Recommendations for first time out of state investing

Member since 2025 · 1 post · 8 votes

Hello BP team,

How are you all? Hope all is well. I am looking to invest outside of California for the first time. I am looking to rent and hold (purchase a rental income property). Any recommendations for which cities and dates to look into as a starter? Would appreciate the insure.

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Becca F.

Rental Property Investor · San Francisco Bay Area · Member since 2022 · 1k+ posts · 1k+ votes

@Zeina Awad

If you don't already own a primary residence, I would suggest house hacking. Are you already investing in California?

I invest in the Bay Area and Indianapolis metro area. If you absolutely can't invest locally (meaning a 2 to 3 hour drive), you'll need to do a lot of research and mitigate risk. I've posted about my experience many times. I'd recommend talking to local investors of your prospective cities to get positive and negative feedback, someone who isn't trying to sell you anything.

Do you mind sharing how much capital you have to invest in? Or your purchase price ranges? BRRRR or wanting to buy move-in ready?

My opinion is that Nevada (Reno or Vegas area) is a great market - kind of looking at that area myself, close enough for short flight or drive there. Property tax rates are low and great appreciation.

Caution: you said the magic words "I'm in California" so every out of state real estate agent and probably wholesaler on BP is going to contact you.

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Jared Smith
Real Estate Agent · Lakeland, TN · Member since 2015 · 214 posts · 105 votes
1y
@Zeina Awad great question and one that we have helped many new investors like yourself answer. There are multiple markets you may want to consider. Some of the ones many of our new, and experienced, investors alike are choosing are Memphis, Little Rock and OKC.
Why are they choosing these markets as a starting point? These cities all offer solid fundamentals in rental markets. Strong rental demand (~50% of each of these markets are renters), solid job base in various job sectors, and a steady growth opportunities in both market appreciation and rents. The other side of this is equation is affordability. You can still find homes in these markets, among others, that are priced between $160k to $275k that still provide passive income, allowing your residents to pay down your mortgage, cover your other expenses and still have excess money to either save in an account for future investing or pay down your existing mortgage faster.
If you would like to discuss any of these markets, or any others that we support, I'd would be happy to answer any and all questions. Best of luck in your research and search!
2 Reply
Kerlous TadresBusiness Member
Realtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
1y
Quote from @Zeina Awad:

Hello BP team,
How are you all? Hope all is well. I am looking to invest outside of California for the first time. I am looking to rent and hold (purchase a rental income property). Any recommendations for which cities and dates to look into as a starter? Would appreciate the insure.

Welcome to BP Zeina! I have about 4 doors here in Columbus, Ohio in Hungarian Village and Southern Orchards that are renting about $1375 a unit for 3 bed/1 baths. I'm getting $300 cash-flow per unit after everything, but I'm more in it for the long-term appreciation. There are other markets in Ohio such as Dayton and Cleveland that would have higher cash flow. All depends on what your goals are and what market fits your game-plan/criteria.
After you chose a city/state I would recommend building your CORE 4 which includes finding a strong investor-friendly agent to help you find a contractor, property manager, and attorney
[email protected]614-490-1163
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Remington LymanBusiness Member
Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
1y
Quote from @Zeina Awad:

Hello BP team,
How are you all? Hope all is well. I am looking to invest outside of California for the first time. I am looking to rent and hold (purchase a rental income property). Any recommendations for which cities and dates to look into as a starter? Would appreciate the insure.
The date doesn't really matter. There's no day like today to start investing.
[email protected]614-541-8475 Podcast Guest on Show My Job Laid Me Off, So I Replaced My Salary with Rentals
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Jimmy LieuBusiness Member
Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
1y
Quote from @Zeina Awad:

