Most beginner investors waste weeks analyzing deals that were dead on arrival. Here's the quick filter I use before I spend a single minute on due diligence:

1. Cap Rate (Net Operating Income ÷ Purchase Price)

If it's below 5% in your market, you're buying a job, not an investment. I won't even open the listing under 6%.

2. Cash-on-Cash Return

This is your actual return on the money YOU put in — not the bank's money. Target 8%+ minimum. Below that, a boring index fund beats you with zero headaches.

3. The 1% Rule

Monthly rent should be at least 1% of the purchase price. $200K property? It better rent for $2K/month minimum. This one filter alone eliminates 80% of "deals" people waste time on.

Run every deal through these three numbers first. If it doesn't pass all three, move on. There are always more deals.

The investors who build real wealth aren't the ones who find the "perfect" deal — they're the ones who say no fast and move quickly when the numbers actually work.

Inside Capital Circle, we break down live deals using this exact framework every week.