Cash Flow & Coffee Breaks

✍🏾 Hello neighbor,

Welcome to The Deed Sheet, where finding a cash-flowing property in Charlotte is more exciting than a Panthers’ touchdown (and slightly less painful than the parking).

Market’s cooling a touch, Belmont is starting to regain some traction, one sneaky good duplex, and why your lender doesn’t need your whole life story.

MARKET PULSE

• Median home price (Meck County): $442K (flat vs. last month)

• Inventory: 3.7 months → still tight, but loosening (was 3.4 in June)

• Rents: Up 3% YoY in University City, biggest gainer in the city.

• Investor takeaway: Renters are pushing north, buyers still fighting in the $380K–$450K sweet spot.

NEIGHBORHOOD WATCH

Belmont used to be the forgotten cousin between NoDa and Plaza Midwood. Not anymore.

• Average home sale: $428K (still below city median)

• Rental growth: +5% over last year

• Why it matters: Investors priced out of NoDa are sliding into Belmont, chasing appreciation + rental demand. Bonus: walkable breweries = tenant magnets.

Signal: Still affordable with strong upside.
Noise: Don’t get fooled by the hype, Belmont flips need real rehab budgets.

THE PLAYBOOK

How to Talk to Lenders Without Sounding Clueless

Rule #1: Don’t just ask “What’s your rate?”
Lenders hear that 1,000 times a week. Try:

• “What’s your investor product lineup?” → Shows you know loans aren’t one-size-fits-all.

• “Do you offer DSCR loans?” → Power move for rental buyers; they focus on property income, not your W-2.

• “How fast can you close on a small multifamily?” → Speed = leverage in bidding wars.

Why it works: Confidence + specificity = instant respect.

Rule #2: Know your LTV & cash flow before you ask.
Instead of “Can I get a loan?” try:

• “I’m looking at a 75% LTV. What’s my rate and fees?”

• “Property cash flow is $800/month. Can we structure this as interest-only?”

Why it works: Lenders love borrowers who speak their language. Numbers over hand-waving.

Rule #3: Ask about flexibility, not just programs.
Instead of “Do you have a loan for this?” ask:

• “Can I get a 30-year term with 6 months interest-only?”

• “Do you allow multiple properties on one application?”

Why it works: Shows strategy-minded thinking. You’re not just filling forms, you’re planning growth.

Rule #4: Use context to build leverage.
Instead of “Can you approve me?” try:

• “I’m closing on a $500k duplex in 30 days. What’s your fastest approval path?”

• “I’m pre-approved elsewhere. Can you beat that speed or terms?”

Why it works: Lenders respond to urgency and clarity. Being specific gives you negotiating power.

Bottom line: Ask smart, show numbers, and speak like an investor. You’ll go from newbie to someone they want to work with, fast.

DEAL OF THE WEEK

📍 Single Family in Idle Wild South

• Location: 28212 (10 minutes from Uptown)

• List Price: $380,000

• 1 unit, each 4 bed / 2 bath

• Rent Potential: $2,400/unit → $2,700 total

• Est. PITI + Mgmt: $2,015/mo (on 10/1 ARM)

• Cash Flow: ~$500/mo (7.5% cap rate)

Investor angle: Low maintenance, no HOA, rental-ready lower level, and prime location near Uptown → cash flow today, appreciation tomorrow.

SIGNAL X NOISE

• Noise: “Charlotte’s in a bubble!” (heard it on CNBC again 🙄).

• Signal: Mortgage applications here are up 8% YoY, even with high rates. Local buyers still step in whenever inventory ticks up. Charlotte’s demand drivers (jobs, migration, universities) haven’t slowed.

QUICK SIP

You don’t need to be an insider to start investing here; you just need to read like one. Charlotte’s story is playing out one neighborhood, one duplex, and one good lender convo at a time. Stay caffeinated, stay curious, and we’ll keep dropping the signal.

Until next week,

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