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The Rental Institute
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Founding offerThe first 50 members keep their launch price

Buy a house. Fix it up. Rent it out. Refinance. Do it again.

That's the BRRRR method. Learn it step by step from Dusty, an investor who does it, with a community doing the same thing, weekly Office Hours and the software to find and run your deals. One login for all of it.

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Start on Free. Upgrade when you want the full course or the software.

One login for

  • The course
  • The community
  • Chat
  • Office Hours
  • The software

The course

The BRRRR Program, one short lesson at a time

Dusty teaches the whole method on video, from what BRRRR is to your second deal, using his own deals. 8 modules and 38 short lessons, one idea each.

  • The first module is free. The full course opens on Academy.
  • Notes and worksheets under every video
  • Fill in the Deal Card as you go, so you finish knowing how to check a deal
  • Lessons open the matching screen in the software, so you can do it as you learn (on Pro and up)

Starter lessons in Free · full course from Academy

Your instructor

Meet Dusty

  • Buys
  • Renovates
  • Builds
  • Refinances

Dusty has bought, renovated, built and refinanced his own properties. He teaches from those deals: the ones that worked and the ones that taught him the most.

In Module 1 of the course, he walks through his own first deal on the Deal Card, number by number.

Dusty's deals are his own, not a promise of yours. Your numbers will be different, which is why you check every deal yourself.

What's in the course

  1. Module 1: Start hereWhat BRRRR is, how the course works, and the one tool we use all the way through.
    1. 1Welcome: how this course works
    2. 2BRRRR in five minutes
    3. 3The Deal Card: the whole method on one page
    4. 4My first deal on the card
    5. 5What you need before you start: time, cash, credit, people
  2. Module 2: Your buy boxDecide exactly what you buy, where, and with what money.
    1. 1Picking your market
    2. 2Picking your property: houses vs. 2–4 units
    3. 3Your money plan: cash, lenders and partners
    4. 4Writing your buy box In the software
  3. Module 3: Finding dealsWhere BRRRR deals come from and how to reach the owners first.
    1. 1Where deals come from: off-market, agents, and the MLS
    2. 2Building your list In the software
    3. 3Calling owners: the first call In the software
    4. 4Reading motivation and following up In the software
    5. 5Land and development sites: when building beats buying In the software
  4. Module 4: Running the cardFill in every line before you offer.
    1. 1ARV: reading sold comps (Line 4) In the software
    2. 2Estimating the fix cost (Line 2) In the software
    3. 3Rent: market rent and Section 8 (Line 7) In the software
    4. 4The refinance: working back from the loan (Lines 5–6) In the software
    5. 5Cash flow and the lender check (Lines 8–9)
    6. 6Walk-away rules: when the card says no
  5. Module 5: Buying itTurn a passing card into a signed contract and a closed purchase.
    1. 1Your max offer: working backwards from the card In the software
    2. 2Making the offer and talking price with the seller
    3. 3The contract and due diligence In the software
    4. 4Funding the buy: hard money, private money, cash
    5. 5Closing day In the software
  6. Module 6: The rehabFix it for renters, on budget and on time.
    1. 1Writing the scope of work
    2. 2Finding and managing contractors
    3. 3Keeping the budget and the timeline
    4. 4Adding value: an extra bedroom, an extra unit, or building new In the software
  7. Module 7: Renting itSet the rent, place a good tenant, and decide who runs it.
    1. 1Setting the rent In the software
    2. 2Section 8 step by step
    3. 3Finding and screening tenants
    4. 4Managing it yourself or hiring a manager
  8. Module 8: Refinance and repeatPull your cash back out and do the next one.
    1. 1Picking a refinance lender and seasoning
    2. 2Getting ready for the appraisal
    3. 3Closing the refinance and checking the card (Lines 5–6 with real numbers)
    4. 4Repeat: your second deal, your team and your system In the software
    5. 5What's next: the Community and Office Hours

The Deal Card

Check any rental in two minutes

The course is built around one page, the Deal Card. It tells you if a rental gives your money back and pays you every month. Try it on an example duplex: change any number. It's free on Free.