Hello BP team,
How are you all? Hope all is well. I am looking to invest outside of California for the first time. I am looking to rent and hold (purchase a rental income property). Any recommendations for which cities and dates to look into as a starter? Would appreciate the insure.
Hi Zeina, my answer would be to look into Columbus Ohio as your next real estate market (many Californians invest here as well). A lot of my out of state real estate clients really like this market because the macroeconomics look so good for this market - population is growing, job growth is growing, and so many companies moving and developing here. Look at Intel headquarters, Google, FB, Amazon, Nationwide, Honda, etc. Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and it's super landlord friendly (so you will never have to go through a 12 month eviction or anything close to that!). Lastly, the price point is still very cheap here in the sense that you can still find investment deals that hit the 1% rule for 120-180k! Happy to connect and answer any questions you have!
PS - the best time to invest in real estate was yesterday, the second best is today! Happy investing!
[email protected]614-300-7535
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Becca F.
Rental Property Investor · San Francisco Bay Area · Member since 2022 · 1k+ posts · 1k+ votes
1y
@Zeina Awad
If you don't already own a primary residence, I would suggest house hacking. Are you already investing in California?
I invest in the Bay Area and Indianapolis metro area. If you absolutely can't invest locally (meaning a 2 to 3 hour drive), you'll need to do a lot of research and mitigate risk. I've posted about my experience many times. I'd recommend talking to local investors of your prospective cities to get positive and negative feedback, someone who isn't trying to sell you anything.
Do you mind sharing how much capital you have to invest in? Or your purchase price ranges? BRRRR or wanting to buy move-in ready?
My opinion is that Nevada (Reno or Vegas area) is a great market - kind of looking at that area myself, close enough for short flight or drive there. Property tax rates are low and great appreciation.
Caution: you said the magic words "I'm in California" so every out of state real estate agent and probably wholesaler on BP is going to contact you.
5 Reply
Dan H.Pro Member
Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
1y
My question is why are you looking at OOS? I suspect that whatever the reason, CA experienced investors could state why it is BS.

The reality is
- CA RE has on average produced better return than any other state. The appreciation has been outstanding. The cash flow over a long hold is tightly coupled to appreciation. This implies that CA has both great appreciation and great cash flow over long holds.
- CA has larger share of residential units owned by investors than any other state. Contrary to what various people in Ohio who state that many CA investors are investing there, Ohio is near the lowest percentage of investor owned residential units.
- CA has near fixed property tax.
- There are cheap ways for you to enter your local market due to OO financing that is not available OOS. Are you aware of NACA, FHA, 95% LtV conventional financing. Are you aware that rents on MF units count toward income for loan qualifications. Lets do some math, You have $40K to purchase which likely means $35K when including closing costs. OOS 80% LTV you have $175K. In many market this can get you class b unit and OOS I would not suggest going below class B. not bad but at 96.5% FHA you can purchase $1M OO in your local market. Lets ignore that the area that costs $175K has not had the same historical appreciation as the area that costs $1M and say they both appreciate a modest 4% the first year. You make $7K on the $175K property or $40K on the $1M property. But lets do it as ROI. $4K/$35K = 11.4% from appreciation. Not bad. Or $40k/$35k is 117.6% from the appreciation on the $1M asset. note this is year one with a fairly modest appreciation forecast. BTW my market in the last dozen years has only has a single year with as poor appreciation as 4% which implies the reality is that virtually every in the last dozen years you would far exceed that projection. My worse appreciating property has appreciated $2700/month over its long hold. My best appreciating properties have appreciated over $10K/month over their hold period. What do you think a property worth $175k has appreciated per month over the last 10 years? Do you think the appreciation has even kept pace with inflation? It might be close, but the below $100K properties almost for sure have not kept up with inflation over the last 10 years.
- If doing value add, which market do you think your efforts are going to add more value, the low property cost area or the high property cost area? In 2024 I added a half bathroom our of existing space in a high cost area (over $2k/ft). Comp showed it added $50K of value. What do you think it would add in a cheap market? Would it even add as much as it cost to add? probably not because the cheap markets have valuation below build costs.

So ...
Why are you looking to invest OOS?
Something to ponder.

Good luck
4 Reply
Stephanie Walker
Realtor · Charlotte, NC · Member since 2023 · 245 posts · 231 votes
1y
I’m an investor, Realtor and Property Manager in the Charlotte market. I think it really depends on your goals and your price point. A lot of our investor clients invest here in Charlotte but also invest in Arkansas and Ohio. I’m not personally familiar with the other two markets but I’ve had calls with two of my investors recently and we’d discovered that their equity gains are higher here in the last two years than they were in the last five in Arkansas, Ohio and in various other states. The cost of entry in Charlotte and surrounding areas is higher, however.
Stephanie Walker - Empire Dreams Real Estate & Property Management
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James Wise
Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 31k+ posts · 20k+ votes
1y
Quote from @Zeina Awad:

Hello BP team,
How are you all? Hope all is well. I am looking to invest outside of California for the first time. I am looking to rent and hold (purchase a rental income property). Any recommendations for which cities and dates to look into as a starter? Would appreciate the insure.

