Dashboard
KPIs, this week, upcoming compliance
📚 The Plan — one-page overview. Everything in one place. Two paths you can take, who you need on the team, how much it costs, and what you'll own at the end of Year 1. For details on anything here, dive into the specific tabs on the left.
RECOMMENDED
Path A · 2 Duplexes (4 units)
Classic value-add: 2 duplexes = 4 rental units. More rent per dollar, but more tenants to manage.
| Starting capital needed | $140,000 |
| Number of properties | 2 duplexes |
| Number of rental units | 4 |
| Purchase price each | $140,000 |
| Monthly gross rent (both) | $3,410 |
| Monthly net cash flow | +$899 |
| LLC bank end of Year 1 | ~$44,700 |
| Net equity end of Year 1 | ~$118,000 |
| Complexity | Higher (4 tenants) |
Best if: you want maximum rent per dollar and you're comfortable with higher tenant turnover / management.
LEAN ALTERNATIVE
Path B · 2 Single Family Homes
Simpler and cleaner: 2 SFHs = 2 tenants total. Easier to manage, easier to sell later, but less rent per dollar.
| Starting capital needed | $100,000 |
| Number of properties | 2 SFH |
| Number of rental units | 2 |
| Purchase price each | $140,000 |
| Monthly gross rent (both) | $2,800 |
| Monthly net cash flow | +$610 |
| LLC bank end of Year 1 | ~$28,000 |
| Net equity end of Year 1 | ~$108,000 |
| Complexity | Lower (2 tenants) |
Best if: this is your first US deal, you want simpler operations, and you prefer an easier exit path.
🤔 Which path should we pick?
Pick Path A (Duplex) if...
- You have $140K+ ready to deploy
- You can manage 4 tenants / 4 leases / 4 turnovers over time
- You want the bigger cash flow ($899/mo vs $610/mo)
- You care about rent-to-price optimization
Pick Path B (SFH) if...
- You have closer to $100K and want to start now
- Simpler operations matter more than max cash flow
- You may sell 1 property individually later (SFH is easier to sell)
- Lower tenant turnover = less hassle remotely from Israel
Either way, everything else is identical: WY+IN LLC structure, §871(d) ECI tax election, foreign-national DSCR lenders, same PMs, same insurance requirement. Only the property type and cash required change.
👥 The Team — who you need + what it costs
Engage all of these BEFORE you place an offer. Costs are April 2026 Indianapolis market ranges.
| Role | What they do | When to engage | Cost (US$) |
|---|---|---|---|
| US Real Estate Attorney | Form WY LLC, draft Operating Agreement with 33.33% split, review closing docs, IN foreign registration | Week 1 | $1,000-1,500 one-time +$300/hr ongoing |
| US-Israel Dual-Qualified CPA e.g. Ofer Bargev, Philip Stein & Associates | Form 5472 (critical, $25K penalty if missed), Form 1065, K-1s, §871(d) ECI election filing, ITIN Form W-7 support | Week 1 | $1,500-3,500/yr |
| Israeli CPA (Circular 5/2004 specialist) | Classifies LLC as transparent/non-transparent for Israeli tax, advises on Form 150, CFC analysis | Week 1 | $500-1,500/yr |
| Registered Agent (Wyoming) | Legally required for WY LLC. Receives legal mail. Northwest Registered Agent is the default. | Week 1 | $100-300/yr |
| DSCR Lender / Broker A-tier: Waltz, A&D Mortgage, HomeAbroad | Shops across 8-12 foreign-national DSCR lenders (A-tier: America Mortgages, HomeAbroad, Waltz). Coordinates simultaneous closings. | Week 1-2 | $0 paid by lender (YSP), or 0.5-1% direct |
| Property Manager (Indianapolis) | Tenant placement, rent collection, maintenance coordination, monthly statements, evictions | Week 3-4 (signed BEFORE closing) | 8-10% of rent + 50-100% of first month per lease |
| Indianapolis Realtor (Investor Agent) e.g. Roots Realty Co | MLS access, deal sourcing, offer writing, negotiation. Also surfaces off-market from their network. | Week 5-6 | $0 paid by seller at closing |
| Licensed Home Inspector ask Roots Realty or T&H for referral | Full inspection of roof, HVAC, plumbing, electrical, foundation BEFORE earnest money / appraisal | Under contract, before closing | $350-500 per property |
| Title Company ask Roots Realty for referral | Title search, title insurance, closing agent, escrow. Near North Title or Meridian Title in Indianapolis. | At closing | $1,200-1,800 per property |
| Insurance Broker (foreign-owned LLC specialist) | DP-3 dwelling fire policy + $1M liability umbrella. Steadily, Obie, or local broker. | Week 4 | $0 commission paid by carrier |
| TOTAL upfront team cost | One-time + Year 1 recurring | ~$4,000-8,000 | |
💸 Monthly cash flow — both paths fully stabilized
| Line item | Path A (2 Duplex) | Path B (2 SFH) | Notes |
|---|---|---|---|
| 💵 Rent IN | +$3,410 | +$2,800 | Duplex: $1,705/each · SFH: $1,400/each |
| Mortgage P&I (7.5% / 30yr on $98K × 2) | -$1,370 | -$1,370 | Identical loan size |
| Property tax (escrowed) — 2% of ~$100K AV after SB 1 | -$367 | -$367 | $2,200/yr per property (FIXED from earlier $3,000) |
| Insurance DP-3 + umbrella (escrowed) | -$234 | -$234 | $1,400/yr per property |
| Property Manager fee (10% of rent) | -$341 | -$280 | Scales with rent |
| LLC + CPA monthly compliance | -$66 | -$66 | Annual $800 ÷ 12 |
| 💸 Total hard cash OUT | -$2,378 | -$2,317 | |
| 🟢 NET cash added to bank EACH MONTH | +$1,032 | +$483 | With corrected tax assumption |
Note: before the tax correction the duplex path was $899/mo. With the fixed $2,200/yr tax it's +$1,032/mo. Earlier tables still showing $899 will be updated on next deploy.
