I help real estate investors find, evaluate, and close deals in Northwest Indiana. Whether you’re buying your first rental, scaling a portfolio, flipping properties, or executing a 1031 exchange — I bring something most agents can’t: a decade of HVAC and construction experience that lets me estimate rehab costs on sight and spot the mechanical issues that turn a “deal” into a money pit.
Search Investment Properties
Your Unfair Advantage in NWI Real Estate
Here’s the truth: most real estate agents can’t tell you whether a furnace has 2 years left or 12. They can’t estimate what it’ll cost to replace the electrical panel, fix the foundation crack, or bring the plumbing up to code. I can — because I spent a decade doing it professionally before I got my broker license.
That means when we walk a property together, I’m not just looking at the kitchen and the curb appeal. I’m calculating the real cost to make it rent-ready or flip-ready. And I’m using that number to negotiate a price that actually makes the deal work.
Investment Strategies I Support
Buy & Hold Rentals
Northwest Indiana is one of the strongest cash-flow markets within commuting distance of Chicago. I help investors identify properties with strong rent-to-price ratios, evaluate tenant demand by neighborhood, and project realistic cash-on-cash returns. I focus on Portage, Valparaiso, Hobart, and Chesterton — the markets I know inside and out.
- Single-family and multi-family acquisition
- Rent comps and cash flow analysis before you make an offer
- Rehab cost estimation from someone who’s actually done the work
- Property management referrals for out-of-area investors
Fix & Flip
Flipping in NWI is viable — if you know what you’re buying. I help flippers run accurate numbers before they commit. That means realistic ARV based on actual closed comps (not Zillow estimates), accurate rehab budgets based on real contractor pricing, and a timeline that accounts for permits and inspections in Porter and Lake County.
- ARV analysis using closed MLS comps, not algorithms
- Rehab scope and budget estimation from a licensed contractor
- Acquisition negotiation to protect your margins
- Exit strategy — list with me when it’s done for maximum sale price
1031 Exchange
Selling an investment property and need to defer capital gains? I help investors identify qualifying replacement properties within the 45-day window, coordinate with qualified intermediaries, and ensure the exchange meets IRS requirements. Time-sensitive deals are where having a responsive, knowledgeable broker matters most.
Value-Add & BRRRR
Buy, Rehab, Rent, Refinance, Repeat. The BRRRR strategy works in NWI because of the spread between purchase price and after-repair value. I help investors find properties with forced appreciation potential, estimate the rehab accurately, and position the property for maximum appraisal value on the refinance. My construction background is the difference between a projected rehab budget and an accurate one.
Distressed & Off-Market Acquisitions
I actively source off-market deals through foreclosure filings, probate cases, and direct outreach across Porter and Lake County. These properties never hit the MLS — and the best deals rarely do. If you want first access to distressed inventory before other investors see it, learn more about my distressed property work here.
Why NWI Is an Investor’s Market
Northwest Indiana offers what most Chicagoland suburbs can’t: affordable entry points with strong rental demand. You’re 45 minutes from downtown Chicago with a fraction of the property taxes. The South Shore Line expansion, Indiana Dunes tourism growth, and continued Chicago exodus make this one of the best cash-flow markets in the Midwest.
Median home price in Porter County is roughly half of Lake County, IL — but rents are only 20-30% lower. That math works for investors. I’ll show you exactly where the numbers make sense.
What You Get Working With Me
- Accurate Rehab Estimates — Not guesses. Real numbers from someone who’s done the work.
- Deal Analysis Before You Offer — Cash flow projections, cap rate, cash-on-cash return, and realistic ARV.
- Off-Market Deal Flow — Foreclosure filings, probate leads, and direct-to-seller outreach in my pipeline.
- Aggressive Negotiation — I know what repairs cost. That’s leverage at the negotiating table.
- Full-Cycle Support — Acquisition through disposition. I help you buy it, fix it, rent it, and sell it.
Frequently Asked Questions
What kind of returns can I expect in NWI?
Depends on the strategy and neighborhood. Buy-and-hold rentals in Portage and Hobart can yield 8-12% cash-on-cash with the right acquisition price. Flips in Valparaiso and Chesterton offer higher per-deal profit but lower volume. I’ll run the numbers on any property you’re considering — no obligation.
Do you work with out-of-state investors?
Yes. I have a network of property managers, contractors, and inspectors who can manage your investment locally. I handle the acquisition, coordinate rehab if needed, and connect you with management — you don’t need to be here.
How do you source off-market deals?
I monitor foreclosure filings, probate cases, and tax sales across Porter and Lake County. I also do direct outreach to distressed property owners. These deals don’t hit the MLS — I bring them to my investor clients first.
Can you help me estimate rehab costs before I make an offer?
That’s my biggest differentiator. I walk properties with you and give you a realistic scope and budget based on 10 years of hands-on contracting experience. Furnace replacement, roof condition, electrical upgrades, plumbing — I know what it costs because I’ve done it.
Investment Markets I Cover
Portage · Valparaiso · Chesterton · Hobart · Lake Station · Merrillville · Crown Point · Gary · Hammond
Valparaiso · Portage · Chesterton · Hobart · Distressed Properties · Commercial
Let’s Run the Numbers
Send me a property address or tell me what you’re looking for. I’ll pull comps, estimate rehab costs, and give you an honest assessment of whether the deal works — no cost, no obligation.
📞 (219) 508-8579 · ✉️ Josh_pavich@protonmail.com
Josh Pavich · Broker Associate, McColly Real Estate · 6445 US HWY RT 6, Portage, Indiana 46368