Overseas Military: Start Real Estate Investing Now or Wait?
Member since 2026 · 10 posts · 8 votes
Overseas Military: Start Real Estate Investing Now or Wait?
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Ryan ThomsonBusiness Member
Real Estate Agent · Colorado Springs, CO · Member since 2018 · 1k+ posts · 1k+ votesOne thing that changes your math when you get back stateside: VA loan eligibility.
VA loans are assumable. You can find a seller with an existing VA loan at 2-4% and take it over instead of getting a new loan at 7%. On a $500K loan that is roughly $1,840/month vs $2,661/month. House hacking on a 3% VA assumption pencils completely differently than house hacking at today's rate.
Most agents do not know how to run these transactions, but they are legal, HUD-approved, and the process is just slower than a conventional purchase (45-60 days vs 30). Worth knowing about before you start your search stateside.
While you are overseas, use the time to run numbers on your target market. Pick a city, analyze listings on paper regularly. When you land back stateside you want to recognize immediately whether something makes sense, not be starting from scratch.
You do not need to own property to build that skill. The investors who move fast when they are ready are the ones who have been running numbers for a year before they ever make an offer.
The Assumable Guy544 Reviews
22 Replies
- 5moDominic RosatoBusiness MemberReal Estate Agent · Jersey City, NJ · Member since 2022 · 82 posts · 61 votes
Hi Tayvien, I would not wait and instead use the next few years to build your knowledge and your team. Start connecting with investor friendly agents and lenders in whatever market you are targeting now so when you get back stateside you can move fast. The learning curve is real and getting it done remotely while deployed is tough but the work you put in now will pay off when you are ready to actually pull the trigger. I got my start house hacking a condo with 5% down in Jersey City and the foundation I built just from running numbers and talking to the right people before I bought made all the difference. I am an agent and investor in North Jersey and always open to connect with other investors wherever you are headed.
Dominic Rosato529 Reviews- Member since 2026 · 10 posts · 8 votes5mo
@Dominic Rosato thank you for this insight. I really appreciate the open arms. I definitely could use a brain to pick being new to this space.
- Lender · AZ · Member since 2022 · 148 posts · 95 votes5mo
When I was AD I house hacked 3x and it was one of the best decisions I made, but I think house hacking made me a more competent investor when it came to other strategies.
If you are saying you want to flip, or BRRRR overseas I would definitely wait until you get back. Without experience, and meaningful context you would be better off gaining knowledge and saving money for when you get back.
When you get back state-side go and house hack.
- Member since 2026 · 10 posts · 8 votes5mo
@Carl Davis thank you I am definitely going wait and soak up as much knowledge as I can in the meantime.
- 5moBryce JamisonPro MemberRental Property Investor · Mebane, NC · Member since 2015 · 494 posts · 439 votes
I imagine I'll be in the minority, but I'd wait. Of course it's possible to be a long distance investor, but I don't know if the headaches that come along with real estate investing are what you want to deal with while on active duty.
The ultimate goal is some version of a better financial position. You can get a nice, truly passive return in the market. I've had multiple older investors tell me if they had to do it all over again they'd dump all their money in the market. I invest in real estate because I enjoy it and it's a fun hobby, plus I can build wealth.
- Member since 2026 · 10 posts · 8 votes5mo
@Bryce Jamison Saving and learning is what I'll be doing until I'm back stateside. This was really helpful. I'm thankful for your guidance.
- 5moHenry ClarkPro MemberDeveloper · Member since 2020 · 4k+ posts · 4k+ votes
OP. Dont wait. Start right now overseas. Are you an E5 or above and can live off base? Use your BAH tax free housing payment to pay for a place. Each country is different so you need to find out their laws in buying. Try to find the cheapest and most resalable property. The type of property depends on your lifestyle and family.
Let’s say your a single or two person family with really young child. I would buy say a $70,000 trailer with land. Don’t pay big lot rental fees. Let’s say your BAH is $20,000 “Tax free”. Your there 2 years and pay in $40,000. BAH also includes utilities and food so you might adjust the figures.
Say you sell the trailer for $60,000 no sales commission. You lost $10,000????? No. You made $30,000 tax free.