3 Reply
Becca F.
Rental Property Investor · San Francisco Bay Area · Member since 2022 · 1k+ posts · 1k+ votes
1y
Quote from @James Wise:

Quote from @Zeina Awad:

Hello BP team,
How are you all? Hope all is well. I am looking to invest outside of California for the first time. I am looking to rent and hold (purchase a rental income property). Any recommendations for which cities and dates to look into as a starter? Would appreciate the insure.

Omg James. I'm laughing so hard at this hahaha. They seemed pretty quiet for a while.
Interestingly the Texas agents are quiet. In my circle of CA investor friends they invested in Texas (Dallas and Houston) but I think they bought closer to 2014. More recently San Antonio for apartment complexes - one of them asked me if I wanted to join in their deal, $75,000 in. I passed. I was scared of losing more money on OOS. I think it was structured as a syndication. Even with high property taxes they saw the potential with San Antonio. Maybe I should have went in?
I compared numbers with an AZ investor. His property taxes are half of mine and property is worth considerably more - his were roughly $2500 for $475,000 property. My Class A Indy property that I've owned since 2013 has high property taxes (17% increase for 2024) at $6249 for market value of $300,0000 - decent appreciation (doubled in value in 10 years) and great tenants but not sure how long I should hold onto it.
My own opinion if going OOS, is Nevada and Arizona, low property taxes. Not sure about AZ now, seems like their prices are declining a bit.
0 Reply
Peter Mastrorocco
Member since 2019 · 8 posts · 4 votes
1y
Interested in hearing responses as well. In a similar situation in NY.
Would love to hear any experiences in more investor friendly markets like Florida, Alabama, Ohio, Georgia, etc.
1 Reply
Jimmy LieuBusiness Member
Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
1y
Quote from @Peter Mastrorocco:

Interested in hearing responses as well. In a similar situation in NY.
Would love to hear any experiences in more investor friendly markets like Florida, Alabama, Ohio, Georgia, etc.
Moved from Portland OR to Columbus Ohio to real estate invest and it's been the best decision I've ever made lol
[email protected]614-300-7535
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Marc RiceBusiness Member
Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2018 · 2k+ posts · 1k+ votes
1y
Quote from @Zeina Awad:

Hello BP team,
How are you all? Hope all is well. I am looking to invest outside of California for the first time. I am looking to rent and hold (purchase a rental income property). Any recommendations for which cities and dates to look into as a starter? Would appreciate the insure.

It really depends on what you're looking for. You can invest in virtually any state and find "a market" that fits your criteria. A lot of investors like Ohio due to the high cash flow markets of Cleveland/Dayton or the solid appreciation markets of Columbus. There's a lot of good 1-4 units out here in Ohio and its the 7th largest GDP by state that continues to grow.
[email protected]614-363-2787
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James WachobBusiness Member
Real Estate Broker · Memphis, TN · Member since 2015 · 1k+ posts · 891 votes
1y
Hello @Zeina Awad,
Memphis, TN, is a good market for rent and hold. Out-of-state investors love it out here because of the low barrier to entry, high rental demand (your house is not going to sit vacant), and lots of growth potential in areas that are going through revitalization, among other things. Please feel free to reach out if you'd like to learn more about our market.
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Sam McCormackBusiness Member
Real Estate Agent · Cincinnati, OH/NKY · Member since 2021 · 1k+ posts · 834 votes
1y
Quote from @Zeina Awad:

Hello BP team,
How are you all? Hope all is well. I am looking to invest outside of California for the first time. I am looking to rent and hold (purchase a rental income property). Any recommendations for which cities and dates to look into as a starter? Would appreciate the insure.

My clients and myself have found good success in Greater Cincinnati. Lots to look forward to here and would be more than happy to talk some more about it. Let me know how I can help you best!
[email protected]859-443-4952
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Andrew AkinsPro Member
Realtor · Memphis, TN · Member since 2016 · 50 posts · 45 votes
1y
@Zeina Awad I personally invest in Memphis, TN and Little Rock, AR. Both landlord friendly, large demand in renters and good cash flow markets for buy and hold. Good Luck!
0 Reply
Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
1y
@Zeina Awad
Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.

Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.

If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.

