---
title: 'Buy Deals Like This'
source: 'https://youtube.com/watch?v=Ynjs5QWuEfM'
video_id: 'Ynjs5QWuEfM'
date: 2026-08-06
duration_sec: 93
---

# Buy Deals Like This

> Source: [Buy Deals Like This](https://youtube.com/watch?v=Ynjs5QWuEfM)

## Summary

The video presents a real estate investment analysis of a duplex property in Indianapolis, highlighting its affordability, condition, and potential cash flow. The host walks through the financial calculations, including purchase price, down payment, expenses, and projected monthly cash flow, and emphasizes the importance of negotiating the price down based on market time and prior price reductions.

### Key Points

- **Property Overview** [00:02] — A duplex in Indianapolis listed at $382,000. The property is in good condition, clean, recently renovated, with each side having its own backyard. Major capital expenditures (CapEx) have been completed: new roof, HVAC, plumbing, and electric.
- **Cash Flow Calculation** [00:29] — With a 25% down payment at 6.5% interest, and accounting for expenses including vacancy, CapEx, repairs, and 8% property management fees, the cash flow is $350 per month. This is considered strong for an on-market renovated duplex in a top market.
- **Negotiation Opportunity** [00:58] — The listing has been on the market for 42 days and the price has already been reduced by $5,000. The host suggests negotiating a further 5-10% price reduction, potentially bringing the purchase price down to around $352,000.
- **Improved Cash Flow After Negotiation** [01:12] — If the price is negotiated down to $352,000, the monthly cash flow increases to almost $500. This demonstrates the impact of price negotiation on investment returns.
- **Conclusion and Recommendation** [01:26] — The host concludes that this type of deal—strong cash flow, on-market, in a great market—is what investors should be buying.

### Conclusion

The video demonstrates a practical example of analyzing a duplex investment, emphasizing the importance of negotiating price to boost cash flow. It highlights that even in a hot market, on-market deals with strong fundamentals can be found and improved through negotiation.

## Transcript

right now. Let's take a look. This is a nice looking duplex in Indianapolis, so in a great market at a relatively affordable price of just 382. As you can see, this is a nice property in really good shape. It's clean, it's recently
good, too. And even though it's small, I love that each side has its own backyard. Plus, on top of that, a lot of the CapEx has been done. There is a new roof, new HVAC, new plumbing, and new electric. So, there's a lot to like, but
let's see what the numbers say. Once I plug in my purchase price, my 25% down at 6 and 1/2%, plus all my expenses, including vacancy, CapEx, repairs, and everything, I'm getting 350 bucks a month in cash flow. That is really good
for an on-market renovated duplex in one of the hottest, best investing markets mention that I am accounting for 8% property management fees here. So, if going to be way higher. But, there's one more step you should take here. There's
an important detail in this listing here. They've already dropped the price $5,000, and it's been sitting on the market for 42 days. So, use your price down. I don't know exactly what you could get this down to, but it is
reasonable to expect that you can get this down 5, 10%. This is happening all that you could pick this up for 352, pretty reasonable. Then, your cash flow jumps to almost $500
a month for this renovated property. Strong cash flow, on-market, in a great market. This is what you should be buying.