Advice Needed - Columbus, GA vs Raleigh/Fayetteville, NC Markets with VA loan

[Michael Bishop]

Hello everyone, I'm an active duty military guy and have lofty real estate investing goals, focusing on SFH and duplexes long-term rentals (likely starting off with a turnkey/minimal rehab required duplex because of VA loan considerations and being new to the game). I will be moving to Columbus GA soon but wanted opinions on which market to start "planting the trees" for success between Columbus, GA and areas in NC. There are pros and cons to both markets from my research but wanted some other eyes on it. Also looking to create a strong, reliable team in one of these markets to lay a good foundation while I continue my military career so any advice on that is greatly appreciated!

Thank you for your time!

[Nathan Guan]

Hi Michael,

First off, thank you for your service. It's fantastic to see you planning your financial future with such a clear strategy. Using the VA loan to house-hack a duplex is one of the most powerful ways to start building wealth while serving.

The Case for Columbus, GA: The Strategic Home Base

For an active-duty service member, Columbus, GA is very likely your strongest starting point. Here’s why:

• The VA Loan Advantage: Your VA loan benefit is most powerful when you're buying a home you intend to live in. Starting in Columbus allows you to purchase a 2-4 unit property with $0 down, move into one unit, and rent out the others. This "house-hacking" model dramatically reduces your housing cost and builds equity from day one. Trying to use a VA loan in a different state while stationed in Columbus is complex and often doesn't meet the "primary residence" requirement.
• Proximity is King: There is no substitute for being on the ground, especially for your first property. You can personally vet properties, meet your team face-to-face, and handle any initial issues that arise. This hands-on experience is invaluable.
• Market Familiarity: You'll learn the specific neighborhoods, rental rates, and property values of Columbus much faster by living there. This knowledge is a critical form of investor capital.
• Strong, Stable Base: Fort Benning provides a consistent demand for rentals, which is a great foundation for your first investment.
• The Case for North Carolina: The Scalability Play North Carolina (think markets like Raleigh, Charlotte, or the Fayetteville/Fort Liberty area) has fantastic long-term growth potential. However, for a first-time investor who is active duty, the primary challenge is distance management. Starting a remote portfolio from day one, while possible, adds a significant layer of complexity.
• The Verdict: Start Local, Scale Regional My strong recommendation is to "plant your flag" in Columbus, GA first. Use your VA loan to acquire a duplex (or a great SFH with a strong ADU potential) as your primary residence. Live in it for a year, manage it, and learn the ropes. This first property will become the cornerstone of your portfolio.

Once you have that foundation and equity, and if you get orders to move, you can then:

1. 1.Rent out your entire Columbus property.
2. 2.Use your VA loan again at your new duty station (if you have remaining entitlement) to repeat the process.
3. 3.Use the cash flow and experience from your Columbus property to confidently invest in a market like NC, using a conventional or DSCR loan.

Feel free to connect or DM me if you have specific questions about VA loan feasibility for a particular property or running the numbers. I work with service members and investors all the time and am always happy to help.

Best,

Nathan