If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!) that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:

Class A Properties:
Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.
Vacancy Est: Historically 10%, 5% the more recent norm.
Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.

Class B Properties:
Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.
Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.
Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 years

Class C Properties:
Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation. Can try to reposition to Class B, but neighborhood may impede these efforts.
Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.
Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years. Verifying last 2 years of rental history very important! Also, focus on 2 years of job/income stability.

Class D Properties:
Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciation
Vacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.
Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions. Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.

Make sure you understand the Class of properties you are looking at and the corresponding results to expect.

The City of Detroit has 183 Neighborhoods we’ve analyzed.

DM us if you’d like to discuss this logical approach in greater detail!
[email protected]248-209-6824
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Shea Gajewski
Rental Property Investor · Racine WI · Member since 2024 · 10 posts · 17 votes
1y
Hello, I own some real estate in the southeastern Wisconsin area, and I would say its somewhere to look into. That area consists of the Greater Milwaukee Area, Racine, and Kenosha. Racine is a unique market. The City has a population of about 80,000, and is located right on Lake Michigan. I have noticed that the property values in Racine are low compared to the amount of rent you can receive from the property, allowing for good cash flow. Kenosha is very similar, with a slightly larger population. Milwaukee is a much larger city with many opportunities to make money. If you would like to connect to talk more on the southeastern Wisconsin area, I'd be more than happy to!
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Linda LabbePro Member
Investor · North Bay, Ontario · Member since 2015 · 709 posts · 263 votes
1y
The answer is simple there are lots of great locations I love the Detroit Flint are in Mi where am finding great deals with superb numbers. But no area works without a great team on the ground that has to come first. More then willing to chat about that or our investment strategy if you want to call me
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Felipe Mendoza
Property Manager · Houston, TX · Member since 2025 · 30 posts · 10 votes
1y
Lots of great contribution here. The key of when you find the right opportunity is having a Team in place to support your success. Best of Strategy!
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Mackaylee BeachPro Member
Real Estate Agent · Kansas City, MO · Member since 2020 · 1k+ posts · 492 votes
1y
Quote from @Zeina Awad:

Hello BP team,
How are you all? Hope all is well. I am looking to invest outside of California for the first time. I am looking to rent and hold (purchase a rental income property). Any recommendations for which cities and dates to look into as a starter? Would appreciate the insure.

You're making a great decision by looking outside of California for your first out-of-state rental You're making a smart choice by considering out-of-state rental investments beyond California. If you're aiming for strong cash flow, lower upfront costs, and stable rental demand, I highly recommend exploring markets in the Midwest. For instance, in Kansas City, you can find solid rental properties at a fraction of the cost you’d encounter in California, typically ranging from $150K to $250K in desirable neighborhoods. Kansas City boasts a growing job market, multiple universities, and a steady renter population. When compared to coastal markets, the rent-to-price ratio is significantly better, which allows for positive cash flow with less initial capital investment.
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Travis Biziorek
Investor · Arroyo Grande, CA · Member since 2014 · 1k+ posts · 1k+ votes
1y
Hey Zeina,

If you’re looking for a solid rent-and-hold market outside of California, Detroit is definitely worth considering. It’s one of the few places where you can still buy affordable properties, get strong cash flow, and see appreciation in the right areas.

I personally built a 12-door portfolio there, and while it wasn’t easy, the market fundamentals are strong—affordable entry prices, high rental demand, and a city that’s been seeing steady growth. That said, Detroit is highly neighborhood-dependent, so having the right team in place is crucial.