Sales commission of say 7% will eat into your gains so learn to sale thru an Attorney for a flat fee.
As your family grows or you increase your life style keep moving up in home value.
Make sure to buy properties that are easily resealable. If your handy do fixer uppers. Even the trailer above you could build a porch or pour a concrete drive, etc to increase value and do sweat equity.
Another money maker. You get free shipping back home. Look for your surplus sales over there, specifically vehicles. There are some great vehicle sales over there. Buy and resale into the local market, to new soldiers, or ship free back to the states when you leave.You could go the other way if you’re going overseas or are overseas. Let’s say your in Guam or the Phillipines. See if any one wants a fishing boat or a Harley. Buy thru the PX and have it shipped free and no sales tax. Sale into the local community. Find a military investing forum.
My brother is based out of Livorno, Italy and is doing this in his house there. Both the tax free BAH and putting sweat equity in. He did the trailer deal when he first started.
- 5moRyan ThomsonBusiness MemberReal Estate Agent · Colorado Springs, CO · Member since 2018 · 1k+ posts · 1k+ votes
One thing that changes your math when you get back stateside: VA loan eligibility.
VA loans are assumable. You can find a seller with an existing VA loan at 2-4% and take it over instead of getting a new loan at 7%. On a $500K loan that is roughly $1,840/month vs $2,661/month. House hacking on a 3% VA assumption pencils completely differently than house hacking at today's rate.
Most agents do not know how to run these transactions, but they are legal, HUD-approved, and the process is just slower than a conventional purchase (45-60 days vs 30). Worth knowing about before you start your search stateside.
While you are overseas, use the time to run numbers on your target market. Pick a city, analyze listings on paper regularly. When you land back stateside you want to recognize immediately whether something makes sense, not be starting from scratch.
You do not need to own property to build that skill. The investors who move fast when they are ready are the ones who have been running numbers for a year before they ever make an offer.
The Assumable Guy544 Reviews - Real Estate Broker · Nashville, TN · Member since 2022 · 163 posts · 87 votes5mo
Don't wait. Start now while you have the W2 income and VA loan benefit working in your favor.
I run a brokerage and a property management company in Nashville and we work with out of state investors regularly, including military buyers. The distance is not the obstacle people think it is. The real question is whether you build the right team before you buy, and that means three people: an investor friendly agent who actually runs numbers (not just sends listings), a property manager who communicates proactively, and a lender who understands VA and investment loans.
Here's the honest truth about buying from overseas. The deal finding part is actually easier long distance than people expect. Your agent can video walk properties, pull comps, and run the analysis for you. The hard part is management after closing. That's where most military investors get burned. They buy a property, hire a random PM off Google, and then can't get answers at 2 AM their time when something goes wrong. Interview your PM like you're hiring a business partner, because that's essentially what they are when you're 8 time zones away.
A few specific things I'd focus on. First, start building relationships now. Get on BP calls, connect with agents and PMs in your target markets, and start analyzing deals even if you're 6 months from buying. That education while you have zero risk is invaluable. Second, look at markets with strong job growth, population growth, and landlord friendly laws. Nashville, parts of the Carolinas, parts of Texas, all check those boxes. Third, with your VA loan you can do a house hack when you come back stateside, but there's nothing stopping you from buying a straight investment property with conventional financing right now if you have the down payment. Fourth, make sure your PM sends weekly updates and has a clear process for emergency repairs that doesn't require your sign off under a certain dollar amount. Time zones make approval chains painful.
The military investors I've seen do best are the ones who started while they were still in, built their portfolio over a few tours, and came home to cash flowing properties that were already stabilized. You've got a huge advantage with that BAH covering your living expenses while rental income stacks. Don't waste that window.
- 5moJimmy LieuBusiness MemberReal Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votesHey Tayvien, first off thank you for your service. I definitely don’t think being overseas means you have to wait to get started. A lot of investors successfully buy long distance, but the biggest difference is that your team becomes everything. A solid agent, lender, contractor, and especially a good property manager can make or break the experience when you can’t physically check on things yourself. I’d probably avoid jumping straight into a heavy rehab from overseas and instead focus on something simpler and lower risk for your first deal, like a small multifamily or light value-add property in a stable market. House hacking can still be a great strategy too if your timeline lines up with returning stateside later on. One thing I’d recommend is spending the next few months networking hard, analyzing deals daily, and learning how to properly underwrite properties so you can spot bad deals quickly. Also make sure you have strong reserves because long distance investing feels a lot less stressful when you have cash buffers for surprises. Honestly, the fact that you’re thinking carefully about systems and risk before jumping in already puts you ahead of a lot of beginners. Happy to connect and answer any questions you have!
