Self-Paced Course · 5 Modules · ~30 Minutes
Stop guessing on deals.
Start knowing.
Learn the exact framework used to evaluate every investment property — cap rates, NOI, deal analysis, and the 5-minute filter that screens out bad deals before you ever run a spreadsheet.
Price increases to $147 after 20 students.
Does this sound familiar?
You want to invest. The numbers are what's stopping you.
Most people don't lack ambition. They lack a framework.
You look at listings but can't tell if the numbers actually work
You see the price and the rent, but don't know how to calculate whether the deal actually makes sense at that number.
You hear "cap rate" and "NOI" everywhere but can't use them confidently
The terminology shows up in every listing description and every investor conversation — but it stays just out of reach.
You've hesitated to make an offer because you weren't sure of your analysis
The deal looked interesting. But without a process you trusted, you didn't move — and someone else did.
You want to invest in Knoxville but don't know which properties or corridors make sense right now
You know East Tennessee is a strong market. But knowing a market is good and knowing how to evaluate a deal in it are two different things.
You're afraid of making a six-figure mistake because you didn't know the math
Real estate mistakes are expensive. Most of them come down to one thing: buying without understanding what the numbers were actually saying.
You've tried to learn but the content is either too basic or too complicated
Beginner content covers things you already know. Advanced content assumes knowledge you haven't built yet. There's nothing in the middle.
After Cash Flow Fundamentals
You will walk away able to actually do this.
Not just understand it conceptually. Use it on a real deal this week.
Evaluate any deal using 5 core metrics — cap rate, cash-on-cash, NOI, DSCR, and GRM — explained in plain English with real examples.
Run a complete deal analysis step by step — I walk through a real 8-unit North Knoxville property inside the course with every number shown.
Understand how investment property is actually valued — and why the method most people use is completely wrong for income-producing assets.
Filter bad deals in under 5 minutes before you waste hours running numbers on a property that was never going to work at that price.
Match the right property type to your goals — LTR, BRRRR, STR, multifamily, commercial — with an honest look at risk, capital, and management demands.
Speak the language of investors and lenders with enough fluency to lead the conversation — not just follow it.
What's Inside
Five modules. Everything you need. Nothing you don't.
Each module is approximately 5 minutes. You can finish the entire course in about 30 minutes.
How Investment Property Is Actually Valued
The income approach, NOI, and why comparable sales will get you in trouble
- Why residential and investment property valuation are completely different methods
- The income approach — Value = NOI ÷ Cap Rate — explained with real numbers
- How to calculate NOI from scratch using a real Knoxville 6-unit example
- Forced appreciation: how a $100 rent increase creates $110,000 in property value
- Why this is the lever residential investors don't know exists
The 5 Numbers Every Investor Must Know Cold
Cap rate, cash-on-cash, NOI, DSCR, and GRM — decoded with Knoxville examples
- NOI — always use the T-12, never the seller's pro forma (and why that distinction matters)
- Cap rate — current Knoxville ranges by asset class (5.5–7% multifamily, 6–8% industrial)
- Cash-on-cash return — the metric most investors actually live by, and how to calculate it
- DSCR — the number your lender checks first and what happens if it falls below 1.20
- GRM — the 60-second deal filter you run before anything else
- How all 5 work together as a decision flow
Deal Analysis — Step by Step
A complete walkthrough on a real 8-unit North Knoxville property
- The 10-step process from listing to go/no-go decision
- Why the T-12 showed $94,500 in actual income vs. the listing's claimed $100,800
- Full NOI calculation, cap rate check, lender quote, cash-on-cash, and DSCR
- Identifying negotiation leverage — below-market rents and vacancy risk
- Setting your walk-away number before negotiations start
- Deal verdict: $825K · 8.09% cap · 7.23% cash-on-cash · DSCR 1.32 — all four pass
Property Type Selection
Matching asset types to your capital, timeline, and risk tolerance
- Long-term rentals — the 1% rule, Knoxville sweet spots, best for first-time investors
- BRRRR — how it works, the 70–75% ARV golden rule, and where it breaks down
- Short-term rentals — Smoky Mountain market profile, expense ratios, the 2x revenue test
- Multifamily 5+ — when to make the commercial jump, value-add in the 8–20 unit range
- Industrial and flex — why the I-75 corridor is worth watching right now
- A simple framework for choosing your path based on where you actually are
The Universal Sniff Test
5 questions to ask before any spreadsheet — and how to build your personal buy box
- Is there enough margin for error? (If everything must go perfectly — it's a bad deal.)
- Is the debt survivable? (Stress test at current rates and rates 1% higher.)
- Can this asset survive a recession? (The scenarios most investors never run.)
- Are there multiple exit strategies? (Optionality is worth paying for.)
- Am I buying operations or speculation? (The most important distinction in investing.)
- How to write your personal buy box — and why it protects you from deal fever
Deal Analysis Worksheet — Pre-Built with All 5 Formulas
Six-tab workbook covering NOI, cap rate, cash-on-cash, DSCR, GRM, and a multi-deal comparison table. Enter the numbers — it does the math. Yours to keep and use on every deal you analyze.
Your Instructor
Katelyn Bethmann
Commercial & Investment Real Estate Agent · Knoxville, Tennessee
Before real estate, I spent over a decade in operations and project management in manufacturing and logistics — managing multimillion-dollar contracts, running teams, and solving problems most people didn't see coming. In one project, I saved a company over half a million dollars. Then got furloughed.
That moment made something clear: I had spent years building the exact skills commercial real estate demands — contract analysis, deal evaluation, budget management, systems thinking. I just needed to use them for people who actually valued the work.
I'm not a salesperson who learned some real estate terms. I'm an operations professional who applied a decade of analytical experience to this market — and built this course so you don't have to learn deal analysis the expensive way.
Enroll Today
Simple pricing. Lifetime access.
One payment. No subscription. Use it on every deal you ever analyze.
Cash Flow Fundamentals
Complete course · instant access · all future updates included
- Welcome module + 5 core video modules (~30 min total)
- Full deal analysis walkthrough on a real Knoxville 8-unit property
- Knoxville & East Tennessee market data throughout
- Deal Analysis Worksheet — 6 tabs, all formulas pre-built
- Lifetime access — including all future course updates
- Strategy call booking link included in the course
Secure checkout · Immediate course access · Price increases after 20 students
Questions
Common questions answered.
The next deal you look at, you'll know the numbers.
30 minutes. Real Knoxville market data. The exact framework — not a watered-down overview.
Get Instant Access — $97Intro pricing for the first 20 students · Instant access