FOR ASPIRING & EARLY-STAGE INVESTORS IN EAST TENNESSEE
Stop Watching Other Investors Buy the Deals You Hesitated On.
A repeatable 5-metric framework for knowing — not guessing — whether a deal is worth your money. Built around real property, real numbers, real market. Run a complete deal analysis in under 30 minutes, starting this week.
Join the Cash Flow Fundamental Course
Lifetime Access
Real market numbers throughout
Instant lifetime access
Deal analysis worksheet included
$147
One-time
Price increases to $197 in 10 days!
5
Core modules · all self-paced
30min
Finish it on a lunch break
6.42%
Knoxville commercial cap rate right now
You've seen the listing. The numbers looked promising. You opened a spreadsheet, started running the math, second-guessed yourself — and a week later, someone else closed on it.
That's not a motivation problem. You clearly have the ambition — you're looking at deals. It's not even a market problem. It's that you don't yet have a process you trust enough to act on.
Cash Flow Fundamentals gives you that process — a repeatable framework for knowing, not guessing, whether a deal is actually worth your money. Five metrics. One framework. Built around a real Knoxville property with real numbers — not a hypothetical from a market that looks nothing like yours.
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.
W
Welcome + Course Overview
Who I am, why I built this, and how to get the most out of each module
~3 min
01 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
02 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
03 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
04 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
05 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.
Licensed Tennessee Real Estate Agent — Commercial & Investment focus
MBA · University of Tennessee · Supply Chain focus
Lean Six Sigma Black Belt
10+ years operations & project management — manufacturing & logistics
Active investor and commercial agent across Knox, Blount, Sevier, Loudon, and Anderson counties
HERE'S EVERYTHING YOU'RE GETTING
More than a course.
Cash Flow Fundamentals Course
$197 value
Welcome + 5 modules. How property is valued, the 5 core metrics, a real Knoxville 8-unit deal analyzed start to finish, property type selection, and the Universal Sniff Test.
Deal Analysis Worksheet
$97 value
6-tab workbook, every formula pre-built. Full Deal Analyzer, NOI Calculator, Cap Rate & Valuation, Cash-on-Cash & DSCR, GRM Quick Filter, and your personal Buy Box.
Strategy Call Access
$150 value
A second set of eyes on a specific deal you're evaluating. Bring your numbers — we walk through them together.
Lifetime Access + Future Updates
Priceless
As the East Tennessee market evolves, so does the course. You're locked in at today's price for everything that comes next.
Total Value
$444+
YOUR PRICE TODAY
$444+ in value. $147 today.
One payment. No subscription. Use it on every deal you ever analyze.
Cash Flow Fundamentals
Complete course · instant access · all future updates included
$444+ total value
$147
One-time payment · Intro pricing for the first 20 students
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 to $197 after the first 20 students
You're evaluating six-figure assets. The framework to do it right costs less than a night out.
QUESTIONS
Common questions answered.
Do I need any real estate experience to take this course?
No. Cash Flow Fundamentals is built for anyone who wants to analyze investment deals — whether you're looking at your first property or you've owned rentals for years but never had a formal framework. The course assumes no prior knowledge of real estate math, only that you're serious about getting it right.
Is this specific to Knoxville, or can I apply it in other markets?
The framework is universal — NOI, cap rate, DSCR, and cash-on-cash work the same way in every market. The numbers and examples used throughout the course are specific to Knoxville and East Tennessee, so if you're investing here, you'll have current local context alongside the methodology. If you're investing elsewhere, the framework applies directly — just substitute your market's cap rate ranges.
How long does the course take?
Each module is approximately 5 minutes, so the full course runs about 30 minutes. You can finish it in one lunch break or split it across a few days. It's entirely self-paced — start and stop whenever you need to.
What's included with the Deal Analysis Worksheet?
The worksheet is a six-tab Excel/Google Sheets workbook. Tab 1 is a full deal analyzer — enter the numbers for any property and it calculates all 5 metrics automatically. Tabs 2–5 are individual calculators for each metric (NOI, cap rate, cash-on-cash & DSCR, GRM). Tab 6 is a personal buy box template. All formulas are pre-built. You enter the inputs; it does the math.
I already own rental properties. Is this too basic for me?
It depends on your current framework. If you're making purchase decisions based on the 1% rule alone, or if you've never run a DSCR calculation or used a formal sniff test, then no — this course will change how you evaluate deals. If you're already comfortable with all 5 metrics and use them consistently on every deal you analyze, then this course is review. If you're uncertain either way, start with Module 2 and see where the gaps are.
What happens after I buy?
You'll receive an email immediately with your login link and access to the course platform. All modules, the deal analysis worksheet, and the strategy call booking link are available from day one. There are no drip schedules or waiting periods — everything unlocks at purchase.