Answers, Up Front

Real estate questions, answered clearly.

The questions buyers, sellers, investors, and owners ask most — with straight answers and no jargon. Still have a question? Reach out anytime.

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For Residential Buyers & Sellers

Buying & selling a home

Buyers
It depends on price, loan type, and down payment. Many buyers put 3–5% down (some programs allow less), plus closing costs of roughly 2–4% and some reserves. We’ll map your exact numbers first.
It’s strongly recommended — it shows your true budget and makes your offers credible. In a competitive market, many listings expect it.
For buyers, usually about 2–4% of the purchase price (lender fees, title, taxes, prepaids). I’ll give you an estimate up front.
Once under contract, a typical Colorado transaction runs about 21–30 days to closing.
Sellers
Value comes from recent comparable sales, condition, location, and demand. I’ll prepare a comparative market analysis so you price on data.
Plan for commissions, title and closing fees, and any prep or concessions. I’ll show you a net-proceeds estimate before you list.
Not always — some improvements return their cost, many don’t. We decide what’s worth it for your market.
It depends on price, condition, and season. Correctly priced, well-presented homes move faster.
It depends on your equity, financing, and risk tolerance. We’ll weigh contingencies, bridge financing, or selling first.
Buying a Home →Selling a Home →
For Multifamily Buyers, Sellers & House Hackers

Multifamily & house hacking

Buyers & Investors
There’s no universal number — it depends on market, asset class, and risk. A good cap rate fits your return targets relative to comps.
Investment financing commonly needs roughly 20–30%+ down plus reserves. Owner-occupied 2–4 units can need far less.
Debt Service Coverage Ratio shows whether NOI covers the loan payment. Above 1.0 means income exceeds debt service; lenders want a cushion.
Annual pre-tax cash flow divided by total cash invested. It shows what your invested dollars produce in year one.
Taxes, insurance, utilities, management, maintenance, turnover, capital reserves, and vacancy. Skipping real expenses leads to overpaying.
2–4 units finance as residential; 5+ units are commercial, which changes lending, valuation, and underwriting.
Sellers & Owners
A broker’s estimate of likely market value from comps, income, and conditions. A strategy starting point, not a formal appraisal.
Mainly by income (NOI vs. market cap rates), plus comps and condition. Value-add potential and financing also matter.
Typically a rent roll, trailing income and expenses, unit mix, and property details.
Value moves inversely with cap rate — lower cap rate, higher value at the same NOI, and vice versa.
Yes. Occupied, well-leased buildings appeal to investors, and leases generally transfer, subject to their terms and local law.
It varies with price, condition, financing climate, and demand — often a longer timeline than a house.
House Hackers
Buying a small multifamily (2–4 units), living in one unit, and renting the others so your tenants help cover the mortgage. It’s a popular first step into both homeownership and investing.
Often yes — if you live in one unit of a 2–4 unit property, you can typically use owner-occupied financing (like FHA or conventional), which needs far less down than an investment loan.
A common house-hacking path: start in a 4-unit, then move into a 3-unit, a 2-unit, and eventually a single-family — living in each while renting out the rest to build a portfolio over time.
Yes — many people start with a duplex, triplex, or fourplex, often owner-occupied, to learn operations while building equity.
Acquire Multifamily →Sell My Multifamily →

These answers are general information about Denver and Colorado real estate, not financial, legal, or tax advice. Your situation is unique — let’s talk through the specifics.