Quote from @Tayvien M Walker:
I’m active duty military and expect to remain overseas for at least the next 3–4 years. I’m interested in getting into real estate investing, specifically house hacking and small multifamily properties, but I’m trying to figure out how realistic it is to start while living outside the U.S.
Does it make more sense to wait until I’m back stateside, or is investing long distance not as big of a disadvantage as it seems? For those who’ve done it, how did you handle building a team, finding deals, managing properties, and reducing risk while overseas?
I’m looking for honest advice, lessons learned, and suggestions on the best way to move forward given my situation.
Jimmy Lieu, Red 1 Realty4.9122 Reviews- Member since 2026 · 10 posts · 8 votes5mo
@Jimmy Lieu thank you for your support. I'm so grateful for this bigger pockets platform, being able to receive information from everyone is great. When it comes to putting together a team what are some good focal points to look for?
- Real Estate Broker · New York, NY · Member since 2020 · 2k+ posts · 1k+ votes5mo
Hey Tayvien,
Thank you for your service.
My honest take, especially since you’re newer to investing, is that it may actually be smarter to wait rather than force something while you’re overseas.
Can people invest long-distance successfully? Absolutely. But it usually becomes much easier once you already know what you’re doing, have a trusted team, and understand how to spot a good deal. Doing that as a beginner from another country adds a layer of complexity you may not need right now.
And that’s okay. Waiting doesn’t mean you’re falling behind. In your position, I’d use these next few years to keep learning, save aggressively, strengthen your finances, and start building your network now so that when you’re back stateside, you can move with confidence. Maybe even pick a future target market and start studying it deeply from afar.
One thing I’ve learned in real estate is that very little good comes from rushing into a deal just because you feel like you need to “get started.” The best deals usually happen when preparation meets opportunity, not pressure.
Best of luck, and feel free to DM anytime. Always happy to connect and share ideas!
- 5moKerlous TadresBusiness MemberRealtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
@Tayvien M Walker, I would recommend building your team first, a good property manager and an investor-friendly agent, then target cash-flowing markets like Columbus or Cleveland, where the numbers still work after management fees. Your VA loan and steady military income are a huge advantage, so use them now instead of sitting out four years.
Kerlous Tadres | Reafco Real Estate542 Reviews - 5moAdam BartomeoBusiness MemberReal Estate Broker · Cape Coral, FL · Member since 2015 · 2k+ posts · 1k+ votes
You should use your VA loan to get a house with zero down. They will allow you to rent it legally if you are deployed. Start ASAP, most of the country is on sale right now and waiting 4 years is not a good option.
Bartomeo Property Management4.7143 Reviews - 5moHenry ClarkPro MemberDeveloper · Member since 2020 · 4k+ posts · 4k+ votes
OP, other posters.
What’s up?
Invest now, use your BAH tax free money. Especially if you’re overseas for 3 to 4 years.This discussion is about either making $2,400 per year profit in a rental and paying taxes, versus depending on rank and station making $25,000 per year tax free using your BAH.
OP. Find a military forum on real estate or make a post on “Military Investors” and get a response. If you follow 90% of the responses here you will miss out on $75,000 to $100,000 tax free profit.- Member since 2026 · 10 posts · 8 votes5mo
@Henry Clark I have many other questions I would like to ask you for clarification. Could you send me a PM?
- 5moHenry ClarkPro MemberDeveloper · Member since 2020 · 4k+ posts · 4k+ votesOP recommend you make a post for military posters about BAH and there experiences overseas.
Quote from @Tayvien M Walker:
@Henry Clark I have many other questions I would like to ask you for clarification. Could you send me a PM?
