Finding Your Comfort Level: How to Choose Investments That Won’t Shave Years Off Your Life

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Have you ever really looked at some of the debates that go on among real estate investors?

There’s the infamous debate about whether it’s better to buy with all cash or to leverage. There’s the debate about whether monthly cash flow or appreciation is more financially lucrative. There’s the debate about whether wholesaling is really a form of investing at all (oh wait, maybe that’s just me that argues that one). There’s the debate about whether a note that pays a higher percentage than a rental property is actually more advantageous than buying the rental property. And lastly, here’s one of the biggest ones: Is it better and safer to invest in your own backyard than to buy investment properties non-locally to where you live? I think this one and the one about paying all cash versus leveraging probably take the cake for the longest-running debates — with no end in sight — that will forever keep appearing on the BiggerPockets Forums.

Well, what are the answers to each debate, you ask? To help you weigh the answers to each, I’d have to start talking through financial calculations, risk assessments, process explanations, and pros and cons lists of each, but instead I am going to give you only one answer for now. Yes, I understand this isn’t going to help you try to learn about each side of each of those debates in order to be more educated in finding your own stance, but all of that is for a separate article and not the point of this one. This one is geared towards just the single answer, which is:

No decision made in real estate investing should leave you feeling uncomfortable!

For this context, I’m not referring to potentially sketchy deals. I’m not referring to comfort in terms of working with a sleazeball or not. I mean just general comfort, presumably with good deals.

A Real Example of Sanity Issues Using Local vs. Non-Local Buying

In order to explain more about comfort levels, I’m going to use the debate of investing in your own backyard versus investing out-of-state.

I’ve used an example in past articles about buying a rental property in Atlanta versus a rental property in Los Angeles. I am tempted to use the same example because I know the actual numbers, and it plays into this point about comfort and sanity quite well. I’m hesitant, however, to use this example because there is the factor of appreciation potential with properties in Los Angeles, which could highly skew the decision as to which property to buy. In layman’s terms, Los Angeles is a hot spot for buying for appreciation potential, which some may argue can be more financially advantageous than buying a property for monthly cash flow. For now, let’s just focus on the cash flow aspect of rental properties in both locations and I’ll bring in the appreciation potential to some extent as we go.

When I was buying my first investment properties in 2011-2012, I was living in a townhouse in Los Angeles. I knew the owner, my landlord, and she and I had talked numbers on that townhouse. She paid $460,000 for it, and I was renting it for $2,250/month. It was a really cute townhouse, about 1,000 square feet with two bedrooms, two and a half bathrooms, and two stories. At the same time I was living there, I was looking at investment properties in Atlanta. One of the properties I ended up buying was a 2,200 square foot house with four bedrooms, three bathrooms, and two stories. The purchase price on it was $95,000, and it was rented out at $1,300/month.

Let’s look at these two properties:

  • Atlanta Property: Purchase for $95,000 and rental income of $1,300/month
  • Los Angeles Property: Purchase for $460,000 and rental income of $2,250/month

Without going into the nasty depths of running numbers (but if you want to understand better how to calculate rental property numbers, check out “Rental Property Numbers so Easy You Can Calculate Them on a Napkin“), I can tell you that the Atlanta property would leave money in your pocket each month, and the Los Angeles property would not.

The mortgage on the Atlanta property, including the mortgage, taxes and insurance, is just under $600/month. That leaves $700/month in leftover profit, and then after taking out expenses such as property management and estimates for repairs and vacancies, I am still left with a few hundred per month cash in my pocket.

The mortgage on the Los Angeles property, including the mortgage, taxes and insurance, doesn’t even get covered by the rent I was paying. The taxes on that townhouse were the real deal-killer (~$6,000/year versus about $1,000/year on the Atlanta property), but regardless, that mortgage payment came out to be about $2,500/month. Then there were HOA fees on top of that, and then add in estimates for vacancy and repairs, just as you did on the Atlanta property, so you’d be looking at $2,800-3,000/month. Note, however, I’m not including a property management fee on that one because assume you would only buy the Los Angeles property because you are an LA local and want to buy something near you, so I assume you would manage it yourself.

Related: 3 Ways to Deal With Real Estate Risk Without Letting it Paralyze You

Now, this appreciation thing. Most definitely, that Los Angeles house has significantly more appreciation potential than that Atlanta house, so if you are really investing just for appreciation, that Los Angeles townhouse would be the way to go, assuming you buy at the right time. Otherwise, that appreciation may not turn out quite as planned.

