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. Pick a city and the price, rent, property-tax rate, insurance, and appreciation all load from live local data - then see cap rate, cash-on-cash, cash flow, DSCR, and how your deal stacks up against the median rental in that city.
Acquisition
Plano effective property tax: 1.71%
Finance the purchase with a down payment and a mortgage.
Pre-fills from city median; use your actual contract price
Operations
Pre-fills from city median; verify with comps
Pre-fills from city effective rate
Pre-fills at ~0.9%/yr of value - DFW is a hail market
Plano: ~6.0%/yr over the last 10 years (pre-filled). Currently down 5.1% year-over-year.
Pre-fills from the selected city. Drives the hold projection.
How long you plan to keep it, for the projection below.
Monthly cash flow
-$1,679
above $0
Cash-on-cash
-14.70%
6% or better
Cap rate (after reserves)
2.20%
5% or better
DSCR
0.74
1.20 or better
Plano rental market
City guide →The median-value home at median rent, under your financing and reserve assumptions. It runs thin in pricier suburbs - those are appreciation plays; cash-flow deals live below the median or in value markets.
Single-family rents in Plano are up about 2.5% year-over-year. Plano is down 5.1% year-over-year right now.
Your property is priced right around the Plano median value, and its cap rate is in line with the median deal here (~2.20%).
Cash flow sensitivity (per month)
| RentRate | 6.30% | 7.30% | 8.30% |
|---|---|---|---|
| $2,550 | -$1,574 | -$1,827 | -$2,091 |
| $2,750 | -$1,426 | -$1,679 | -$1,943 |
| $2,950 | -$1,278 | -$1,531 | -$1,795 |
5-year hold projection
| Year | Rent/mo | Cash flow/yr | Cumulative | Equity |
|---|---|---|---|---|
| 1 | $2,750 | -$20,152 | -$20,152 | $130,549 |
| 2 | $2,819 | -$20,336 | -$40,488 | $164,929 |
| 3 | $2,889 | -$20,553 | -$61,041 | $201,434 |
| 4 | $2,961 | -$20,805 | -$81,846 | $240,193 |
| 5 | $3,035 | -$21,095 | -$102,941 | $281,349 |
Rent grows at 2.5%/yr and value at 6.0%/yr. Maintenance, management, capex and vacancy scale with rent; property tax scales with value, which is why cash flow grows more slowly than rent in Texas. Equity is value minus loan balance, before selling costs.
Capital required
Monthly P&L
Total return, year 1
Quick screens
Note:
The 4-7% cap rates investors target are deals they select - below-median homes, value-add, or lower-cost cities - not the median-value house at median rent, which rarely cash-flows in North Texas’s pricier suburbs once property tax, insurance and reserves are all charged. Effective tax rates here run from about 1.7% in the Collin County suburbs to about 2.5% in Dallas County, and financing shown uses July 2026 investor-rate benchmarks. Mali helps you find the deals that actually pencil and stress-test them 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
Finance the acquisition with a down payment and a mortgage that the refinance pays off.
Garland effective property tax: 2.39%
Rehab
Months before a lender will refi against ARV instead of cost basis (usually 6-12).
Refinance
Rent
Share of the year the unit is empty. 5% is about 2.5 weeks of turnover.
Applied to ARV. Pre-fills from the selected city; 2025 effective rates run ~1.7-2.5%.
Recalculates from ARV and rent when you change either. Type over it to use your own number. The DSCR below always prices insurance off ARV rather than reading it back out of an override, since this line has no breakdown.
Charged separately from opex because a lender counts HOA dues inside PITIA when they size the refi, and reserves are not.
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
above $0
All-in / ARV
77.0%
75% or under
Cash flow / mo
-$601
above $0
Cash-on-cash
-8.5%
8% or better
Stabilized cap rate
2.63%
5% or better
DSCR at refi
1.01
1.20 or better
DSCR of 1.01 is under the 1.20 most cash-out investor lenders require. Even if the deal cash-flows, the refinance may not fund at this LTV - expect a smaller loan, and so more cash left in.
Cash left in deal: sensitivity
| Rehab ΔARV Δ | -$20k | Target | +$20k |
|---|---|---|---|
| +$10k over | $87,450cash left in | $87,450cash left in | $87,450cash left in |
| On budget | $84,950cash left in | $84,950cash left in | $84,950cash left in |
| $10k under | $82,450cash left in | $82,450cash left in | $82,450cash left in |
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.