I’m 19, in Ohio, with a solid W-2 job but the job isn’t the goal. I want financial freedom and, more than that, a business my son can eventually inherit. My wife’s a stay at home mom whos fully behind me on this. I’m renting, have $20K ready to invest, good credit, and a background in construction with a lot of contractor connections. I’m eager to start, but I won’t lie the risk scares me. Failing in front of people and putting my family in a tough spot is a real fear. If you were 19 with $20K, solid credit, and construction connections, what would you get into first? Looking for a strategy to move fairly quickly while still managing risk, and to start networking with people ahead of me on this path. Appreciate any advice or hard truths.
1. I appreciate the self awareness of the difficulties and risks associated. Better to go into something new with eyes wide open.
2. I wouldn't worry about the end goal of a business your son can inherit. That is WAY too far into the future for you at 19 to worry about. Its a pleasant vision to have, but not something to affect your decision making at this point IMO.
3. I would say the obvious choice for someone in your position would be a "house hack".
Currently you RENT. You want/need experience. You have a w2 job. You have a down payment. That is a lot of things you already have to make a house hack make sense!
4. So, with a house hack, you would probably look for a small multifamily home that is live-able but needs some work. I used to refer to it as "Grandma's House". A house that is VERY dated, but functional.
5. By targeting a functional house you can qualify for regular conventional financing options for a primary residence. You may NOT be able to use options like FHA loans because many of these houses will have some issues because they are dated and have some deteriorating conditions, but regular conventional loans are likely to fit the bill.
6. With a house hack you would buy, live in 1 unit, and perhaps rehab and rent out the other unit. Likely a cosmetic rehab mostly. So, you get experience as a landlord. You get to do a MODEST rehab and you get to live in a place you own for a while.
7. After a year or 2, you could look to move out and rent the unit you were living in and go on to something else, perhaps even another house-hack.
8. What I would be careful of is "pie in the sky" thinking. You aren't building the Taj Mahal. When developing your rehab plans look at what other rentals are like and use that to temper your plans. Its easy to want to OVER improve things to make yourself feel good.
Feeling good, doesn't put money in your pocket especially with rentals which IMO are more about function than form.
1. I appreciate the self awareness of the difficulties and risks associated. Better to go into something new with eyes wide open.
2. I wouldn't worry about the end goal of a business your son can inherit. That is WAY too far into the future for you at 19 to worry about. Its a pleasant vision to have, but not something to affect your decision making at this point IMO.
3. I would say the obvious choice for someone in your position would be a "house hack".
Currently you RENT. You want/need experience. You have a w2 job. You have a down payment. That is a lot of things you already have to make a house hack make sense!
4. So, with a house hack, you would probably look for a small multifamily home that is live-able but needs some work. I used to refer to it as "Grandma's House". A house that is VERY dated, but functional.
5. By targeting a functional house you can qualify for regular conventional financing options for a primary residence. You may NOT be able to use options like FHA loans because many of these houses will have some issues because they are dated and have some deteriorating conditions, but regular conventional loans are likely to fit the bill.
6. With a house hack you would buy, live in 1 unit, and perhaps rehab and rent out the other unit. Likely a cosmetic rehab mostly. So, you get experience as a landlord. You get to do a MODEST rehab and you get to live in a place you own for a while.
7. After a year or 2, you could look to move out and rent the unit you were living in and go on to something else, perhaps even another house-hack.
8. What I would be careful of is "pie in the sky" thinking. You aren't building the Taj Mahal. When developing your rehab plans look at what other rentals are like and use that to temper your plans. Its easy to want to OVER improve things to make yourself feel good.
Feeling good, doesn't put money in your pocket especially with rentals which IMO are more about function than form.
Wholesaler · Charleston WV · Member since 2026 · 219 posts · 120 votes
1mo
My biggest advice would be don’t feel like you need to put that $20K at risk just because you have it.
I’d focus first on learning how to find good deals. Wholesaling is how I started, and it taught me acquisitions without requiring a ton of capital. Your construction background gives you an advantage because you can learn to recognize value and estimate repairs better than most beginners.
