157,000
Cash flow for the year+$3,036

Work out the ROI on your phone. Same as last time, and no help on this one.

Buy it0%
Pass0%
UVESTLY

House D

3308 S 23rd St, Chickasha, Oklahoma
Chickasha, Oklahoma
Duplex, 2 bed each · 1,966 sq ft · finishing October
Price$345,000
Rent, both units$2,550
Other income$204
Mortgage, taxes, insurance$1,851
HOA and management$216
Cash flow+$687

Work out the ROI on your phone. Neither number you need is on this card.

Buy it0%
Pass0%
UVESTLY

House E

19504-19506 Horseshoe Ave, Edmond, Oklahoma
Edmond, Oklahoma
New construction duplex · leased, 3 bed each
Price$565,000
Rent, both units$3,990
Other income$319
Mortgage, taxes, insurance$3,226
HOA and management$369
Cash flow+$714

Last one. Work out the ROI on your phone.

Buy it0%
Pass0%
UVESTLY

Three filters. Every deal

Everything a seller tells you is a claim. These are the three places you check.

Filter 1
The Market
Twenty minutes, and most deals die right here. This part is easy.
Filter 2
The Numbers
A few phone calls. Harder, because you're checking someone else's arithmetic.
Filter 3
The Questions
Days. This is the hard part, and the list is never finished.

Three of your five died, one at each filter. The other two are on my website right now.

UVESTLY
Filter OneEasy

The Market

1Will the law back you up? Tenant stops paying in January. Are you back in by March, or by Christmas?
2Who's hiring within twenty minutes? Not the state. Twenty minutes.
3Can those people afford this rent?
UVESTLY

A town nobody is shouting about

Chickasha, Oklahoma

An industrial park going in by the airport. 320 acres, with its own power.
A new water plant and new retail, both under construction now.
The governor called it the biggest private investment in the town's history. Nobody outside Oklahoma is writing about it.

By the time the press calls a market hot, the window closed.

I own a short-term rental there. It stays full, and the stays run a month or more. That is not tourism, that is crews.

43 miles45 milesOklahoma CityLawtonCHICKASHA

Forty minutes from Oklahoma City, fifty from Lawton. In the hiring radius of both, outside the headlines.

UVESTLY

House A

The best-looking of the three. It failed filter one

361 Bay Meadows Dr, Aiken, South Carolina

361 Bay Meadows Dr, Aiken, SC

The proforma says it in writing: "Rents confirmed with local property manager."
I called four of them. The first three danced around vacancy. The fourth gave me a straight answer.
Aiken is overbuilt. Expect two months to place a tenant.
Two months empty costs about $4,100. That's ten months of that $406.

So I passed. Paper doesn't know how long the last one took to rent.

UVESTLY
Filter TwoHarder

The Numbers

The seller wrote this page. The seller wants to sell it.

Taxes

On the finished house, not the empty lot.

Rent

A signed lease, not a range.

Insurance

Quoted. Never estimated.

Price

Last. Not first.

UVESTLY

A builder I've used for years

"Rents in the $2,050 to $2,150 range."

$2,050 $2,150 $2,050 · what the signed lease says

Nobody signs a range. The lease came in at the bottom of it, and the return on the front page was worked out off the top.

UVESTLY

House B

Brand new, nothing to fix. It failed filter two

6317 Lemongrass Drive, Columbus, Georgia

6317 Lemongrass Dr, Columbus, GA

Rent on the proforma
$1,700

A range built from dollars per square foot. Nobody had rented this house, or one like it.

What 31907 actually rents for
$1,500

Most 3/2s in that zip go $1,100 to $1,500. One of them is 2,002 sq ft at $1,500. Ours is 1,410. Cash flow goes +$154 to −$46.

Even at the top of the range it was a 5.6% cap and 3.8% ROI. It barely worked in the version the seller wrote. And on a different deal, in Texas: a client of mine signed, tried to cancel two days later, and lost $10,000 to one line on page 117: “Seller does not return earnest money under any circumstances for investors or 2nd home purchasers.”

UVESTLY
Filter ThreeHardest

The Questions

Six of mine. Every one of them cost somebody money before I learned to ask it.

On your phone: which one would you never have asked?

Is there an HOA?0
Who mows the lawn?0
Where does anyone park?0
Special assessments coming?0
Can you even rent it out?0
Who manages it today?0
UVESTLY

The rest of them

You voted on six. Here are thirteen

Separate meters? Is there an HOA? Who mows the lawn? Rent ready, or a list to fix? Special assessments coming? When does the lease end? Is the fridge included? Is the yard fenced? Where does anyone park? Is it in a flood zone? Can you even rent it out? Who manages it today? How big is the deposit?

The one nobody thought to ask is the one that costs you.

This is a fraction of the list. Look at your phone, put your email in, and I'll email you the whole thing along with this presentation.
UVESTLY

House C

Two rents, one mortgage. It failed filter three

1733 NE 28th St, Renton, Washington

1733 NE 28th St, Renton, WA

On the page
+$253

Positive from day one.

"Are the utilities on separate meters?"
−$167

One meter. The owner pays water, sewer, gas and electric for both units. About $420 a month.

And that $4,461 was Zillow's guess, not a lease. He owns the rental across the street, and it gets $3,708, under its own estimate. A converted house, so the question was worth asking. On new construction I never ask it.

