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I'm Buying My First Investment Property
Learn what to evaluate before making your first rental, land, commercial, or income-producing property offer.
Start Investor Guide →San Antonio Investment Property REALTOR®
Before You Buy or Sell an Investment Property, Know If the Numbers Actually Work
I help new and growing San Antonio investors evaluate rental, commercial, land, self-storage, RV park, and value-add opportunities using local deal analysis, AI-assisted research, and 20+ years of digital marketing experience.
Texas REALTOR® · TREC #849332-SA · Serving San Antonio & the Texas Hill Country
- 20+ YearsDigital marketing experience
- TREC #849332-SALicensed Texas REALTOR®
- Income-ProducingProperty focus
- Deal Analysis+ AI-assisted research
Built for investors who want more than a property search — they want to understand the deal.
Short Answer
What does Cosmin help real estate investors do?
Cosmin Ghiurau helps new and growing investors across San Antonio and the Texas Hill Country identify, analyze, buy, market, and sell income-producing real estate. His approach combines Texas REALTOR® representation, local underwriting guidance, AI-assisted research and the San Antonio Investor Resource Center, and 20+ years of digital marketing experience.
Start Here
Start With the Path That Fits You.
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I Found a Property and Want to Check the Numbers
Submit the address or listing link and review income, expenses, financing, taxes, insurance, and exit risk before moving forward.
Analyze a Property →/ 03
I Own an Investment Property and May Sell
Prepare the numbers, documents, and marketing story investor buyers expect before listing.
Seller Strategy →Asset Classes
Income-Producing Property Types I Help Investors Evaluate.
Every asset class has different numbers, risks, buyer demand, and exit options. I help investors and sellers evaluate the property type, market, and strategy before making a move.
Small Multifamily
Unit mix, rent roll, vacancy, operating expenses, financing, exit liquidity.
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Small Commercial
Owner-user demand, lease potential, zoning, parking, visibility, buyer profile.
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Self-Storage
Occupancy, rate upside, competition, unit mix, expansion, operating systems.
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Texas Land
Access, utilities, zoning, floodplain, use case, development or hold strategy.
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Boat / RV Storage
Fencing, drainage, demand, access, zoning, security, revenue assumptions.
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Value-Add Properties
Repair scope, repositioning potential, rent growth, resale demand, risk margin.
Learn More →Approach
How I Help Investors See the Deal More Clearly.
AI is not the strategy — it is a tool. My approach combines local market knowledge, REALTOR® guidance, investor-focused analysis, AI-assisted research, and digital marketing experience to help clients make better real estate decisions.
01
Source Opportunities More Intentionally
Use AI-assisted research workflows, MLS tools, public data, and market signals to organize deal sourcing around your investment criteria.
02
Screen Deals Before You Fall in Love With the Photos
Review income, taxes, insurance, operating costs, debt service, DSCR, cash-on-cash return, and exit risk.
03
Spot Red Flags Earlier
Identify weak rent support, thin comps, poor exit liquidity, high insurance risk, zoning concerns, or unrealistic seller assumptions.
04
Position Seller Properties for Investor Buyers
Create stronger property stories, buyer profiles, investor summaries, and marketing angles for income-producing or investment-friendly assets.
05
Market Beyond the MLS
Use digital, social, content, and AI-enhanced workflows to improve property visibility and messaging.
Fit Check
Who This Experience Is Built For.
This is for you if
- You are buying your first rental property
- You want to analyze an income-producing property before making an offer
- You are considering land, small commercial, self-storage, RV parks, or value-add properties
- You own a rental, land, commercial, or investment-friendly property and may sell
- You want a REALTOR® who understands marketing, numbers, investor buyer behavior, and local deal risk
This may not be the right fit if
- You only want to browse homes without a strategy
- You are looking for guaranteed returns or guaranteed appreciation
- You want legal, tax, lending, or financial advice instead of REALTOR® guidance
- You do not want to review the numbers before making decisions
Investor Questions Answered
Quick answers to common investor questions.
Quick answers to common questions new and growing investors ask before buying, analyzing, or selling income-producing real estate in San Antonio and the Texas Hill Country.
Is San Antonio a good place to buy a first rental property?
San Antonio can be a workable first-rental market because of stable job diversity, military demand, and a wide range of entry price points. Success depends on the specific submarket, property taxes, insurance, and honest rent underwriting — not on the city as a whole.
Read Full Answer →What property taxes should I underwrite in Bexar County?
Bexar County combined tax rates commonly land in the 2.1%–2.7% range depending on city, ISD, and MUD overlays. Always underwrite the current combined rate on the appraisal district assessed value — not the sale price — and confirm exemptions before assuming a lower number.
Read Full Answer →How much insurance should I budget for a Texas Hill Country rental?
Hill Country landlord policies frequently run higher than urban San Antonio because of wind, hail, wildfire, and rural rebuild costs. Underwriting $1,800–$3,500+ per year on a single-family rental is more realistic than pulling a homeowner-style quote.
Read Full Answer →What is a good DSCR for a Texas investment property?
Most Texas DSCR lenders want a debt-service coverage ratio of 1.15–1.25 minimum, with 1.25+ giving more room for rate, tax, or vacancy stress. Investors targeting durable cash flow often want to see 1.3+ after real taxes, insurance, and operating expenses.
Read Full Answer →Should I underwrite a Hill Country STR as a long-term rental first?
Yes. Underwriting a Hill Country short-term rental as a long-term rental first shows whether the deal survives if STR rules, demand, or platform economics shift. If the long-term numbers do not work, the STR upside is a bonus — not a foundation.