The Deal Card

Example: a duplex. Change any number.

  1. Line 1: Buy price

    What you pay

  2. Line 2: Fix cost

    $50,000

    Rehab, plus closing and holding costs

  3. Line 3: All-in

    $230,000

    Line 1 + Line 2

  4. Line 4: After-repair value (ARV)

    What it's worth fixed up, from sold comps

  5. Line 5: Refi loan

    $225,000

    ARV × the lender's loan-to-value

  6. Line 6: Cash left in

    $5,000

    Line 3 − Line 5: your money still in the deal

  7. Line 7: Monthly rent

    Market rent or the Section 8 payment, whichever you can actually get

  8. Line 8: Monthly costs

    $2,577

    Loan payment + taxes + insurance + vacancy + repairs + management

    Loan payment $1,573 · vacancy $140 · repairs $140 · management $224

  9. Line 9: Cash flow

    $223/mo

    Line 7 − Line 8, every month

Two tests, one lender check

Test 1 · Cash back

Passes

Line 6 is small enough for your buy box: most of your money comes back out.

Cash left in

$5,000

Test 2 · Cash flow

Passes

Line 9 is above zero after every cost, even if you manage it yourself.

$223/mo

Lender check

Passes

The lender wants the rent to cover the payment (loan, taxes, insurance) with room to spare, usually about 1.2×.

1.35×

The card passes both tests.

When both tests pass, the numbers work. When they don't, walk away or offer less.

Example numbers, not a real property. Your market, rates and costs will be different, which is exactly why you run the card.

The community

Investors doing the same thing, in one place

Post a deal and get real feedback on your numbers, ask the quick questions in chat, and bring anything to Office Hours.

  • Post a deal and get feedback on your numbers
  • Ask questions and see how others ran theirs
  • Channels by topic: deals, rehab, lending, Section 8
  • Direct messages and private group chats

  • The feed

    A feed of investors learning and working the same method. It's where you post a deal and get real feedback.

    Included in Free

  • Chat

    For the quick questions between Office Hours calls. Like a group chat, sorted by topic.

    Included in Free

  • Office Hours

    A live group call every week. Bring a deal, bring a question, or just listen in. Missed one? Watch the recording, with chapters, a short summary and the full transcript.

    From Academy

The software

The software we run our own deals on

Sound Properties Group finds, calls and buys houses with it every day. It comes with Pro and up: find the owner, make the call, check the numbers and send the offer, all in one place.

leads worked
3,000+
calls from the built-in dialer
1,500+
login for everything
1

From Sound Properties Group's own CRM, September 2026.

Find and call

Find the owner. Make the call.

The call queue picks who to dial next, you call from the browser, and every call logs itself. Press Ctrl K on any screen to find a lead by address, owner or phone number.

  • A call queue that puts the next lead in front of you
  • Calls from the browser, each caller on their own line
  • Skip tracing to find owners' phone numbers
  • Sort and page through every lead, on a laptop or a phone

Check the numbers

The numbers on every lead, ready when you call

Recent sales nearby, the rent and your highest offer sit on the lead, so the number you say out loud is one you already checked.

  • Homes that sold nearby, with distance and price per square foot. The after-repair value comes from closed sales, never asking prices.
  • Section 8 rent from HUD's published Fair Market Rents, counted unit by unit
  • A Deal Card on every lead, with the highest price that passes both of its tests
  • One click from that number to an offer letter

Dashboard

Today, next to yesterday

Dials, conversations, appointments and talk time for today, each one beside the same point yesterday. You know where the day stands by lunch, for one caller or the whole team.

  • Measured at the same clock time, so a morning is compared with a morning
  • Follow-ups due, offers and contracts on the same screen
  • Switch to this week, this month or the last 30 days
  • Reports by caller and by list, emailed daily, weekly or monthly

The calling rules are built in

The software enforces them on every call, and you can see the setting that does it.

  • Calling hours, enforced

    Defaults to the federal 8 am to 9 pm window, in the property's own time zone. A lead outside its window is held out of the queue.