UVESTLY

Houses D and E

Nothing went wrong. That is the whole story

3308 S 23rd St, Chickasha

3308 S 23rd St, Chickasha, OK · +$687 a month

Market. Chickasha. The town I walked you through in filter one.
Numbers. Nothing is signed until it is built. They market $1,350 a side. I ran it at $1,275.
Questions. No HOA. Appliances and a fenced yard included, and the seller prepays a year of management.
19504-19506 Horseshoe Ave, Edmond

19504–19506 Horseshoe Ave, Edmond, OK · +$714 a month

Market. Oklahoma City metro. Jobs inside twenty minutes, and the law backs you up.
Numbers. Both sides already leased at $3,990. Nothing on that line is estimated.
Questions. New construction, so I never asked about the meters. They are always separate.

Boring is what survives three filters.

UVESTLY

The question everybody is waiting to ask

What does this service cost?

Nothing. The seller pays my commission.
I pre-negotiate everything. Going direct doesn't get you a better price. A builder won't drop it for one buyer and lower every other house on the street.
Even if you never buy. Bring me something you found on your own and I'll walk your numbers with you.

You never write me a check.

UVESTLY

The rest of your team

I negotiate every line

I find the best price on everything without compromising on quality. Every dollar off one of these lines is cash flow.

Financing. Brendan Kolesar.The best rates I have found, and he reads a settlement statement line by line. He is presenting here today.
Insurance. The Uvestly master policy.A pooled rate, and it covers the houses you already own.
Management.I call the manager before you buy, not after, and I negotiate the fee.

If someone has a better price and the same quality, I move.

PropertyManagersLendersInsuranceAccountantsIRACustodians1031ExchangeCostSegregationEntitySpecialistsAttorneysTHE OWNERYOU

Every seat an out-of-state deal needs. I will point you at all of them.

UVESTLY

All four went through all three filters

What I have right now

3308 S 23rd St, Chickasha, OK
Oct 2026
3308 S 23rd St
Chickasha, OK · duplex, 2 bed each
$345,000
$69,000 down · 20%
Cash flow
$687 to $849
Return
12.0 to 14.8%
409 Grove St, Perry, OK
Leased
409 Grove St
Perry, OK · 4 bed, 2 bath
$244,900
$48,980 down · 20%
Cash flow
$537/mo
Return
13.2%
1807 SW Monroe Ave, Lawton, OK
Dec 2026
1807 SW Monroe Ave
Lawton, OK · 2 bed, 2 bath
$162,500
$32,500 down · 20%
Cash flow
$391/mo
Return
14.5%
150 Everest St, Shannon Hills, AR
Oct 2026
150 Everest St
Shannon Hills, AR · 4 bed, 2 bath
$299,000
$59,800 down · 20%
Cash flow
$349 to $456
Return
7.0 to 9.2%

None of these were the flashiest number I saw this month. All four passed. Chickasha is the one I just walked you through.

Anything not finished yet prints its whole rent range, not the top of it.

UVESTLY

If you want me to do this part

This is my process

Same three filters. I just run them before you ever see the house.

Step 1
Tell me your numbers
Step 2
Review the winners
Step 3
Buy, and I stay
Every year we sit down, go through the whole portfolio, and decide what moves next
UVESTLY

One thing to take with you

You don't need
a better deal.
You need a better filter

1 The Market
2 The Numbers
3 The Questions

Now ask me anything. Shout out a deal and we'll run all three on it right now.

Add Heather to your phoneSchedule a free consultation

Questions

Scan to save Heather's contact
Scan it and I'm in your phone.Tap it and I'm in your phone.

No app and no signup. It drops straight into your contacts.

Or book a free consultationuvestly.com/contact

Heather Marchant · Uvestlyheather@uvestly.com  ·  (816) 744-6540  ·  uvestly.com
Powered bycreatearukus.com

Questions

UVESTLY

Not in the running order

If you want it longer

Jerry could do this himself

+3 min

He sold his business and this is what he does now. He tells her he could do it on his own. He's right, and he still buys through her. The answer to "why not go direct" is a person, not an argument.

The whole list, then the three

+3 min

Her real list, all seven: landlord friendly, job growth, cash flow, vacancy, a manager already there, affordability, rent ready. Let it land as too much. Then it collapses into three.

Check my numbers too

+4 min

How to audit any proforma, hers included. Says the thing about other vendors without naming one, and hands them something they can use on her.

The two we walked away from

+3 min

Georgia and South Carolina. Both penciled. It took a lot of calls before one manager finally admitted the market was full, and then the rest agreed.

What I don't check

+2 min

A client asked for the HOA minutes to catch an assessment coming. She doesn't read those. Saying so out loud is what makes the rest of the list believable.

How I pay for them now

+3 min

Interest-only on my own deals, and closing costs negotiated into origination to buy the rate down. Same house, different money, and the cash flow stops being the problem. This is the handoff to Brendan.

Christa’s OK to tell it

Defend it, then kill it

+4 min

One market, two prompts, side by side. Ask AI to make the case for it, then against. Both sound just as sure. Her clients already "deep dive with AI" before they call her.

Pick the market first

Or add none of it and let the questions run. The closing slide is built to sit up for the whole Q&A.

Click or press →