Deals hiding in plain sight

This week’s theme is simple: sometimes the best real estate deals don’t come from 2 a.m. Zillow rabbit holes, they come when you’re dodging potholes on Albemarle Road.

The “Drive-By Deal” is proof that investing doesn’t have to be overcomplicated, overleveraged, or oversold by some guy in a Lamborghini rental. It’s gas money, curiosity, and a notebook (preferably without traffic tickets).

This issue is about keeping it real: spotting opportunities in plain sight, running the numbers on a very doable duplex, and remembering that your first deal isn’t about becoming a mogul, but about proving you can actually pull the trigger.

So buckle up, but maybe keep one hand on the wheel.

THE PLAYBOOK

The “Drive-By Deal” Strategy

Sometimes the best deals don’t show up on Zillow at midnight while you’re doomscrolling. They show up when you’re driving home from Target.

Here’s the play:

• Pick a neighborhood you like (ideally where you’d actually live or invest).

• Look for signs of distress → overgrown lawns, boarded-up windows, piled-up mail, sagging gutters.

• Jot down the address. (Notes app works fine. Bonus points if you don’t rear-end anyone while doing this.)

• Look up the owner’s info on the Mecklenburg County property records (free).

• Send a friendly letter saying: “Hey, if you ever want to sell, I’m interested.”

Why it works:

• Tired landlords and heirs often don’t list these properties on MLS.

• You’re fishing in a pond with fewer competitors.

• It costs you gas + a notebook. (Cheaper than a $997 wholesaling course.)

Simple, beginner-friendly, and it works in Charlotte and every other market.

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DEED OF THE WEEK

📍 Duplex in Oakdale

Address: 7903 Impala Lane, Charlotte, NC 28216
Property Type: Duplex (2 units, side-by-side)
List Price: $480,000

Numbers (rough & ready):

• Down Payment (20%): $96,000

• Loan (80%): $384,000

• Estimated Mortgage (30-yr @ 6.5%): ~$2,427/mo

• Rent Potential: $1,600 per unit → $3,200 total

• Other Expenses (taxes, insurance, misc.): ~$350/mo

Cash Flow: $3,200 - ($2,427 + $350) = +$423/mo

Why it’s solid for beginners:

• Duplex = house hacking potential. Live in one unit, rent the other.

• Easier financing than a 4-unit.

• Affordable entry point compared to South End condos.

• Even if rents dip, you’ve got a cushion.

Red Flag to Check: Verify condition. Older duplexes sometimes come with surprise plumbing (aka the kind of repairs that make you Google “how much is a kidney worth?”).

THE ANCHOR

Don’t Chase 10 Doors Too Soon

A lot of new investors scroll Instagram and think, “If I don’t own 50 doors by 30, I’m failing.” Relax. Owning one cash-flowing duplex beats owning zero manifested skyscrapers.

The market rewards people who play the long game:

• Start small.

• Learn how tenants, lenders, and roofs actually work.

• Build confidence before you scale.

Your first deal isn’t about getting rich; it’s about proving to yourself: “I can do this.”

So don’t chase 10 doors right away. Chase the first one that makes sense. Then repeat.

Until next week,

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