8.2% avg cap
San Antonio
Affordable entry, strong rents
Military-anchored demand, low entry prices, and steady appreciation make San Antonio the #1 metro for first-time cash-flow investors.
Free weekly email · Texas investor deals
The Weekly Email of
Cash-Flowing Texas Deals
Worth Your Money.
Every Thursday, get 5–10 hand-screened Texas properties — single-family rentals, small multifamily, short-term, and commercial — each with cap rate, cash-on-cash, and the underwriting math already done. Curated by a licensed Texas REALTOR® across San Antonio, Austin, Houston, and Dallas-Fort Worth. Free. No spam. Unsubscribe in one click.
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Markets we serve
Texas cash flow, four metros deep.
Every market has a different edge. We match you to the metro that fits your capital, timeline, and cash-flow goals.
6.4% avg cap
Austin
Tech-driven appreciation
Suburban Austin (Pflugerville, Round Rock, Kyle) delivers cash flow plus the long-term upside of one of America's fastest-growing tech metros.
7.6% avg cap
Houston
Largest rental market in TX
Energy, medical, and port economies fuel Houston's deep, diversified rental demand — perfect for scaling a multi-property portfolio.
7.1% avg cap
Dallas–Fort Worth
Job growth + new builds
Corporate relocations and explosive suburban growth in Dallas-Fort Worth create turnkey opportunities with strong tenant demand and resale liquidity.
Why CashFlow List
Not another investor mailing list — the one built by a licensed Texas REALTOR®.
Most "investor lists" are recycled wholesaler blasts, MLS scrapes, or hype-driven appreciation plays. CashFlow List is different: every property is hand-screened by a licensed Texas REALTOR® who specializes in commercial and investment-grade real estate, underwritten for positive cash flow at today's rates, and sent only when a deal actually clears the bar — no filler weeks, no junk inventory, no fee to subscribe. You get on-market and select pocket opportunities across San Antonio, Austin, Houston, Dallas, and Fort Worth, with the underwriting math already done for you.
True passive income
Every property is underwritten for positive cash flow from day one — not someday-maybe appreciation.
Cash flow + appreciation
Texas metros combine reliable monthly income with long-term appreciation — the best of both worlds.
Tax advantages
Depreciation, 1031 exchanges, and bonus deductions keep more of your returns in your pocket.
Texas-only edge
No state income tax, landlord-friendly laws, and population growth that outpaces every other state.
About
Hi, I'm Cosmin Ghiurau.
I specialize in helping investors buy and sell cash-flowing real estate across Texas, with a focus on small commercial and income-producing assets—multi-unit properties, self-storage, RV parks, warehouses, and flex industrial space. My approach is grounded in one principle: every property should perform as an asset, not just look good on paper. That means prioritizing income, operational potential, and long-term durability over speculation.
As a licensed Texas Realtor®, I bring more than deal sourcing—I provide structure, access, and protection throughout the transaction. From uncovering market opportunities to negotiating terms, coordinating due diligence, and navigating contracts, I help ensure deals don't just look good—they actually close. With a background in building and scaling businesses, I evaluate every opportunity through an investor's lens, so you can move with clarity, reduce risk, and acquire assets that generate consistent cash flow over time.
- ✓Investor-first underwriting
- ✓Commercial & multi-unit focus
- ✓End-to-end deal execution
- ✓On and Off-market deal access
Brokerage: Leverage Realty Consulting Group, LLC · TREC ID: 849332-SA
Process
From first list to scaled portfolio.
1
Discover
We learn your goals, capital, and risk tolerance — then send tailored cash-flow opportunities.
2
Analyze
Each deal comes with full underwriting: cap rate, cash-on-cash, ARV, and rent comps.
3
Acquire
We negotiate, coordinate inspections, lending, and closing — locally on the ground in Texas.
4
Scale
Place property managers, refi when ready, and stack the next deal. We're your long-term partner.
Investor stories
Built for investors. Reviewed by them too.
"I closed three San Antonio rentals in 90 days from California. Cosmin's underwriting is the most thorough I've seen — every number checked out post-close."
Rachel M.
Out-of-state investor, California
"I went from zero to my first cash-flowing duplex in under 60 days. The weekly list is gold — I had four real options to choose from."
David K.
First-time investor, Austin
"We've now done 7 deals together across Houston and Dallas-Fort Worth. Cosmin understands investor math — not just retail real estate."
Priya & Aman S.
Portfolio investors, Houston
FAQ
Investor questions, answered.
Ready when you are
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