Then when you find the right opportunity, you have cash, credit, and contractor relationships available to actually buy something if that makes more sense.
At 19, your biggest asset isn’t the $20K. It’s the amount of time you have to develop the skills that can make you money for the next 30 years.
Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
1mo
I'm was in a similar position when I was a little older than you. I did a house hack in Old North Columbus and it changed my life. I would recommend doing that
Real Estate Agent · Columbus & Cleveland, OH · Member since 2023 · 1k+ posts · 1k+ votes
1mo
Hey Jackson, I was in a similar position to you around that age, I'm now 21 with multiple rentals under my belt and making well over 6 figures.
If I were you... Before investing in a deal, I'd start a business in your expertise that is also connected to the real estate world. Look into the GC space and see if there could be opporunity for you there.
I’m 19, in Ohio, with a solid W-2 job but the job isn’t the goal. I want financial freedom and, more than that, a business my son can eventually inherit. My wife’s a stay at home mom whos fully behind me on this. I’m renting, have $20K ready to invest, good credit, and a background in construction with a lot of contractor connections. I’m eager to start, but I won’t lie the risk scares me. Failing in front of people and putting my family in a tough spot is a real fear. If you were 19 with $20K, solid credit, and construction connections, what would you get into first? Looking for a strategy to move fairly quickly while still managing risk, and to start networking with people ahead of me on this path. Appreciate any advice or hard truths.
This is roughly $300k. In theory, you may be able to get a FHA loan with 5% down. Let's do some simple math. 300k @ 5% down = $15,000 PMI = $200 per month / $2,400 a year (estimating) Insurance = $150 a month / $1,800 a year (estimating) Misc = $200 a month / $2,400 a year (estimating) Taxes = $167 a month / $2,000 a year (estimating)
Not great, but profitable. You would need $60k for a down payment. Personally, I'd wait until you have $80k in this example. $60k for the down payment, $20k for emergencies.
I’m 19, in Ohio, with a solid W-2 job but the job isn’t the goal. I want financial freedom and, more than that, a business my son can eventually inherit. My wife’s a stay at home mom whos fully behind me on this. I’m renting, have $20K ready to invest, good credit, and a background in construction with a lot of contractor connections. I’m eager to start, but I won’t lie the risk scares me. Failing in front of people and putting my family in a tough spot is a real fear. If you were 19 with $20K, solid credit, and construction connections, what would you get into first? Looking for a strategy to move fairly quickly while still managing risk, and to start networking with people ahead of me on this path. Appreciate any advice or hard truths.
You're in a stronger position than you probably realize. At 19, with $20K, good credit, a steady income, and construction experience, you've already got a solid foundation. If I were in your shoes, I'd seriously look at house hacking, it keeps your housing costs down, lets you learn landlording on a smaller scale, and builds equity while limiting risk. Keep underwriting deals, lean on your contractor network, and don't feel pressured to rush. The goal isn't your first deal, it's building a business your family can own for decades.
I’m 19, in Ohio, with a solid W-2 job but the job isn’t the goal. I want financial freedom and, more than that, a business my son can eventually inherit. My wife’s a stay at home mom whos fully behind me on this. I’m renting, have $20K ready to invest, good credit, and a background in construction with a lot of contractor connections. I’m eager to start, but I won’t lie the risk scares me. Failing in front of people and putting my family in a tough spot is a real fear. If you were 19 with $20K, solid credit, and construction connections, what would you get into first? Looking for a strategy to move fairly quickly while still managing risk, and to start networking with people ahead of me on this path. Appreciate any advice or hard truths.
Hey Jackson, you're in a good spot and it sounds like you have the foundation laid. Now you just need time to build up more reserves and make a plan that eliminates as much of the risk you mentioned as possible.
A house hack will be the quickest way to get your foot in the door with the highest floor for risk. You'll be ready when you have enough to cover 6% of the purchase price plus repair costs plus a cushion for capital expenditures in case something breaks plus personal savings.
