A real-estate investing letter by Mohit Asthana

The cash-flow markets
everyone else overlooks.

While everyone's chasing inflated deals in Nashville and Austin, Property Playbook breaks down the overlooked American cities where real estate still cash-flows — the neighborhoods, the programs, and the real numbers. Written by an active investor. No course, no upsell.

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Single-family rental home on a quiet residential street at golden hour

From the Cleveland issue

EST.
2024

What lands in your inbox

A full market teardown, not a hot take.

The city at a glance

Employment anchors, cost of living, and what the national media keeps getting wrong about a market.

The programs & the plays

Housing-agency deals, down-payment assistance, tax credits, and the creative financing that changes the math.

The numbers & the Real Talk

Prices, rents, cap rates, reno costs — plus an honest section on the risks, not just the upside.

Property Playbook From a recent issue · Indianapolis

The Midwest's Rising Star

While everyone's chasing inflated deals in Nashville and Austin, strategic investors are quietly making moves in the Circle City. Median price around $229k, two-bed rents near $1,250, cap rates of 6–10% — and programs most out-of-state investors never hear about, from the Housing Agency's guaranteed-rent vouchers to up to $15,000 in down-payment assistance…

And then the part the gurus skip — the "Real Talk": the winters, the slow city approvals, and the neighborhoods that still need time to develop. Because if it were easy, everyone would be doing it.

Read the full issue — it's free →

In the archive

Markets we've broken down.

Pittsburgh, PA The Steel City's Silicon Valley transformation Read →
Indianapolis, IN The Midwest's rising star — programs, plays, real numbers 6–10% cap range
Cleveland, OH Cash flow hiding in plain sight 7–12% cap range
Chicago, IL Where the value actually sits Read →

Who's writing

Mohit Asthana

I'm an active investor who'd rather analyze a market than sell you a course. Property Playbook is where I share the breakdowns I do for my own buying — overlooked cities, the programs that change the math, real numbers, and an honest take on the risks. I'd rather have solid cash flow than bragging rights about a "hot" market.

Mohit

Why it's different

No guru. No upsell. No mastermind.

Real numbers, not hype

Prices, rents, cap rates, and reno costs you can actually underwrite — not screenshots of someone's rented Lambo.

Honest about the risk

Every issue has a "Real Talk" section: the slow approvals, the rough winters, the blocks that still need time.

Skin in the game

Written by someone actively looking at deals — not a guru with a $2,000 course to sell.

The cash-flow marketseveryone else overlooks.