If you buy investment property, the deal is only as good as the numbers under it. I help investors in the Oklahoma City metro find property, run those numbers, and price the insurance before they make an offer.
I am a broker associate with Clear Source Realty. I am also a licensed property and casualty insurance broker at OKC Insurance Brokers. That second license is the reason investors call me.
Who I help
- Buy and hold rentals. Single family homes and duplexes you plan to rent for years.
- Small multifamily. Triplexes, fourplexes and small apartment buildings. See my notes on duplex investing.
- Fix and flip. Buying a house that needs work, fixing it and selling it. Vacant property needs its own insurance, and I check that early.
- Commercial and land. Retail, small commercial buildings and land in the metro.
- Out-of-state buyers. You cannot drive over on a Saturday, so I do more of the legwork. My out-of-state buyer guide covers the basics.
What I do for investors
I do four things, and they all happen before you are under contract.
1. Run the numbers on the deal
I take a listing and work out what it would really do for you. Three ideas matter most:
- Rent. What similar units are actually renting for now, not what the listing hopes for.
- Cap rate. The yearly net operating income divided by the price. Net operating income is rent minus the cost of running the property, before the loan payment.
- Cash flow. What is left each month after rent is collected and the vacancy, taxes, insurance, repairs, management and loan payment come out.
I explain each one in plain words and show you where a listing's math is thin. I do not promise returns, because nobody can.
2. Price the insurance first
Most agents leave insurance until after the offer is accepted. By then you are committed. I price landlord or commercial coverage on the exact address before you offer, then build the quote into your cash flow. An older roof or a hail-damage history can change the answer. If you want to see what I cover, here is my landlord insurance page at OKC Insurance Brokers.
3. List and sell investment property
When it is time to sell, I list rentals, small multifamily and commercial property. I help you lay out the leases, rent roll and expenses so a buyer can run their own numbers without guessing. If you are thinking about a sale, my home value page is a good first step.
4. Explain 1031 timing
A 1031 exchange lets an investor defer tax by rolling a sale into another property. The deadlines are short and strict. I explain how they affect when you list and when you shop. I do not give tax advice. A CPA and a qualified intermediary should be in the conversation before you list, not after.
Where I work
I work across the Oklahoma City metro:
- Oklahoma City
- Edmond
- Yukon
- Mustang
- Piedmont
- Deer Creek
Rent, taxes and insurance costs vary from one address to the next, so I run each property on its own facts instead of quoting you a metro average.
How I work with investors
- You send me a listing or an address. It can be a link, a screenshot or a street address.
- I pull the basics. Rent comparisons, taxes, the age of the roof and systems, and anything about the property that could raise your costs.
- I run the numbers. Rent, cap rate and cash flow, with the assumptions written out so you can change them.
- I price the insurance. Landlord or commercial coverage on that address, so the premium is in the math.
- We decide whether to offer. If the deal does not work, I tell you and we move on. That saves you money too.
- I write and negotiate the offer. Then we handle inspection, financing deadlines and closing.
- After closing, I can help you place the insurance and, when the time comes, list the property.
Investor topics I am writing up
These are the investor guides on the way. Each one goes deeper on one part of the process.
- How to run the numbers on an OKC rental before you offer
- Landlord insurance and LLC ownership for OKC rentals
- Out-of-state investor guide to Oklahoma City
- Buying a fixer or flip in OKC: rehab budget, vacant property insurance and timeline
- 1031 exchange basics for Oklahoma investors
- Duplex and fourplex investing, including house hacking
- Selling a rental property with tenants in place
About me as your investor broker
My Zillow profile shows 39 past sales. I run a one on one practice, so the person you talk to first is the person who handles your deal.
Frequently asked questions
Do you work with out-of-state investors?
Yes. Many of the questions are the same as for a local buyer, but you cannot walk the property yourself, so I lean on photos, inspection reports, a property manager conversation and the insurance quote before you commit. I can run that process with you by phone and email.
Can you tell me what a rental will cost to insure before I make an offer?
Yes. I am also a licensed property and casualty broker at OKC Insurance Brokers, so I can price landlord or commercial coverage on the specific address before you offer. Roof age, hail history and construction type can change the premium, and that changes your cash flow.
What is a cap rate, and should I buy on it alone?
A cap rate is a property's yearly net operating income divided by its price. It is a quick way to compare similar properties, but it ignores your loan, your plans for the building and the condition of the roof and systems. Use it to compare, then check cash flow and condition before you decide.
Do you help with a 1031 exchange?
I can explain how the timing works and how it affects when you list and when you shop. A 1031 exchange has short, strict deadlines, so I will point you to a CPA and a qualified intermediary before you list. I do not give tax advice.
Do you list and sell investment property too?
Yes. I list and sell rentals, small multifamily and commercial property. If tenants are in place, I help you present the leases and rent roll clearly so buyers can run their own numbers.
Which parts of the metro do you cover?
Oklahoma City, Edmond, Yukon, Mustang, Piedmont and Deer Creek. If you are looking somewhere else in central Oklahoma, send the listing and I will tell you plainly whether I am the right person for it.
Send me the address
Send me the address or the listing and I will run the numbers and price the insurance. There is no cost to ask, and you will know more about the deal before you spend anything.