Confidently build your real estate portfolio
Why invest with Mali Gariani?
Local boots on the ground, rigorous analysis, and a vetted vendor network give investors a clear path from strategy to closing to stabilized operations.
Deal Sourcing & Underwriting
Curated MLS and off-market opportunities with quick underwriting support-rent comps, ARV ranges, and estimated returns.
Value-Add Expertise
Guidance on renovations that actually move rents and resale value, plus vetted contractors and PM partners to execute.
Risk Mitigation
Detailed due diligence checklists covering inspections, insurance, HOA/lease restrictions, and short-term rental compliance.
Investors at Every Stage
Support for first-time investors to portfolio owners-BRRRR, 1031 exchanges, house hacking, and cash-flow strategies.
Your investment journey in 4 steps
A streamlined process to align on returns, secure the right property, and set up operations for cash flow and long-term value.
Strategy & Criteria
Define markets, budget, risk tolerance, and return targets. Review rent comps, zoning/STR rules, and exit timelines to build your buy box.
Deal Sourcing & Analysis
Receive curated properties with projected cash-on-cash, rent estimates, ARV, and renovation scope. Tour in-person or virtually with Mali on site.
Offer, Inspect, Underwrite
Craft competitive offers, negotiate repairs/credits, coordinate inspections, insurance quotes, and PM bids to dial in your numbers.
Close & Stabilize
Smooth closing coordination, leasing launch, or short-term rental setup. Introductions to PM partners and contractors keep your timeline on track.
Request tailored investment deals
Share your goals and criteria to receive properties that match your return targets. Mali responds quickly with curated opportunities, underwriting support, and on-the-ground guidance.
Rental Property Analyzer
Underwrite a North Texas long-term rental in seconds. See cap rate, cash-on-cash return, monthly cash flow, DSCR, and stress-test against rent and rate swings.
Acquisition
Plano effective property tax: 2.18%
Operations
Pre-fills from city median; verify with comps
North Texas has averaged ~3-4%/yr long term
Monthly cash flow
-$1,027
Cash-on-cash
-10.90%
Cap rate
3.21%
DSCR
0.52
Cash flow sensitivity (per month)
| RentRate | 6.25% | 7.25% | 8.25% |
|---|---|---|---|
| $2,550 | -$966 | -$1,175 | -$1,392 |
| $2,750 | -$818 | -$1,027 | -$1,244 |
| $2,950 | -$670 | -$879 | -$1,096 |
Capital required
Monthly P&L
Total return, year 1
Quick screens
Note:
Most North Texas SFR rentals underwrite to 4-7% cap rate today; financed cash-on-cash of 5%+ is healthy in this rate environment. Mali helps you stress-test deals against rent comps and HOA rules before you offer.
BRRRR Analyzer
Buy, Rehab, Rent, Refinance, Repeat. Underwrite the full cycle to see capital recycled, post-refi cash flow, and whether you hit the classic 75% all-in basis target.
Buy
Rehab
Months before a lender will refi against ARV instead of cost basis (usually 6-12).
Refinance
Rent
Applied to ARV. North Texas effective rates run ~2.0-2.7%.
Cash left in deal after refi
$84,950
Capital trapped. Improve ARV or rehab efficiency to pull more out.
Holding period (4 mo) is under your 6-mo seasoning window, so this refi is sized on cost basis, not ARV. Most lenders won't lend against appraised ARV until the property is seasoned.
Equity created
$82,800
All-in / ARV
77.0%
Cash flow / mo
-$394
Cash-on-cash
-5.6%
Cash left in deal: sensitivity
| Rehab ΔARV Δ | -$20k | Target | +$20k |
|---|---|---|---|
| +$10k over | $87,450 | $87,450 | $87,450 |
| On budget | $84,950 | $84,950 | $84,950 |
| $10k under | $82,450 | $82,450 | $82,450 |
Capital flow
Stabilized monthly
Note:
The classic BRRRR rule of thumb is to keep all-in basis ≤ 75% of ARV so a 75% LTV refi pulls all your capital back out. Mali helps source distressed and value-add deals across east Plano, Garland, Mesquite, and Princeton that fit this model.
Go deeper on the DFW investor playbook
Compare submarkets, review rent comps, and see example pro formas for long-term, mid-term, and STR strategies across Plano, Frisco, McKinney, and more.