When I first got involved with Section 8 investing, I didn’t have years of experience to lean on. My time in the program was short, but it was intense. I had to learn quickly, make decisions fast, and figure out what really mattered during a walkthrough.
What surprised me most was this: you don’t need hours to understand a property. Within the first 10 minutes, you can see most of what matters — whether the neighborhood will work, whether the unit will pass inspection, and whether the numbers make sense. I didn’t figure this out after decades of trial and error. I learned it because I had no choice but to focus on the essentials. That focus became my system, and it’s something anyone can apply.
Here’s what I check in those crucial first 10 minutes.
Step 1: The Exterior and Curb Appeal
Before I even step inside, I’m asking: Would I feel comfortable living here? Would my tenants?
- Is the lawn maintained?
- Do the neighbors take care of their homes?
- Does the street look safe and welcoming at night?
I learned early that the block is as important as the property. A nice interior won’t fix a troubled neighborhood. I once saw a rental with brand-new renovations, but the house next door had broken windows and trash piled in the yard. For me, that was enough to walk away — because tenants notice these things, and it affects both rentability and retention.
Step 2: The Entry & The Smell Test
When you step inside, your nose is the inspector before your eyes. If you smell mold, smoke, or heavy dampness, you’re not just dealing with surface issues — you’re looking at hidden costs.
I remember a walkthrough where the paint was fresh and the floors looked great, but the air had a sour, damp smell. The landlord brushed it off as “just the basement.” I knew better. Moisture problems never stay in the basement — they creep into everything. That quick smell check saved me from what could’ve been thousands in repair bills.
Step 3: Kitchens and Bathrooms First
If you only have time to check two areas, make it the kitchen and bathrooms. These are the money pits and the tenant deal-breakers.
- Old appliances = lower rent potential.
- Soft floors around sinks or toilets = structural issues.
- Missing GFCI outlets = inspection failure.
In one property, I spotted a sagging bathroom floor within minutes. The seller tried to downplay it, but I knew it meant water damage under the surface. Sure enough, later estimates showed the subfloor needed replacing. That 2-minute glance probably saved me months of stress and a five-figure expense.
Step 4: Quick Safety & Compliance Checks
Even in the first 10 minutes, I’m already thinking like HUD. I’ll glance at windows, check if handrails are loose, and look for smoke detectors.
It’s not about nitpicking — it’s about knowing what inspectors will flag. A property that’s already failing the basics in the first 10 minutes is a property that’s going to cost you more time and money than you planned.
Why These 10 Minutes Matter
The first 10 minutes are your filter. They save you from wasting time on the wrong deals. They push you to think like an investor, not just a hopeful buyer.
Instead of imagining “what this place could be,” you start asking:
- Will this pass inspection?
- Are the repair costs manageable?
- Does this neighborhood support the rent I need to hit my numbers?
That shift in mindset — from emotions to essentials — is what separates good deals from bad ones.
My Takeaway
I didn’t have decades to figure this out. My experience in Section 8 was short, but it taught me fast. In the beginning, I thought you had to know everything before making a move. The truth is, you just have to know what matters most in those first 10 minutes.
If you train yourself to see the red flags early, focus on the right details, and walk away when it doesn’t fit — you’ll grow faster than most. That simple discipline has shaped how I evaluate opportunities and, more importantly, how I build long-term wealth.
Want to Go Deeper?
- Section8Training.com – Step-by-step systems and checklists to sharpen your walkthroughs and inspections.
- Section8Karim.com – My journey, the lessons I picked up quickly, and the strategies that worked for me.
- KarimNaoum.com – Bigger-picture policy, housing reform, and the market forces shaping our investments.
The first 10 minutes of a walkthrough can tell you almost everything. Use them wisely, trust your instincts, and remember: the faster you learn to focus on what matters, the faster your portfolio — and your financial freedom — will grow.