From a cash flow standpoint only, though, the Atlanta property blows the Los Angeles townhouse out of the water.


What if you live in Los Angeles and you are the one weighing these two options as potential rental property investments? The Atlanta property will put a lot more money in your pocket each month, but the Los Angeles property is local to you. The only hope you would have with that Los Angeles property, in terms of profit, is if it appreciated significantly enough to make up for hundreds of dollars lost on it each month. That is very risky. But Atlanta is 2,200 miles away! And you would have to trust other people to handle the property for you, such as a property manager.

Which Do You Buy?

Well, from an investment standpoint, the Atlanta property is less risky and presumably more profitable because it is giving you solid cash flow each month with a great margin for unexpected expenses, while the Los Angeles property is highly risky because you are losing money each month and you can only speculate as to its appreciation potential. Actually, this talk about appreciation potential is playing perfectly into what I’m driving at, now that I think about it. So let’s break down these two options, now that you have some background on how each would work:

  • Atlanta Property: Least risk because cash flow is solid and lower capital investment.
  • Los Angeles Property: Highest risk because the only hope for profit is with substantial appreciation, which is speculative, and has a much higher capital investment required.

The Atlanta property has the least risk because it’s built on solid investment fundamentals and has significantly less money required to buy into it, and the Los Angeles property has the highest risk because any profit it may see is purely speculative and it requires a huge amount of capital to buy into it.

But wait. Isn’t one of the biggest arguments against buying out-of-state investments risk? People who are uncomfortable buying properties that are out-of-state see a high risk factor in buying properties that they have to rely on other people to manage for them and that they can’t drive to. This is in contrast with the feeling of security if they are able to drive by their own properties and/or manage them themselves.

Again, as tempting as it is to jump into the debate of buying locally or not locally, that is not my point for right now. Here is the part where I want to take appreciation potential out of the equation, because this scenario may easily pop up in areas that don’t have appreciation potential like Los Angeles does. So looking only at cash flow potential with both of these properties, it is clear that the Atlanta property is the winner, and the Los Angeles property would only drain your pocket (and at a fairly rapid speed, at that). But you live in Los Angeles and you are far away from Atlanta.

On paper, the Atlanta property is the only one that makes sense. You can profit greatly on the Atlanta property, in terms of cash flow, and you will lose money left and right on the Los Angeles townhouse. Does that mean that you should, in fact, buy the Atlanta property? Yes, unless you just aren’t comfortable buying so far away from where you live. I could give you reasons all day long to try to convince you that buying out-of-state is not as risky as it seems, but the reality is, no matter how much education you get on it and no matter how much money you might lose on that Los Angeles townhouse, you may just not be able to stomach the feeling of owning property so far away from where you live. Period.

If that’s the case, buy the Los Angeles townhouse. As long as you are educated fully and understand the ins and outs of each buying opportunity, and you thoroughly understand the risk associated, and assuming you just insist on owning a rental property, and yet you are still freakishly uncomfortable buying outside your local area — buy the Los Angeles townhouse. Maybe appreciation really will kick in and it will turn out to be a great investment, but even if you lose money each month, I would rather you lose money each month than chunks of your sanity.


No matter how good an investment opportunity may be, and no matter how profitable it may be, it is never worth your sanity!

If you are going to be stressed out and nervous and itchy about any deal, don’t do it. Real estate investing is not meant to shave years off your life and give you migraines in the meantime. No amount of profit or returns is worth that!

Related: The Power of Belief: How to Overcome Your Fear of Risk-Taking, Day by Day

My caveat here is that the first goal, with any investment opportunity, should be to get fully educated. Being nervous about an investment opportunity before you are fully educated doesn’t count. Only when you have a full understanding of the numbers, the risks, the pros and cons, and everything else, can you make an accurate assessment regarding your nervous level.

Of course, I will tell you all day long that buying in Los Angeles for cash flow is a bad idea and that you can find actual cash flow elsewhere. But if you tell me, after you are fully educated on the ins and outs of both options, that you just can’t stomach buying somewhere that you can’t drive to, I will support you all day long in foregoing the better cash flow elsewhere and buying where you are comfortable. Because, as I said, no investment property is worth a drain on your sanity.

