511 | Memphis vs Jacksonville: Breaking Down Real Rental Property Deal Sheets Artwork

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Rental Income Property investing doesn't need to be as difficult as you think it is. Why do we say this? Studies have shown that most Americans believe real estate is the best tool to accumulate wealth, yet only a minority of them use that tool... simply because it seems too complicated. The Not Your Average Investor show will show you how JWB has made it easy for people like you to invest in rental income properties by showing you the fundamentals that make rental income investments succesfull- cash flow, market dynamics, and (most importantly) people.We're glad you've decided you are NOT average!

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Not Your Average Investor Show

511 | Memphis vs Jacksonville: Breaking Down Real Rental Property Deal Sheets

August 03, 2026 • Gregg Cohen / Pablo Gonzales • Season 2 • Episode 511

0:00 | 1:08:02

It is too easy to fudge a rental property deal sheet, sell the property to an investor, and blame the property manager when the property doesn't perform as expected.

But the person that loses most in that scenario is the investor!

That's why we'll be breaking down real deal sheets in this week's Not Your Average Investor Show!

JWB Co-Founder Gregg Cohen and host Pablo Gonzalez are breaking down a Memphis rental property deal and comparing it with how JWB looks at rental opportunities in Jacksonville.

They’ll walk through the numbers, point out what may or may not be included, and show you why monthly cash flow is only one part of the picture.

You’ll learn:
✅ How to compare rental property deals across two different markets
✅ Why two deal sheets may show expenses differently
✅ Which numbers and assumptions deserve a closer look
✅ How financing and property management can affect the deal
✅ Why the biggest cash flow number does not always tell the whole story

A good deal is not just about the city or the biggest number on the page.

Listen NOW!

Chapters:
00:00 Deal Sheet Showdown
02:04 Resident Testimonial Story
03:51 Why Great PM Matters
07:24 Show Origin and Disclaimers
08:17 Seven Pro Forma Red Flags
13:38 Memphis Deal Sheet Overview
15:00 New Construction Appreciation Trick
18:23 Rent Growth and PM Fee Incentives
24:12 Cash Flow Table and Lease Assumptions
28:14 Renewals vs Turnover Maintenance Reality
31:22 Maintenance Reality Check
32:30 2.5% Assumption Exposed
34:30 Vacancy and Management Fees
36:01 Occupancy and Renewals Matter
37:06 Tax Savings Math Errors
39:11 Property Tax Fact Checking
40:48 Loan Payoff Confusion
43:05 Appreciation and Selling Costs
48:39 Right Sizing the Pro Forma
50:35 Memphis vs Jacksonville Returns
53:22 Equity Harvesting Strategy
56:11 JWB Pro Forma Q&A
01:02:58 Jacksonville Downtown Catalyst
01:05:54 Community Wrap Up

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