The perfect first house hack deal for you is a home with some updated CapEx like a newer roof, furnaces, and hot water tanks but with cosmetic updates needed. This way, your risk is lower with updated mechanical systems, but you can still buy at a discount and add value by modernizing the interior.
I’m 19, in Ohio, with a solid W-2 job but the job isn’t the goal. I want financial freedom and, more than that, a business my son can eventually inherit. My wife’s a stay at home mom whos fully behind me on this. I’m renting, have $20K ready to invest, good credit, and a background in construction with a lot of contractor connections. I’m eager to start, but I won’t lie the risk scares me. Failing in front of people and putting my family in a tough spot is a real fear. If you were 19 with $20K, solid credit, and construction connections, what would you get into first? Looking for a strategy to move fairly quickly while still managing risk, and to start networking with people ahead of me on this path. Appreciate any advice or hard truths.
1st, surround yourself with like minded people. Learn from their mistakes, ask them questions, and do them favors so it's not a one-sided relationship
2nd, save up more. I think I had around 30k when I bought my 225k househack. I am an agent so I used my commission to pay my closing costs, so you'll definitely want to save up maybe 25k-35k for 5-10% down on a househack. I would also recommend when househacking, asking the Seller to contribute to your closing costs, even if you have to have to offer higher (over 5k over to get the Seller to pay $5,000 of Closing Costs)
3, I already said it, but househack. 100%. Best way to start, especially in your market
Wholesaler · Portsmouth NH · Member since 2019 · 204 posts · 94 votes
1mo
Jackson, having $20K saved and a construction background at 19 puts you ahead of most people who ask this question. Use that as an edge, not something to gamble on day one.
If I were you, I'd start with wholesaling before touching that $20K. It takes contracts and hustle, not capital, so you get to test the business without risking your savings or your family's stability. Pull a list from Propwire, it's free, and target motivated sellers like absentee owners, high equity, and pre-foreclosure situations. Reach out through cold calls and texts, starting local since you already know the Columbus market and have contractor relationships there.
Your construction background is actually a real advantage here. You'll be able to size up rehab costs and repair scope faster than most wholesalers when you're talking to sellers or vetting buyers.
Also get to your local REIA meetups. Search "Columbus REIA meetup" and go to the closest one, that's where you'll meet the investors and buyers who can fast track your learning curve and one way to build your buyers list.
Once you've closed a few deals and understand the game without risking the $20K, that's the time to think about deploying that capital into a flip or your first hold.
I’m 19, in Ohio, with a solid W-2 job but the job isn’t the goal. I want financial freedom and, more than that, a business my son can eventually inherit. My wife’s a stay at home mom whos fully behind me on this. I’m renting, have $20K ready to invest, good credit, and a background in construction with a lot of contractor connections. I’m eager to start, but I won’t lie the risk scares me. Failing in front of people and putting my family in a tough spot is a real fear. If you were 19 with $20K, solid credit, and construction connections, what would you get into first? Looking for a strategy to move fairly quickly while still managing risk, and to start networking with people ahead of me on this path. Appreciate any advice or hard truths.
You're already ahead of where a lot of people start because you're thinking long term and you have a few things working in your favor: stable income, good credit, construction experience, and contractor relationships. If I were in your shoes, I'd focus on buying one small property that cash flows rather than trying to scale too fast. A house hack or a modest buy-and-hold is a great way to learn the entire process while keeping your downside manageable. Your construction background gives you an advantage because you can spot value-add opportunities and save money on repairs. I'd also spend time underwriting deals every day, talking to local investors, and building relationships with lenders and property managers before pulling the trigger. Since you're in Ohio already, I'd definitely take a close look at Columbus. I moved here from Portland in 2020 and now own 10+ rentals because the market checked a lot of boxes for me: strong job and population growth, landlord-friendly laws, and there are still properties in the $120k-$180k range that can produce solid cash flow. The biggest mistake I see is people waiting for the "perfect" first deal. Be patient, but don't let fear keep you on the sidelines forever. Happy to connect and answer any questions you have!