Side note: Ironically, and contrary to what most would see as being the sanity-drainer about buying outside your local area, I only buy out-of-state properties because the thought of being able to see my properties and wondering about them day in and day out just makes me cringe! I’m too much of a perfectionist, and I’d worry way too much about the properties to be able to be that close (literally and figuratively) to my rental properties. My sanity would be so far gone, it wouldn’t even be worth it. I like the “out of sight, out of mind” concept for rental properties, which is the only way for me to keep my sanity! You may be completely different, so most people probably are, but we are all different and we all have different sanity-triggers. Make sure you know yours!

Experienced investors: How do you keep your sanity in check when investing? What are you comfortable with versus not? Where do you draw the line when it comes to whether a property is worth it or not?

Be sure to leave a comment below!

*Note: the numbers I used for the Atlanta and Los Angeles properties were 2012 numbers. I know for sure the Atlanta numbers don’t reflect the current market, and I’m really not sure about the Los Angeles market.

About Author

Ali Boone

Ali Boone is a lifestyle entrepreneur, business consultant, and real estate investor. Ali left her corporate job as an Aerospace Engineer to follow her passion for being her own boss and creating true lifestyle design. She did this through real estate investing, using primarily creative financing to purchase five properties in her first 18 months of investing. Ali’s real estate portfolio started with pre-construction investments in Nicaragua and then moved towards turnkey rental properties in various markets throughout the U.S. With this success, she went on to create her company Hipster Investments, which focuses on turnkey rental properties and offers hands-on support for new investors and those going through the investing process. She’s written nearly 200 articles for BiggerPockets and has been featured in Fox Business, The Motley Fool, and Personal Real Estate Investor Magazine. She still owns her first turnkey rental properties and is a co-owner and the landlord of property local to her in Venice Beach.


  1. Aaron Lee

    Great post, Ali! As someone who is considering turnkey property investing out of state, I would love to hear more about your story. What were your first deals and what lessons did you learn from them? How were your first deals funded?

      • Ali Boone

        Hey Aaron and James! Ooh, I could be typing forever to get the whole story on here. But in short- my first deals were actually pre-construction properties in Nicaragua (yes, I got a little rowdy as a newbie…it sounded fun!). After that I jumped into turnkey rental properties and that’s where I’ve been ever since. The biggest lessons I learned as I got into those, hmmm… I’d say the biggest ones were- 1. knowing how to do thorough due diligence on any turnkey property in order to avoid possible issues later and 2. knowing how fast to fire bad property managers before they cost you a ton of money. So with both of those, just learning a lot of the management process really.

        As far as funding, all of my deals with either my own money and getting a mortgage, or partnering with someone who put the money in while I took the mortgages and we split the net. I always leverage though.

        • Alex SImon

          Hey, how do you manage to leverage on a pre-construction property overseas? That sounds like exactly the sort of thing that would get you laughed out of any bank, but I guess you found a way around that. Mind sharing? I ask this because there is a huge construction boom going on in Thailand (after months locked away in Saudi, Pattaya is a necessity to keep your sanity) and every time I go there are more development projects taking pre-orders for condos in some truly epic resorts.

  2. Clint Bolton

    Great job putting this “struggle of the mind” into words Ali! I definitely focus on the cash flow and less risk aspect of an investment but I too still wrestle with the idea of not being fairly close to my rental properties. Thus far, the farthest ones away from me that I own are within an hour drive. Oddly enough I manage numerous properties for out of state investors that have chosen to invest in my area… I just haven’t jumped into “out of my area investing” yet. Maybe one day I will but right now, what makes me the most comfortable is local, high cash flowing properties.

    • Ali Boone

      Great input Clint! Well it sounds like though that you may not need to invest outside of your local area? If that many investors are buying near you, it sounds like there are plenty of deals there. In that case, keep doing what you are doing! I mean certainly if you eve get bored with just having properties in that one area, or want to diversify out into other markets, you could consider it.

      What market do you live in? Maybe I should buy there. Ha

      • Clint Bolton

        I’m in the Memphis area market. My sweet spot here is just across the state line in Desoto county MS. Tons of commercial development and strong residential market (rentals, new construction & flips). It’s a great Memphis suburb with lower property taxes that across the line in TN. High returns and great local economy have kept me local thus far!

        I’d love to hear more about your non-USA investing…

  3. Marco Santarelli

    How do you keep your sanity in check when investing?

    When I started investing (heavily) out-of-state back in 2003 I was managing most of my properties myself. It was fine for a while, but it didn’t take me long to realize that the frustration was not the reason I was investing in real estate.

