Define the full budget
Compare principal and interest, property taxes, insurance, mortgage insurance if needed, and HOA dues. Set aside funds for closing costs, moving, repairs, and reserves.
THE CLIENT PLAYBOOK
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Practical roadmaps for buying, selling, and investing—available in English and Spanish.
Your homebuying game plan.
Start with the monthly budget and the life you want—not just the price on a listing.
Get your financing reviewed
Talk with a lender about your income, credit, funds, and loan options. Ask for written estimates and compare the total costs, not only the interest rate.
Build a focused search
Choose preferred areas, your must-haves, and what you can compromise on. If rental income or an ADU matters, make that part of the property review from the start.
Make a thoughtful offer
Review comparable sales, condition, competition, and seller priorities. Discuss price, credits, deposit, contingency deadlines, and a realistic closing schedule with Josh.
Investigate before committing
During your agreed review period, evaluate inspections, disclosures, title, insurance availability, appraisal, and loan approval. Understand each contingency before deciding whether to remove it.
Prepare for closing
Review the lender’s final documents, confirm funds with escrow using a trusted phone number, and complete your final walkthrough. Ask questions before signing.
Ask Josh: “Can we compare my purchase options using the full monthly payment and cash needed to close?”
CFPB: Understanding PITI · California DRE: First-time homebuyers
Your selling strategy.
A strong sale starts with preparation, realistic pricing, and knowing what you want to accomplish next.
Define the next chapter
Clarify your timeline, next purchase or relocation, and the estimated proceeds you need. Discuss occupancy, moving dates, and how the sale fits your bigger plan.
Review value and net proceeds
Compare recent sales and current competition. Request a seller net sheet that includes mortgage payoff, agreed compensation, escrow and title charges, taxes, and other estimated costs.
Prepare with a purpose
Prioritize cleaning, repairs, presentation, and photography based on likely buyer expectations. Weigh the expected benefit of upgrades against cost and your timeline.
Gather the property records
Organize permits, improvements, warranties, HOA information, leases, and known issues. Review applicable seller disclosures with your agent; requirements vary by property and transaction.
Launch and evaluate
Coordinate marketing and showings, then review feedback and market response. Compare offers on price, financing, credits, contingencies, and execution—not just the headline number.
Manage escrow and handoff
Track contractual deadlines, inspections, negotiated repairs, and closing arrangements. Confirm final proceeds and the agreed property condition before the handoff.
Ask Josh: “What preparation and pricing approach would fit my property and timeline?”
Look beyond the asking price.
Rent is only the beginning. Build the analysis around actual operations, financing, reserves, and your exit options.
Define your strategy
Choose your target: income, owner-occupancy with rental units, renovation, or long-term value-add. Set your budget, hold period, and return expectations before comparing properties.
Verify the income
Separate current rent from projected rent. Review leases, collections, vacancies, utility responsibilities, and supported rent comparables. Projected rents are assumptions, not guarantees.
Account for the expenses
Budget for vacancy, taxes, insurance, utilities, maintenance, management, and capital reserves. Calculate net operating income before debt service, then estimate cash flow after financing and reserves.
Understand the financing
Ask a lender about down payment, interest rate, amortization, reserves, fees, term, and any prepayment penalty. Income-based lending requirements differ by lender and property.
Investigate the upside
For ADUs or additional units, verify zoning, permits, utilities, access, existing legal unit count, and construction costs with the relevant professionals. Do not count unapproved future income as existing rent.
Stress-test the plan
Compare lower rent, longer vacancy, higher expenses, and delays. Evaluate a hold, sale, or refinance with conservative assumptions. A refinance and future appreciation are not guaranteed.
Ask Josh: “Can we compare current cash flow against the pro forma, including reserves and a downside scenario?”
General educational guidance. Your contract, lender, and property-specific requirements determine the actual process. Review your circumstances with the appropriate professionals.