Investment Consulting Services
Data-driven guidance for building wealth through real estate
Goal Setting
Define your investment objectives and timeline
Portfolio Analysis
Evaluate current holdings and opportunities
Financial Modeling
Cash flow projections and ROI analysis
Risk Assessment
Understand and mitigate investment risks
The Numbers That Matter
Key metrics I analyze for every investment opportunity
Cash-on-Cash Return
Target: 8-12%+Annual cash flow divided by total cash invested. Measures actual return on your out-of-pocket investment.
Cap Rate
Marquette avg: 6-9%Net Operating Income divided by purchase price. Measures property yield independent of financing.
DSCR
Target: 1.25-1.5+Debt Service Coverage Ratio. NOI divided by annual debt payments. Lenders often require 1.25+.
GRM
Lower is betterGross Rent Multiplier. Purchase price divided by annual gross rents. Quick screening tool.
The Consulting Process
Discovery Call
Understand your goals, timeline, risk tolerance, and current situation (30-60 min)
Deliverable: No deliverable, just conversation
Strategy Development
Create personalized investment strategy based on your objectives
Deliverable: Written strategy document
Market Analysis
Review current market opportunities matching your criteria
Deliverable: Market report and property list
Property Analysis
Deep-dive financial analysis on specific properties
Deliverable: Full financial model per property
Implementation
Execute strategy through property acquisition and portfolio management
Deliverable: Ongoing support and analysis
Topics We Cover
Who I Work With
New Investors
Learn the fundamentals and avoid common mistakes
Growing Portfolios
Scale strategically with proper analysis
Passive Investors
Evaluate opportunities that match your involvement level
Retirement Planning
Build income-producing assets for the future
Mistakes I Help You Avoid
Using pro forma numbers
Sellers project optimistic rents and low expenses. Always use actual rent rolls and T12 (trailing 12-month) expenses.
Ignoring maintenance reserves
Roofs fail, furnaces die, units need updating. Budget 10-15% of rent for CapEx or face cash flow emergencies.
Underestimating management
Self-management takes 2-5 hours/unit/month. Either budget that time or plan for 8-10% management fees.
Overleveraging
Maximum leverage maximizes risk. Leave margin for vacancies, repairs, and market downturns.
Numbers-Based Approach
Investment decisions should be based on data, not emotion. I help you analyze properties objectively, understand the true costs and returns, and build a portfolio that aligns with your financial goals.
Local Market Expertise
National investment advice doesn't account for UP-specific factors: heating costs, seasonal rental patterns, NMU student demand, tourism trends. I combine solid investment principles with deep local knowledge.
Consulting FAQs
What makes your consulting different from just using an agent?
Agent services focus on transactions. Consulting focuses on strategy: whether you should buy, what to buy, and how it fits your overall financial picture. Sometimes consulting leads to 'don't buy anything right now,' which an agent wouldn't typically say.
How much do consulting services cost?
Initial consultations are complimentary. Ongoing consulting is project-based or hourly depending on scope. If consulting leads to a purchase where I represent you, consulting fees are often credited toward commission.
Do you help with properties outside Marquette County?
My deep expertise is Marquette County and the central UP. For other areas, I can provide general investment consulting and analysis, but recommend partnering with a local expert for specific properties.
What if I already own investment properties?
Portfolio reviews are a core service. I analyze your current holdings, identify optimization opportunities (refinancing, rent increases, value-add improvements), and help plan your next moves.