    I also realized that my time was better spent finding more deals instead of managing my own properties. So I decided to find the best property manager I could to handle the day-to-day so i could focus on other things.

    In short, I believe (and tell our clients) that they should keep their sanity by utilize professional property managers to manage all their out-of-state properties.

    • Ali Boone

      Well for you and I and a lot of people, Marco, that would be the way to keep sanity. That’s how I do it and I can’t imagine having one ounce of sanity left if I tried to be a landlord (regardless of whether the properties were local or not). But for a lot of people, using a property manager would be the fastest way to lose sanity due to lack of control or hands-on, or some people’s micro-managing tendencies may get forced out if using a PM, or some people really do lose a ton of money using bad PMs. Not everyone is the same, and even if I don’t understand how someone could stay sane by not using a PM, I also acknowledge and support those people for knowing what works best for them and encourage them to keep doing whatever that is.

  4. Marco Santarelli

    Where do you draw the line when it comes to whether a property is worth it or not?

    Determining whether a property is “worth it” should be based purely on LOGICAL, RATIONAL, and FINANCIAL factors — and NOT on emotional or nebulous factors such as “I should invest within one hour of where I live”.

    Investing any other way simply short-changes you as an investor. What you may falsely gain in emotional comfort will likely cost you significantly over time in lost income and equity.

    For example, my firm gets MANY calls from investors in what I call the “bubble” markets (California, New York, Ney Jersey, D.C.). These investors call us shortly after they come to the realization that investing in their local market doesn’t make sense because the numbers simply don’t work out (or work well). This is the point where reality sets in and they realize that it’s “not worth it” to buy property in their backyard. The best deals are often found elsewhere.

    Once an investor comes to the realization that investing in a market, a neighborhood, and a property that makes sense (financially and fundamentally) – the RIGHT market – they will be far better off long term and they will soon realize that it is worth it.

    Don’t invest based on emotions or misguided advise by those with strong opinions. Investing should be based on rational, logical, and financial factors.

    • Ali Boone

      I totally agree Marco, but we don’t live in a perfect world and fact is some people just won’t be able to handle the option that is financially smarter, emotionally.

      I may seem completely backwards saying this, since I am an investor myself, am heavily focused on the cash flow bottom line, and have a humongo goal towards financial freedom… but I just don’t think money is the most important thing in this world. No amount of money or profit is worth going against one’s comfort levels. If the only thing that feels good and is comfortable to someone is making a financially horrible investment, oh well. I’d still take that over forcing discomfort.

      With that said… everyone make sure you are fully educated and understand numbers! Seriously, try to not be the one who forces yourself into a financially horrible investment just because it feels better. If you still do it, okay, but get educated first.

  5. Investing in a property that cost you to add money every month to cover expenses is not an investment! It’s a drain! If you are not comfortable buying outside your local area, I sure can’t figure out how to be adding funds monthly to a so-called investment locally. Speculating on Appreciation is Very Risky, as 2008 Proved.
    Go for cash flow or go for getting ulcers!

  6. Ah, the debate continues!

    Too funny Ali. It’s always the ones who try to force their beliefs on others that folks should watch out for. Simply put, people are different and not everyone will have the same experience. I completely agree with you about educating oneself, not only about real estate but about their own traits as well. Knowing oneself and what works for your personality will do wonders when it comes to success in any business endeavor.

    Great info, thanks for sharing! 🙂

    • Ali Boone

      As always Rachel, you hit it so eloquently! I love how you convey your messages and appreciate you chiming in. You should become a blog writer! Oh wait! You already are 🙂

      But seriously, your comments are great and I couldn’t agree more with this one.

  7. Good article. I’m also a perfectionist, but on the opposite end of the spectrum. I only buy local properties and I intentionally check them quarterly (changing air filter, etc.) to make sure the tenant is taking good care of the property. It would bother me having a property out of state and not knowing if the property is being taken care of or not by the tenant or property management company. We all have to find our own comfort levels.

    • Ali Boone

      Definitely Craig. I totally support anyone’s comfort levels, as long as they know they are their comfort levels! I appreciate anyone who spends time on their properties like you do… a lot of times I wish I had it in me!

  8. I like your overlying point here. I think a lot of times people get wrapped up in financial advise they are reading or seeing. I like that you use these two examples to illustrate what you mean. Some people would invest in the Los Angelss property because of it’s high earning potential. However, you have to have the right kind of personality to do that. If you are going to stay up nights worrying about that investment, it is not worth it.

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