Read Full Answer →Can I sell a rental property with tenants in Texas?
Yes. In Texas you can sell an occupied rental, but the existing lease usually transfers with the property. Marketing, showings, security deposits, and buyer type all need to account for the tenant — investor buyers often prefer occupied units, retail buyers usually do not.
Read Full Answer →What do investor buyers want to see before making an offer?
Investor buyers want a clean rent roll, real operating expenses, current leases, tax and insurance history, capex history, and a plain-English narrative of income, upside, and risk — not just listing photos and a price.
Read Full Answer →How do I evaluate self-storage in Texas?
Self-storage evaluation starts with occupancy, unit mix, rate history, and competition inside a 3–5 mile radius. From there you review operating expenses, management systems, expansion potential, and how the market absorbs new supply before underwriting the deal.
Read Full Answer →Areas Served
Serving Investors Across San Antonio & the Texas Hill Country.
I help investors and property owners evaluate income-producing real estate across San Antonio, Boerne, Fair Oaks Ranch, Helotes, New Braunfels, Bulverde, Spring Branch, Canyon Lake, Kerrville, Fredericksburg, Bexar County, Kendall County, Comal County, and Guadalupe County.
Explore Market Guides →Resources
Popular Investor Guides.
A starting point for buyers and sellers evaluating income-producing real estate in San Antonio and the Texas Hill Country.
Buyer
San Antonio Investment Property Guide for First-Time Investors
The full pillar guide: goals, criteria, financing, submarkets, underwriting, and next steps.
Read Guide →
Deal Analysis
How to Analyze an Income-Producing Property Before Making an Offer
Income, expenses, taxes, insurance, financing, DSCR, cash-on-cash, and exit — in order.
Read Guide →
Taxes
What Property Taxes Should I Underwrite in Bexar County?
How Bexar County rates actually stack up, and how to underwrite the number you'll really pay.
Read Guide →
STR
Should I Underwrite a Hill Country STR as a Long-Term Rental First?
Why long-term underwriting protects you if STR rules or demand shift on you.
Read Guide →Seller Resources
For property owners preparing to sell.
Selling
How to Sell an Income-Producing Property in San Antonio
Positioning, documents, buyer targeting, and marketing built for investor buyers.
Read Guide →
Buyer Behavior
What Investor Buyers Want to See Before Making an Offer
Rent rolls, operating expenses, capex history, and the narrative that closes deals.
Read Guide →
Tenants
Can I Sell a Rental Property With Tenants in Texas?
How occupied listings work in Texas — leases, showings, and buyer type.
Read Guide →
AI Marketing
AI-Enhanced Marketing for Investment Property Sellers
Better property stories, investor summaries, and distribution beyond the MLS.
Read Guide →Experience
Why My Background Matters for Real Estate Investors.
Before real estate, I spent 20+ years leading digital, social, and content marketing strategies for growth-focused businesses and major brands. Today, I apply that same discipline to income-producing real estate: clearer positioning, better buyer targeting, stronger property storytelling, smarter investor research, and more useful deal analysis.
Schedule a Strategy Call →Marketing Strategy
Clearer property positioning and buyer profile strategy.
Digital & Social Content
Stronger messaging and distribution beyond basic listing copy.
AI-Assisted Research
More organized sourcing, screening, and research workflows.
Investor-Focused Guidance
Plain-English review of numbers, risks, assumptions, and next steps.
Next Step
Ready to look at your next investment move?
A 30-minute strategy call to clarify your goals, the right asset class, and what a strong first deal — or a stronger sale — could look like.
FAQ
Frequently Asked Questions.
Straightforward answers about how Cosmin works with investors and property owners.
What does an investment property REALTOR® do?
An investment property REALTOR® helps buyers and sellers evaluate real estate through an investor lens — income potential, expenses, financing assumptions, market demand, risk, and exit strategy — instead of treating every property like a primary residence.
Can you help me analyze a property before I make an offer?
Yes. Cosmin helps review rental, land, commercial, self-storage, RV park, and value-add opportunities using local assumptions, real deal-screening criteria, and a plain-English read on what the numbers actually look like.
What types of income-producing properties do you help evaluate?
Rental properties, small multifamily, small commercial, Texas land, self-storage, RV parks, boat/RV storage, and value-add residential across San Antonio, Boerne, New Braunfels, and the Texas Hill Country.
How does AI-assisted deal sourcing work?
AI-assisted sourcing uses technology-enabled research workflows to organize property searches, identify possible opportunities, compare criteria, and support better screening. Human judgment, licensed guidance, and due diligence still matter.
Can you help sellers market income-producing properties?
Yes. Cosmin helps sellers position investment-friendly properties with buyer profiles, investor summaries, stronger messaging, digital marketing, and AI-enhanced content workflows built around the buyer you're actually trying to reach.
Do you work with first-time real estate investors?
Yes. This site is designed for new and growing investors who want help understanding deal quality before buying — and property owners who want a stronger marketing strategy before selling.
Is your deal analysis financial advice?
No. The analysis is general real estate guidance from a licensed Texas REALTOR®. Buyers and sellers should consult legal, tax, lending, and financial professionals before making investment decisions.
What areas do you serve?
San Antonio, Boerne, Fair Oaks Ranch, Helotes, New Braunfels, Bulverde, Spring Branch, Canyon Lake, Kerrville, Fredericksburg, and the broader Texas Hill Country.