Seeking seasoned investor advice

[Jon Dev]

Hello All, Im new to this forum, as well as the RE investor game. Im extremely motivated to build my own business and develope financial freedom through real estate investments, however as of lately its seemed slightly less attainable. Recently listened to the BP podcast regarding a $12k/month cash flow story and it seems like the first purchase for many seasoned investors were at prices that were impossible to acquire today. Are the margins for success smaller in todays market? Does it require greater initial capital to get in this game? Or is there real opportunity for a person looking to build his legacy in this game. Thank you

[Melissa Justice]

@Jon Dev,

Welcome to the forumand more importantly, welcome to the journey. You’re asking the exact right questions, and a lot of new (and even experienced) investors feel the same way right now.

Let’s unpack your thoughts:
Are margins smaller today?
Yes and no.

Yes, in the sense that interest rates are higher, home prices have appreciated, and cash-on-cash returns are tighter in many traditional “turnkey” markets.

No, because investors are still making great deals today, but it often requires more creativity, patience, and strategy than it did 5–10 years ago when prices were lower and financing was cheap.

Does it require more capital today?
In many cases, yes, especially for traditional 20% down purchases. But investors are adapting by:
House hacking
Using seller financing or partnerships
Buying below market and rehabbing (BRRRR strategy)
Investing in lower-cost markets (Midwest, parts of the South)
Starting with smaller properties (e.g. under $150K)

You don’t need a ton of capital-you just need a solid plan and consistent action.

Is there still real opportunity?
Absolutely.

Every market cycle feels “too expensive” when you’re in it. But five years from now, someone will say, “I wish I started back in 2025 when rates were high and no one wanted to buy.”

Opportunity hasn’t disappeared; it’s just shifted.

In 2012, it was buying cheap foreclosures.
In 2020, it was locking in 3% interest rates.
In 2025, it might be creative financing, off-market deals, or building with small multifamily properties in secondary markets.

What You Can Do Now:
Educate Yourself Strategically – Focus not just on motivation, but on actual tactics: deal analysis, financing structures, cash flow projections, etc.

Pick a Strategy That Matches Your Strengths – House hack, BRRRR, turnkey, short-term rentals, etc.

Choose One Market to Learn Deeply – Know the rents, neighborhoods, job drivers, and team members (agents, PMs, lenders).

Start Making Offers or Analyzing Deals Regularly – Action kills doubt. Start with practice offers if you’re not ready to pull the trigger.

Yes, it’s harder than it was. But that’s what creates the barrier to entry. Most people won’t push through that discomfort. If you do? You're already ahead. Keep listening, learning, asking questions and most importantly, stay in the game. Legacy is built one deal at a time.

Always here to chat more! 

Best of luck,

Melissa