In this presentation, Steve D. Valentine showcases a 1,600‑sq‑ft corner‑lot single‑family home that has no homeowners association and includes RV parking, making it a flexible “blank slate” for co‑living, group‑home, or sober‑living arrangements. He outlines two primary investment pathways: (1) building an 800‑sq‑ft, 2‑bed/2‑bath accessory dwelling unit (ADU) in the backyard, which could generate $1,500‑$1,600 in monthly rent, or (2) undertaking a full renovation that adds two more bathrooms, converts the garage, and expands the house to a 6‑bedroom, 4‑bathroom layout capable of producing $3,500‑$5,000 in monthly rent. Valentine estimates the purchase price at $360,000 and, with renovations, a total investment under $500,000, yielding $4,000‑$5,000 in rent and positive cash flow even with a 20% down payment and a 6‑7% non‑owner‑occupied loan. He emphasizes that refinancing later can improve cash flow further. Throughout, he positions the Real Estate Investment Group (RIG) – powered by Real Broker and his 30‑year family real‑estate background (27‑year license, >1,000 home flips) – as the partner to execute these strategies, offering expertise to navigate off‑market deals, financing, and renovation execution.
Chapters
This house, because it has no HOA and it has RV parking, it has a blank slate for a backyard. It works perfect in the co-living, group home, sober living spaces. Anywhere where there's co-occupants because of the space. So here we got space. The house is 1,600 square feet, which means that you could put an 800 square foot, 2-bedroom, 2-bath ADU. Great part is the corner lot. So you have access to the backyard, which we can show you. Where? You could have another $1,500 to $1,600 rental in the backyard. And again, depending— there's tiny homes, there's all kinds of options for less than $100 grand to put out there. Then you come in here, you have multiple living spaces. So, in the summer living spaces, they need bigger rooms for things. So, you could convert this into a couple of rooms, the old garage easily. And then you have 3 bedrooms back here. You could do an ADU out back. And you have a decent kitchen. So, still needs Yeah. So, it needs to be renovated and brought up to date. But when you're doing this in this type of space, again, because you have this big space and this big laundry room, you could easily add 2 more bathrooms to this house and have a 6-bedroom, 4-bathroom house that would probably bring somewhere in the $3,500 to $5,000 a month depending on the operator. And this is a great house. So, think about it. If you did an ADU, you paid $360,000 for it. You did the renovation. You'd be into this all in under $500,000 for about a 4 to 5 $1,000 a month rent depending on who your tenant is. Great return on investment in this particular single-family because even if you're putting 20% down and having to do a loan at 6 or 7% non-owner occupied, this would still cash flow and it would even cash flow more as rates come down. You can refinance. So, these are the 2 options that I really see for this property. And if you're looking for strategic options on what you want to do next even with the home that you own or you're looking to get into Something like this. I know so many people like, hey, I'm looking for something off-market or a project. It's a great idea but they're not sure how to execute it. We know how to execute those things right here at the RIG, the Real Estate Investment Group fueled by Real Broker. It's also fueled by 30 years of experiential wisdom in real estate. So, not only have I been a real estate agent for 27 years having a license but I was born into it. My parents were both realtors when I was born. I've had a realtor insignia attached to me since I was born. And we breathe it. Literally. It from working with investors to working in the foreclosure market to me personally owning and flipping more than 1,000 homes and maintaining a pretty sizable portfolio. That's a lot of experiential wisdom for you to show you your blind spots and know exactly where to take you based on your goals and dreams.