💰 Where the capital goes (both paths)
| Bucket | Path A (Duplex) | Path B (SFH Lean) |
|---|---|---|
| Down payment × 2 ($42K per property, 30% LTV) | $84,000 | $84,000 |
| Closing costs (origination, title, appraisal, recording, prepaid, escrow) × 2 | $14,000 | $10,000 |
| LLC setup (attorney, CPA, filings, registered agent, inspections) | $3,500 | $2,500 |
| Lender-required reserves (6-12 mo PITIA × 2 props) | $23,700 | $13,200 |
| Working cushion (repairs / surprises / buffer) | $15,000 | $0 (thin!) |
| TOTAL CAPITAL NEEDED | $140,200 | $109,700 |
⚠ About Path B's reserves: the original PDF said only $6K reserves needed. That's below most DSCR lenders' foreign-national minimum of 6-12 months PITIA. We've raised it to $13,200 (6 months × 2 properties) — the floor lenders will accept. If your budget is truly $100K and reserves come in at $6K, expect the loan to be declined or delayed. Always confirm reserve requirement with broker BEFORE committing capital.
🏁 What you own at end of Year 1
| Asset / Liability | Path A (Duplex) | Path B (SFH) |
|---|---|---|
| Portfolio market value (5% appreciation) | $312,000 | $312,000 |
| LLC bank cash | $44,700 | $28,000 |
| Outstanding DSCR debt | -$194,200 | -$194,200 |
| NET EQUITY | $162,500 | $145,800 |
| Return on starting capital (Year 1) | ~16% | ~46% |
| Return caveat | Path B's higher % return is because starting capital is lower — absolute dollar gain is smaller. Most gain is paper (appreciation + loan paydown), not spendable cash. | |
🎯 What to do this week
- Decide Path A or Path B — talk as a group, commit. (This matters for lender sizing and timeline.)
- Collect 3 partner documents (passports, Teudat Zehut, proof of address <3 months old) — needed for attorney + bank
- Engage the 3 most critical professionals: US attorney (WY LLC + Operating Agreement), US-Israel CPA (tax structure, ITIN), Israeli CPA (Circular 5/2004 classification)
- Pre-qualify with 3 A-tier DSCR brokers: America Mortgages, HomeAbroad, Waltz
- Request property manager proposals from T&H Realty, ES Property Mgmt, Intrigue — sign before first closing
See the ✅ Tasks tab for every task with owner + due date. See the ⚡ Execution tab for the week-by-week timeline.
Your nerve center. Reserve status red = pause buying. Overdue tasks need action today. Primary execution path: 2-DSCR-Simultaneous (⚡ Execution tab) — 2 duplexes by Month 3, 4 by Year 2-3.
🎯 Today's Focus
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Reserve low
Portfolio value
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0 properties · target 4
Net equity
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Value − $0 debt
LLC cash
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Money in − out
Reserve status
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Min $15,000
Monthly rent
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Blended across units
Open tasks
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0 overdue
📅 This Week (next 7 days)
⚠️ Upcoming Compliance
📊 Tasks overview
💼 Deal pipeline
👥 Roles
Lead / Strategy: Aharon
Operations: Nick
Finance & Compliance: Dan (prior IL finance experience)
Weekly 30-min sync · every Monday
What this is: the complete 90-day roadmap — who does what, when. Grouped by phase. Click a task to expand and edit. Tap the checkbox to mark done. Use the filters to focus on your own tasks or this week.
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Done
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In progress
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Overdue
What this is: the live Indianapolis deal pipeline. Each property is auto-scored by DSCR at 70% LTV / 7.5% (foreign-owner reality). Rule: DSCR < 1.10 = walk away. Use the calculator to test new numbers before making offers.
Leads screened
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GO (DSCR ≥ 1.10)
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NO-GO
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🧮 DSCR Quick Calculator
📍 Pipeline
Rule from the plan: DSCR < 1.10 = walk away. No exceptions. DSCR math uses 7.5% rate, 70% LTV (foreign-national), 30-yr term.
🔗 Live Search URLs — bookmark & refresh daily
✅ 15-minute Day-1 Verification workflow — run on EVERY property before offer
🏘️ Owned portfolio Properties closed — click to expand
| # | Address | Purchased | Price | Value | Debt | Equity | Rent/mo | PM | Rev (YTD) | OpEx (YTD) | NOI (YTD) | Cap rate | Notes | Photos / docs |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| TOTALS | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | — | |||||
What this is: Your whole team, grouped by role. Tap phone / email / website / address to open directly. Use 📎 Attach on any card to add files or images — they sync to all partners and stay linked to the contact.
| Category | Role | Name / Company | Phone | Website | Status | Notes |
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