Catherine BellEmpowering Women to Create Financial Freedom Through Passive Income, Real Estate, and Social Impact

20X Unmade Revenue vs. 2X Made Revenue: The Smartest Bet? #shorts

1 Jul 2026 · 1 min

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In this informal YouTube short, two speakers discuss a real‑estate investment perspective that values projected (unmade) revenue far higher than existing revenue. One speaker cites a “smart dude” who claims he can achieve a 20× return on a deal based solely on projections, whereas he can only achieve a 2× return on a deal with actual revenue. They reference a specific deal that is 100% projection‑based and involves seller financing. The conversation then shifts to cap‑rate dynamics: strong, credit‑worthy tenants such as Lowe’s, Home Depot, CVS, and Walgreens typically command low caps around 5%, while smaller “mom‑and‑pop” owners face much higher caps of 12‑14%. The speakers explain that a higher cap rate reduces the purchase price, urging viewers to calculate the price based on the projected income and the appropriate cap rate.

We heard a guy the other day. Did you— were you paying attention when he said you get more money for revenue that isn't made than you do for revenue that is made?
Actually, he's going to be here any minute.
So we were talking to this really smart dude the other day. He's like, I can 20x something with no revenue before I can 2x something that does have revenue.
Isn't that insane? Off of projections versus reality.
Right. And so on that deal right there, there's— that's 100% projections right there. Seller financing.
See that?
Look at it. At a 5 cap, right? That— who gets a 5 cap? Lowe's, Home Depot, CVS, Walgreens. Those are the people that get 5 caps. When you're, when you're, when you're a mom and pop, no, never done nothing, you're more around a 12 to 14 cap. And you want to know what that is? Go do the math on their, on their proposed block income. And you'll see that you'd say, tell it, make it, make it a 12 cap. And now tell us what the price is. Because remember, when the cap goes up, the price goes down.