Real Estate Math Made Simple
Professional investment tools and strategic guides for duplex, triplex, and fourplex operators. Analyze deals in seconds.
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Professional Analysis in Seconds
Real-time calculators built on the same financial math used by lenders, appraisers, and professional investors.
First-Time Homebuyer & House-Hacking Mortgage Calculator
Calculate full PITI with FHA MIP, conventional PMI drop-off, VA funding fee, upfront cash needed, and net out-of-pocket cost after rental offset.
2-4 Unit Small Multifamily Cash Flow & NOI Calculator
Unit-by-unit rent inputs compute Gross Scheduled Income, EGI, NOI, Cap Rate, Cash-on-Cash Return, and monthly free cash flow.
DSCR Loan Estimator
Instantly see whether a property qualifies for a DSCR investor loan: ratio, approval tier, and what rent you need to hit 1.25.
House Hacking vs. Renting vs. Single-Family Comparison
Project 5-year net worth across three paths: house hacking a duplex, buying a single-family, or continuing to rent and invest.
In-Depth Strategic Guides
23 comprehensive guides covering financing, deal analysis, legal structures, and operations.
First-Time Homebuyer & Financing
Low down payment loans, FHA vs. conventional comparisons, mortgage insurance, closing costs, and how to use rental income to qualify for a 2-4 unit home.
Browse ArticlesDeal Analysis & Real Estate Metrics
NOI, cap rate, cash-on-cash return, the 1% and 50% rules, CapEx budgeting, and how to read rent rolls and T-12 statements before you buy.
Browse ArticlesInvestor Loans & Advanced Financing
DSCR loans, portfolio loans, seller financing, cash-out refinancing, and current FHA and conforming loan limits for 2-4 unit properties.
Browse ArticlesOperations, Legal & Tax Tech
Utility billing (RUBS), property management software, depreciation schedules, landlord insurance, and cost segregation for small multifamily owners.
Browse ArticlesLatest Investment Insights
Fresh perspectives on real estate investment strategies and best practices.
Refinancing a Small Multi-Family: Cash-Out vs. Rate-and-Term Strategy
When to refinance a duplex or fourplex: rate-and-term vs. cash-out math, break-even calculations, LTV limits, and a worked example showing the true cost of each option.
Mar 19, 2026
7 min read
1031 Exchange Rules and Deadlines for Upgrading from a Duplex to a Fourplex
The complete 1031 exchange process for small multifamily investors: 45-day identification, 180-day closing, the 200% and 3-property rules, boot, and a worked duplex-to-fourplex upgrade.
Mar 16, 2026
9 min read
How Cost Segregation Studies Accelerate Tax Savings on Duplexes and Fourplexes
Cost segregation explained for small multifamily: how building components get reclassified into 5, 7, and 15-year property, what studies cost, and when the math works under $1M.
Mar 13, 2026
8 min read
Schedule E Tax Deductions Every Multi-Family Owner Needs to Track
The complete Schedule E deduction checklist for duplex and fourplex owners: every deductible expense line, what documentation to keep, and the deductions landlords most often miss.
Mar 10, 2026
8 min read
Capital Improvements vs. Routine Repairs: IRS Classification for Rental Properties
The IRS repair vs. improvement distinction for landlords: the betterment test, safe harbor elections, de minimis rules, and how misclassification costs you money.
Mar 7, 2026
7 min read
The 27.5-Year Residential Depreciation Schedule Explained (With Schedule E Examples)
How the 27.5-year straight-line depreciation of rental property works: basis allocation, mid-month convention, worked duplex examples, and recapture basics.
Mar 4, 2026
8 min read
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