  • Two do-not-call lists, kept apart

    Numbers on the federal registry are scrubbed by default, as a setting you control. Anyone who asked you to stop is never called again.

  • Buyer data kept separate

    The buyer portal reads its own copy of each property. Owner names, loan balances and contract prices never reach it.

Every line of what it does today is on the features page.

Fellows

A small group with Dusty

Fellows is the top level: group coaching calls with Dusty and your deals reviewed one by one, on top of everything else here. You apply to join, and the group is capped at 20 members, so every member's deals get real time.

$3,500/mo

Limited to 20 members

per month, billed monthly

  • Everything in Team
  • Fellows sessions: group coaching with Dusty
  • Your deals reviewed, one by one
  • Small group, limited seats
Apply for Fellows

Nothing to pay when you apply. Dusty's team replies within 2 business days.

Pricing

One membership. Pick your level.

Start free. Paid plans renew until you cancel, and you can cancel from your account any time.

Fellows

Apply to join

Everything, plus Dusty. Limited to 20 members.

$3,500/mo

per month, billed monthly

Apply for FellowsWhat's included

Software on its own

Only want the software, for a calling team, without the course or the community? Seats for teams open from this waitlist. There is no price yet: the first call will be to ask what you need.

No spam, no drip sequence. One email when it opens.

50

Founding members. The first 50 members keep their launch price for as long as they stay.

Questions

Before you join

Something else? Email sales@soundpropertiesgroup.com.

Do I need experience?

No. The course starts with what BRRRR is (buy, rehab, rent, refinance, repeat) and builds up one step at a time. If you've done deals before, skip ahead to Module 4, where you learn to check a deal.

What's in each tier?

Free: the community, chat and starter lessons. Academy adds the full course and weekly Office Hours. Pro adds the software for one person. Team gives you 3 software seats for your callers. Fellows adds Fellows sessions (group coaching) and one-by-one deal reviews with Dusty, for up to 20 members.

Is the software included?

From Pro up. It's the same software we use for our own deals, and the lessons show you the exact screen to use. Free and Academy don't include it; you can upgrade any time.

Can I cancel?

Yes, any time, from your account page. Cancelling stops the next charge, and you keep access until the end of the period you paid for.

What about refunds?

Refunds follow our Membership Terms. Questions about a charge? Email sales@soundpropertiesgroup.com. Read the Membership Terms.

Monthly or yearly?

Paying yearly gets you 2 months free on Academy, Pro, Team. Fellows is monthly only.

What's the founding offer?

The first 50 members keep their launch price for as long as they stay.

Is this financial advice?

No. It's education. Dusty shows how he runs his own deals; your market, money and numbers will be different. Check anything legal, tax or lending with your own attorney, CPA or lender.

Can I get the software without the membership?

Not yet. The software comes with Pro and up, together with the course and the community. Seats for calling teams on their own open from the waitlist in the pricing section, and there is no price for them yet.

Does it replace my dialer?

Yes. Calls are placed from the browser, each caller from their own line, and every dial is logged the moment it is placed. If you would rather dial from your phone, a click hands the number to it and still logs the call.

Where do the numbers come from?

Every figure says where it came from. Skip tracing and a first pass of sold homes run through DealMachine inside the software. Florida's county property appraisers publish every parcel's owner, value and sale history, and the software reads those records directly. Section 8 rents start from HUD's published Fair Market Rents. The rates and limits in the numbers are yours to change in settings.

Is it Florida-only?

Florida first, on purpose: sold prices and owner records are public there, and the software reads them county by county, Sarasota and Manatee today. Calling hours, HUD rents and the vendor data work in every state. The course and the community work anywhere.

Can I text owners?

Yes, with consent. A number can be texted once the owner said yes on a call, replied to you, or texted you first, and the software records which. STOP is honored automatically.

Start free

Learn the method. Check your deals. Get a second opinion.

Free gets you the community, chat, the first module and the Deal Card. Upgrade when you want the full course, Office Hours or the software.

Join freeSee pricing