Real Estate Investing in Central Florida
We buy, renovate, flip and hold in West Orlando with our own money. When we underwrite a deal for you, it is the same spreadsheet, the same contractors and the same conservative numbers we use on our own.
Investor service from active investors
Most agents will send you MLS listings and call it investor service. We run a fix and flip company and a rental portfolio in this market. We know what a 1990s Clermont roof costs to replace, what a Horizon West townhome actually rents for, and which wholesalers’ numbers to believe.
Four ways we work with investors
Pick the one that matches where you are. Most clients start with the analysis and end up using all four.
First flip or fiftieth, local or out of state, buy and hold or buy and sell. We will not promise a guaranteed return or help anyone overpay. We are licensed Realtors, not financial advisors, and every deal carries risk that no spreadsheet removes.
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Fix and flip analysis
Market value today, after repair value from closed comps within the last 90 days, a line item renovation estimate, holding and selling costs, and a maximum offer price that still leaves a margin. We run it on wholesale assignments, MLS listings, auctions and off market leads, and we tell you when the wholesaler’s ARV is fiction.
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Long term rental underwriting
Realistic rent from what is actually leasing on the street, not the listing’s asking rent. Insurance quotes before you go under contract, because Florida premiums decide more deals than purchase price now. HOA and CDD on the tax bill. Vacancy, maintenance and management built in, so the cash flow number is the one you will see.
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Deal flow
We see what crosses our own desk: wholesaler assignments, estate and pre foreclosure situations from our seller side, stale listings where a seller will finance, and builder closeouts in Horizon West. When something fits your criteria it goes to you with the numbers already run, usually the same day.
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The bench
Contractors, roofers, pool companies, inspectors, insurance brokers, title and hard money lenders we have paid ourselves. For out of state investors we walk the property, send video, and manage the inspection and the walk through so you do not have to fly in for every step.
Where to invest in West Orlando
Different sub markets reward different strategies. This is the short version of how we think about it in late 2026, with the market at 5.3 months of supply and 7.4 percent rates.
Area guides: Windermere, Winter Garden, Horizon West and Clermont.
| Area | Best fit | Why |
|---|---|---|
| Windermere, older streets | Flip, luxury hold | 1980s and 1990s homes on big lots with dated interiors in a market where renovated homes clear $850K+ |
| Winter Garden, east side | Flip, rental | Mid century and 2000s stock near Plant Street, strong renter demand, prices still under the Windermere line |
| Horizon West | Rental, townhome hold | Newer stock, low maintenance, deep tenant pool from Disney and the hospitals. Thin flip margins because builders set the ceiling |
| Clermont and Minneola | Flip, rental | September 2026 median $441,790 with sales up nearly 30 percent. The entry level buyer moved here, so the exit is liquid |
| Orlando and Kissimmee | Rental, small multifamily | Duplexes and quads with real cash flow, if you underwrite insurance and roofs honestly |
In a landlord’s words
“I decided to hire Vlad, and the difference was night and day. He knows the market extremely well. Within about 48 hours of listing the property, we had around five offers!”
How we underwrite a deal
Conservative numbers, on purpose. After repair value from closed sales, never active listings. Renovation budgets with a contingency, because every house has one surprise. Rents from what leased, not what was asked.
Insurance quoted before the offer. Holding costs at the real rate, which is 7.4 percent or a hard money rate, not the one from two years ago. If the deal only works with optimistic inputs, it does not work.
Questions investors ask us
Market timing, out of state buying, off market deals, short term rentals and fees. Selling a finished flip? See how we sell homes.
Is Central Florida a good place to invest in real estate in 2026?
It is a good place to invest carefully. The Orlando metro is at 5.3 months of supply with 66 days on market and 7.4 percent mortgage rates, which means real negotiating room on the buy side, and a slower exit on the sell side. Population and job growth are still strong, especially around Disney, the hospitals and the 429 corridor. Deals that are underwritten on today’s rates and real rents work. Deals built on 2021 assumptions do not.
Do you work with out of state investors?
Yes, and a lot of our investor clients have never been to the property before closing. We walk it, send video, coordinate the inspection, manage the contractor walk through and attend the closing. You see everything we see, with our notes on what it means.
How do you find off market deals?
From our own seller side: estates, relocations and pre foreclosure situations where a seller wants a clean cash close. From wholesalers whose assignments we have bought and whose numbers we have checked. From stale listings where the owner will consider seller financing. And from builders in Horizon West clearing closeouts. We send what fits your criteria with the numbers already run.
What about short term rentals near Disney?
Most of Windermere, Winter Garden and Horizon West does not allow short term rentals under HOA rules or county zoning, and buying there for Airbnb is the most common investor mistake we see. The zoned short term rental communities are mostly in the Kissimmee and Davenport corridor, with their own fee structure and heavy competition. We will tell you which side of that line a property sits on before you offer.
Do you charge investors more?
No. On a purchase we are typically paid through the transaction like any buyer’s agent, and the analysis is part of the job. On a flip we can list the finished home, which is where our own flips go. There is no fee for looking at a deal, and the honest answer on most of them is no.
Send us the deal. We will run it.
Address, asking price and what you are trying to do. You will have the ARV, the rehab range and our recommendation back the same day.