If you’re an active real estate investor, chances are you’re walking through multiple houses every week. These site visits are critical because they allow you to verify repair needs, estimate costs, and build relationships with sellers. But the truth is, what you bring with you to those visits can make or break your efficiency and, ultimately, your ability to close deals.
In this guide, I’ll share the 10 essential items every real estate investor must carry when going to see houses. Some of these are obvious, while others might surprise you—but all of them will save you time, money, and headaches down the road.
1. Flashlight
Most properties you’ll see as an investor are vacant, and utilities are often disconnected. Walking into a dark basement, closet, or attic without light can be risky and prevent you from seeing critical issues like water damage, mold, or structural cracks.
A high-powered LED flashlight should always be in your car or your bag. Don’t rely solely on your smartphone light—it’s weak, drains your battery, and won’t illuminate larger spaces. A solid flashlight will give you peace of mind and ensure you don’t miss expensive problems hidden in the dark.
2. Face Mask
At first, this might seem unnecessary, but seasoned investors know how often you’ll run into houses with poor air quality. Mold, mildew, asbestos, dust, and animal droppings are common in distressed or abandoned homes.
A simple N95 mask can protect your lungs and make walkthroughs far more bearable. I once walked into a vandalized home where the copper pipes had been stolen and the property flooded. The smell and mold were unbearable without a mask. Since then, I never go without one.
Your health is more valuable than any deal, so always protect yourself when entering properties that haven’t been maintained.
3. Hand Sanitizer & Insect Repellent
Vacant homes can be breeding grounds for pests. Fleas, roaches, spiders, and even wasps often inhabit abandoned properties. Combine that with grime-covered doorknobs, windows, and cabinets, and you’ll want both hand sanitizer and insect repellent handy.
I personally spray my shoes before going in and sanitize immediately after leaving. These small habits protect you from unnecessary exposure and make the process less stressful.
4. Digital Camera or Smartphone with Video
Documenting your walkthrough is a must. A good smartphone gives you the power to:
- Take clear pictures of problem areas
- Record full property walkthroughs for later review
- Capture voice notes as you narrate your observations
This not only helps you remember details but also gives your contractors and partners a visual reference when you discuss repairs. I often find it easier to talk through my thoughts on video than to take notes on the spot.
5. Calculator
Numbers drive every real estate deal. Whether you’re estimating rehab costs, running comps, or calculating your maximum allowable offer (MAO), a calculator is essential.
While smartphones have built-in calculators, I recommend using one with a larger screen if you’re heavy into deal analysis. Quick math saves you from overpaying or making emotional decisions during negotiations.
6. Screwdriver & Hammer
It’s common to encounter properties that are boarded up for security reasons. Having a basic tool kit with a screwdriver and hammer ensures you can safely gain entry (with permission) and then re-secure the property after your walkthrough.
This isn’t about doing repairs on-site—it’s about access. Some of the best deals are behind locked or boarded-up doors, and you don’t want to waste time calling someone else just to open them.
7. Deal Analysis Sheets
Before I ever step foot in a property, I’ve already done my homework. I know the comps, the seller’s asking price, and the estimated repairs from my pre-screening conversations.
But deals can change once you see the house in person. That’s why I always carry a deal analysis sheet or mobile app. It helps me adjust my numbers quickly based on what I find on-site.
The key here is to be prepared to make an offer before you leave. Motivated sellers appreciate decisiveness, and if you hesitate, another investor might swoop in and sign the contract first.
8. Purchase Agreement
Speaking of contracts, always keep blank purchase agreements in your car or folder. The time to sign the contract is when the seller says “yes”—not later.
I can’t stress this enough: hesitation kills deals. Sellers are most motivated during the walkthrough, and if you don’t have paperwork ready, they may cool off or change their mind. Be prepared to close the deal right on the spot.
9. Business Cards
Real estate is built on relationships. Sellers know other homeowners in distress. Neighbors may approach you out of curiosity. Contractors may be on-site. Having professional business cards not only builds credibility but also generates referrals.
Pro tip: Offer a small referral bonus (like a gift card or cash incentive) for anyone who sends you a seller lead that turns into a deal. Word-of-mouth is powerful in this business.
10. Yard Signs
Once you’ve secured a property under contract, one of the fastest ways to generate more leads is to put a “We Buy Houses” yard sign in front of the home—with the seller’s permission.
These signs catch the attention of neighbors, drivers, and other distressed homeowners in the area. It’s low-cost marketing that can turn one deal into three.
Bonus: The Mindset You Must Carry
Tools and items are important, but the most powerful thing you should carry with you to every property is the right mindset. You’re not just looking at houses—you’re solving problems for sellers.
Approach each walkthrough with confidence, respect, and a problem-solving attitude. Sellers will notice, and that trust often makes them choose you over another investor.
Final Thoughts
As a real estate investor, preparation is everything. Carrying the right tools ensures you’re not just looking at houses—you’re actively moving closer to closing deals.
To recap, here are the 10 things you must have when going to see houses:
- Flashlight
- Face mask
- Hand sanitizer & insect repellent
- Digital camera or smartphone
- Calculator
- Screwdriver & hammer
- Deal analysis sheets
- Purchase agreement
- Business cards
- Yard signs
Combine these essentials with preparation and professionalism, and you’ll not only save time—you’ll close more deals consistently.
Real estate investing rewards those who take action. The next time you head out to view properties, make sure you’ve got this checklist covered. It could be the difference between walking away empty-handed and walking away with a signed deal.