New Investor, 2 doors, both with high equity and cash flowing

[Matt Miller]

I have wanted to be in real estate forever but never had the nerve to leave my career in Automobile Repair. I will maintain my W2 job as it is WFH and extremely flexible.

i have 2 properties combined value roughly 450-500k. Both are 100% free and clear and cash flowing a little over 3k a month after management fees. 

I really want to take advantage of this equity and either invest in a cash flowing business I could manage on site semi passive or additional rental properties. 

any advice from the seasoned folks here is welcome, I feel like I am in my head too much and suffering from analyzation paralyzation.

[Jaron Walling]

Quote from @Matt Miller:

@Jaron Walling the 2 properties I currently have were acquired via inheritance. They were purchased a decade ago for cash and are worth roughly 3x the purchase price today. They have had repairs through the years including roof replacements, AC replacements and one having foundation repairs. The property's are both in good condition and with the repair history should be free of major repair needs for the next few years. One has had the same tenant for ten years and the house is well maintained and orderly. The management company does regular site inspections so I am comfortable that it's a solid hold. Both could also use a marginal rent increase as they are below market today. I have been listening to BP for over a year now and just joined the forums as I now have actual property to work with.

That's amazing and blessed position to be in. You skipped like 6 chapters in the REI playbook. These properties are in the harvesting phase. It doesn't seem to match your personal, or financial goals. Probably need to better define those goals, figure out your "why", because it will change your strategy.

You could sell those properties (likely at a huge stepped up basis) or cash-out refinance, get liquid, and find/buy/create the next deal. You answered a question you didn't even ask. If you cash-out some equity (50-60 LTV, low risk) and increase the rents it could be a net neutral depending how below market the rents are. That's a big win-win for you! Doesn't damage the cash-flow to bad and lets you scale into other deals. Could be 2-3 more houses in 2 years, or if you leverage personal savings, retirement funds, OPM, or HM it could be 3-4 houses in 3 years. That's like 5 rental properties (2 with solid equity) in 4 years. That's big swing all because of the equity you have right now.