- 5moHenry ClarkPro MemberDeveloper · Member since 2020 · 4k+ posts · 4k+ votes
Can anyone on this post Guarantee, not hypothesize, not recommend etc. making the following tax free returns?
Your an E5 based in La, Ga, Tx, etc. You buy a used trailer with a lot for $70,000; sell it for a loss at $65,000. Lose $5,000. But with a BAH of $25,000 per year for 3 years you make $70,000. Yea factor in insurance, property tax. But no Income tax.
Versus a VA loan making $200 before taxes for three years. Or $7,200 before income taxes.
Same thing for Busan, Livorno, Bagram Afghanistan back in the day, Djibouti, Guantanamo, on board an Aircraft carrier, in a Sub below the Artic Circle, Columbia, Nicaragua, And yes some of these places we don’t have bases and you still get to use your BAH.
OP. Make a post for Military investors. Or look for a military investor forum of Facebook group.
$75,000 no taxes or $7,200 plus income taxes.
- 5moArman AhmedPro MemberReal Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 966 votes
Quote from @Tayvien M Walker:
I’m active duty military and expect to remain overseas for at least the next 3–4 years. I’m interested in getting into real estate investing, specifically house hacking and small multifamily properties, but I’m trying to figure out how realistic it is to start while living outside the U.S.
Does it make more sense to wait until I’m back stateside, or is investing long distance not as big of a disadvantage as it seems? For those who’ve done it, how did you handle building a team, finding deals, managing properties, and reducing risk while overseas?
I’m looking for honest advice, lessons learned, and suggestions on the best way to move forward given my situation.
Honestly, being overseas isn’t nearly as big a disadvantage as it used to be if you build the right team. A lot of successful investors are fully remote now, especially in Midwest markets where cash flow is stronger, and entry prices are lower. The biggest thing is not trying to manage everything yourself. A strong agent, lender, contractor, and property manager setup matters way more than physically living near the property. I’d probably avoid jumping into a heavy rehab as your very first deal overseas, but a solid duplex, small multifamily, or light value-add property can absolutely work if the numbers are conservative and the team is solid. The fact that you’re thinking about this early while still in the military could honestly put you years ahead by the time you’re back stateside.
- 5moAlfath AhmedBusiness MemberReal Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
Quote from @Tayvien M Walker:
I’m active duty military and expect to remain overseas for at least the next 3–4 years. I’m interested in getting into real estate investing, specifically house hacking and small multifamily properties, but I’m trying to figure out how realistic it is to start while living outside the U.S.
Does it make more sense to wait until I’m back stateside, or is investing long distance not as big of a disadvantage as it seems? For those who’ve done it, how did you handle building a team, finding deals, managing properties, and reducing risk while overseas?
I’m looking for honest advice, lessons learned, and suggestions on the best way to move forward given my situation.
I work with a ton of military out-of-country investors buying in my market. I recommend finding a good market that makes sense for you - landlord/tenant laws, lower property taxes, cashflow vs appreciation metric, and opportunity for tech growth.
Find a good agent and buy turnkey properties or run easy cosmetic brrrrr projects that you can hire a project manager for (from the money of hard money lender) per project basis. A few investments will go a long way for you.
ReafCo | Ahmed Group 533 Reviews- Member since 2026 · 10 posts · 8 votes5mo
@Alfath Ahmed clear and concise advice thank you!
- 2moAlyssa MarquezBusiness MemberReal Estate Agent · San Antonio TX / Fort Lauderdale, FL · Member since 2023 · 120 posts · 29 votes
You do not even need to make use of the time until you're back to America. There's actually nothing incorrect with taking on too much at a distance when you ensure you have all the correct individuals on your group initially. I would locate an investor-friendly agent in your chosen market as well as obtain in touch with an excellent mortgage broker, building manager, specialist and even insurer prior to putting down any offer.
My recommendation would certainly go for a basic long-term rental property or possibly a little multi-unit complex with cautious numbers versus something which requires close administration as your very first offer. This will cost you some of the benefit of remaining regional, yet a solid system and skilled residential property supervisor will offset a significant portion of the difference. For anybody taking a trip the world long-term as well as planning to return home over few years, I'd advise the while as chance to educate oneself, learn about prices of property and gain the relationships that could come to your aid later.
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