Columbus, OH · Member since 2024 · 5 posts · 1 vote
1mo
$20k is a great start! Many first time buyers, investors, etc... have much much less. I would suggest looking at down payment assistance programs to get you into a new primary that you could fix up and house hack with it. You can get into that home with little/no money down based on the assitance program you choose. You can then take your savings and fix it up over time, complete a cash-out refi on it to pull out any equity that might have accumulated from the renovations, buy a new primary, and do it all over again. Starting at 19 is fantastic and the more and more you do this then the quicker you will be able to accumulate more doors b/c hopefully those first ones are cash flowing for you. Great work putting yourself out there early!
I’m 19, in Ohio, with a solid W-2 job but the job isn’t the goal. I want financial freedom and, more than that, a business my son can eventually inherit. My wife’s a stay at home mom whos fully behind me on this. I’m renting, have $20K ready to invest, good credit, and a background in construction with a lot of contractor connections. I’m eager to start, but I won’t lie the risk scares me. Failing in front of people and putting my family in a tough spot is a real fear. If you were 19 with $20K, solid credit, and construction connections, what would you get into first? Looking for a strategy to move fairly quickly while still managing risk, and to start networking with people ahead of me on this path. Appreciate any advice or hard truths.
Welcome to the community @Jackson Tackett. Love the fact you guys are thinking about this at such an early point in your lives. With your construction background, you should be able to do pretty well. I'm house hacking a duplex right now and looking to get into another one here shortly (currently up to 20 units all over Columbus and Dayton).
I'd highly recommend looking at buying a duplex.By targeting a duplex, you're ensuring that your tenant will at least be able to help with a good portion of the mortgage payment every month and help you build equity every month.
Depending on what part of town you're comfortable with, you'll need to take purchase price into consideration. If you can find one that needs a little bit of work, in a good neighborhood, that would be ideal. That way you can utilize your background and renovate and put in some sweat equity.
Since you have a W2 job, it should be a lot easier for you to qualify for a loan. I'd recommend working with investor lenders and investor focused agents who have also house hacked. The lender will be able to get you into the right loan product while understanding the investing side of what you're looking for. Not all lenders will have the same level of experience as a lender who works with a lot of investors.
Hard truth about house hacking is that you'll need to make sure you're ok managing the other unit and tenants that come with it. That's part of building a portfolio, but I'm sure you'll be fine.
Happy to answer any additional questions you might have.
I’m 19, in Ohio, with a solid W-2 job but the job isn’t the goal. I want financial freedom and, more than that, a business my son can eventually inherit. My wife’s a stay at home mom whos fully behind me on this. I’m renting, have $20K ready to invest, good credit, and a background in construction with a lot of contractor connections. I’m eager to start, but I won’t lie the risk scares me. Failing in front of people and putting my family in a tough spot is a real fear. If you were 19 with $20K, solid credit, and construction connections, what would you get into first? Looking for a strategy to move fairly quickly while still managing risk, and to start networking with people ahead of me on this path. Appreciate any advice or hard truths.
I started at the same age so I would advice you to do the same
Real Estate Broker · New York, NY · Member since 2020 · 2k+ posts · 1k+ votes
1mo
Hey Jackson,
Agree with everything Kevin Sobilo said. With $20K saved and construction experience, house hacking could be a great way to get into real estate while keeping the risk more manageable. Your contractor connections could also give you an advantage when it comes to identifying and improving a property.
At 19, I'd focus less on moving fast and more on putting yourself in a position to make several good decisions over the next few years. Keep a healthy cash reserve, learn the numbers, and build relationships with people who have already done it.
All the best! Feel free to reach out, I'm always happy to help in any way I can.
Something Ive learned from my mom and my grandma. Dont lead with how much you money you have available. It comes across a certain kinda way. that being said, Reframe the question in the future to show people whats on your mind. you may not have to use your money right away. If you lead with it, someone my finds somewhere to put it.
To answer your question: If I were 19 with some funds available, I would seek out opportunities to partner with investors builders and the like. Have the conversation and let them know about your legacy plans for your family. I would start with that. Get adjacent to the sector of real estate the you like most and start there. If you get into an want to change most people find the way on and then realize they like the same thing or something different later.
