10 Things Every Real Estate Investor Must Carry When Viewing Properties
If you’re an active real estate investor, chances are you tour several houses every week. The way you prepare for those visits often determines how quickly—and how consistently—you close profitable deals.
Walking into a property without the right tools can slow you down, cost you opportunities, and even put you at risk. To help you stay ready, here’s a list of 10 must-have items every real estate investor should bring when going to see houses.
1. Flashlight
Many vacant houses have the utilities shut off, making interiors dark and difficult to inspect. A durable flashlight ensures you can check basements, attics, crawl spaces, and poorly lit rooms without missing critical details. Always keep one in your car or inspection kit.
2. Face Mask
You never know what condition a distressed property will be in. Mold, mildew, dust, or lingering odors from water damage can make it nearly impossible to breathe comfortably. A simple mask that covers your nose and mouth can protect you from harmful particles while you inspect.
3. Hand Sanitizer & Insect Repellent
Vacant homes often attract pests—and the doorknobs, cabinets, and walls can be downright filthy. Keep hand sanitizer with you for quick cleaning, and use insect repellent to avoid flea or mosquito bites. Spraying your shoes before entering a property is a smart habit.
4. Smartphone (Camera, Video, Recorder)
Your smartphone is one of your most powerful real estate investing tools. Use it to:
Take photos and videos of the property condition
Record voice notes about repair estimates and seller comments
Store GPS data for property locations
Visual documentation also makes it easier to share details with contractors, partners, or buyers later.
5. Calculator
Whether you’re running quick repair estimates, calculating ARV (after-repair value), or analyzing potential offers, a calculator is non-negotiable. The built-in calculator on your smartphone is usually sufficient, but some investors prefer a dedicated financial calculator.
6. Basic Tools (Screwdriver & Hammer)
Distressed homes are sometimes boarded up. Having a screwdriver and hammer helps you gain legal entry (with the seller’s or agent’s permission) and re-secure the property once you’re done. These tools also come in handy for quick checks of loose fixtures or damaged areas.
7. Deal Analysis Worksheet
By the time you visit, you should already have comparable sales (comps), repair estimates, and an initial offer range. Bring your deal analysis notes so you can adjust numbers on-site if new issues come up. Walking into a property prepared gives you an edge in negotiations.
8. Purchase Agreement
Deals are often lost when investors delay making an offer. If the seller accepts your terms, have a purchase agreement ready to sign on the spot. Keeping blank contracts in your car can help you lock in opportunities before another investor does.
9. Business Cards
Motivated sellers often know others in similar situations. Handing out professional business cards ensures they can refer friends or neighbors who may also need to sell quickly. Consider offering a small referral bonus to increase word-of-mouth leads.
10. Yard Signs
Once you secure a property under contract, ask the seller if you can place a “We Buy Houses” yard sign. These signs not only attract local buyers but can also generate calls from other distressed homeowners in the neighborhood.
Final Thoughts: Preparation Creates Profit
Being a real estate investor isn’t just about finding deals—it’s about being ready to act when opportunities present themselves. From basic safety items like masks and sanitizer to deal-closing essentials like contracts and yard signs, preparation can make the difference between losing a deal and building long-term wealth.
Investors who streamline their process and always carry these essentials move faster, negotiate better, and close more deals.