If you’re open to learning more, happy to share insights on how to navigate the market effectively!
1 Reply
Eric FernwoodBusiness Member
Realtor · Las Vegas, NV · Member since 2014 · 1k+ posts · 1k+ votes
1y
Hello @Zeina Awad,
As others in this thread have stated, where to invest depends on your financial goals. If your goal is only initial cash flow, almost any major metro with a declining population will meet this need. If your goal is financial independence, then there are more requirements.
- Your rental income must increase faster than inflation. Otherwise, you won't have the additional dollars to pay future inflated prices.
- Your rental income must last as long as you do. Tenants can only pay rent if they maintain stable employment with comparable wages. Since the average company lifespan is 10–18 years, most private-sector jobs your current tenants hold will disappear in the foreseeable future. Your long-term income depends on whether the investment city attracts new companies that create replacement jobs with similar wages and skill requirements. Without these replacement jobs, only lower-paying service sector positions will remain as area incomes fall due to the loss of higher-paying jobs, city services decline and crime increases. Residents with sufficient income will relocate to more desirable areas, causing a downward spiral of declining average incomes and deteriorating city services. This self-reinforcing cycle of decline has proven nearly impossible for most cities to reverse.
- Minimize capital required to purchase multiple properties. You will need to acquire multiple properties to replace your current income. If you invest in a city with rapid and sustained appreciation, you can reinvest accumulated equity to buy additional properties using cash-out refinancing. If you buy in a city with limited appreciation, every investment dollar must come from your savings, which is beyond the reach of most investors.
- Income continuity. Every week, we hear about another city devastated by a natural disaster. Even though landlord insurance rebuilds your property, that's not the main problem. When natural disasters occur, they destroy entire communities—including jobs. People have no choice but to move to cities where they can live and work immediately. The devastated community might take years to recover (or never recover), but your costs will continue (debt service, taxes, insurance, utilities, etc.).
Meeting the above financial independence requirements depends on the city where you invest. What characteristics should you look for?
- A city with a metro population greater than 1 million that shows significant and sustained population growth. Companies need robust infrastructure and a sizeable skilled workforce.
- Low crime rates are essential. Cities with high crime rates struggle to attract new businesses. Without new companies creating jobs, people have little incentive to relocate there. Never invest in any city on this list.
- Low risk of natural disasters. The best barometer for natural disaster risk is the cost of homeowner insurance. The lower the insurance cost, the less likely a natural disaster is to occur.
- Low operating costs. Companies avoid locations with high operating costs from taxes, insurance, and over-regulation. A good indicator is the property tax rate (Rocket Mortgage). High property taxes often signal inefficient and expensive state and city governments.
Zeina, if you focus on selecting a city based on your financial goals instead of the opinion of others, you should do okay.
[email protected]702-358-8884
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Joe HammelBusiness Member
Real Estate Agent · Metro Detroit, MI · Member since 2018 · 614 posts · 666 votes
1y
Metro Detroit has what 99% of Real Estate Investors want. Couple hundred bucks a door monthly cash flow, solid ROI, and yes plenty appreciation. (#1 appreciating city 2023)

I personally make well over $100k/yr cash flow from 21 properties here. All of which, I’ve purchased within the last 4 years.

There are 2 types of people who dog on Detroit..

1. People who don't actually own property in Detroit

2. People who did it wrong and weren't able to execute.

If you do it right, it’s arguably the best market to invest.

Purchase: $80k-$130k

Rent: $1100-$1500 (no rent control in MI)

1% rule: .9%-1.4% rule deals

Coc ROI: 4-12%

Total ROI: 20-40%

Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)

Appreciation: 3-10%+ (has been double digit for a decade)

Location: C+, B-

These numbers are based on the "sweet spot" in Metro Detroit. These are largely in the suburbs and some markets within the city. You can find higher ROI (on paper) here and probably in other cities…but the probability of actually collecting rent significantly decreases. Where these numbers are found, there is a very high rate of rent actually being paid.

We have over a dozen Fortune 500 companies just in Metro Detroit with huge Healthcare, Auto, and mortgage industry National footprints. Ford, Rocket mortgage, Beaumont hospitals and more. All complimented with Amazon fulfillment centers, google, and more tech manufacturing jobs.

The bad reputation of “Detroit” comes from OOS investors wanting sub $40,000, D class properties in poor condition, because they pencil out to 2-3% deals on paper. We don’t buy those.

We have found what works and repeat it as much as funds allow.

Detroit has one the highest rent to price ratios in the country…and we focus on the best balance of price/location within the area.

Here is a picture of my portfolio if you/anyone is curious.
[email protected]248-422-1685
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James Wise
Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 31k+ posts · 20k+ votes
1y
Quote from @Zeina Awad:

Hello BP team,
How are you all? Hope all is well. I am looking to invest outside of California for the first time. I am looking to rent and hold (purchase a rental income property). Any recommendations for which cities and dates to look into as a starter? Would appreciate the insure.

1 Reply
Allie McAlister
Memphis, TN · Member since 2024 · 180 posts · 223 votes
1y
Hi @Zeina Awad
What are you looking for when you are choosing potential investment markets? Are you looking for low entry point, higher cash flow, better appreciation, etc?
Happy to help!
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