1% Rule (or close) in Any US/state City?

Member since 2020 · 19 posts · 11 votes

Hi Investors!

I'm feeling a bit stuck and hoping I could benefit from your expertise and/or experience in this field, first some background:

1. I'm a Canadian (living in Toronto) and want to quit my 9 to 5.

2. I bought Condo 1 (1 bed) in Clearwater, Florida for $65k (USD) cash in 2016. Netting around $650/month. Condo is likely worth about $150k now.

3. I took out a HELOC on Condo 1 to buy Condo 2 (1 bed) in Seminole, Florida outright for $55k (USD) in 2017. Netting around $630/month. Condo is likely worth about $150k now, HELOC is paid off, owned free and clear.

4. I bought Condo 3 in the same building for $120k in 2020, it's now worth $150k, owned free and clear. Nets $650/month.

I would continue buying in Florida but am getting very concerned with the hurricanes so would like to invest in another state that has something, somewhat close to the 1% rule or can net me around $600+/month. The things I really like about Florida, specifically the Tampa/Pinellas region: honest contractors, honest renters, low taxes, low HOA fees.

I'm interested in a duplex/triplex or another condo as my next purchase but have no idea where else to look. I like Texas but hear the property taxes are way too high. Are there any hidden gem cities and areas within those cities that can get me similar numbers to the above? My budget would be around <$300k.

4 Reply

330 views

Most Popular Reply

Zach LemasterBusiness Member

Rental Property Investor · Denver, CO · Member since 2015 · 2k+ posts · 3k+ votes

@Rene Hosman thanks for the mention!

@Sas Sel I invest heavily in the SE, especially in FL for the very reasons you mentioned. I do think there are specific markets that do quite well in FL still, but it's also a good idea to diversify to multiple locations for many reasons. TX is great, but property taxes are higher making it hard to cash flow. There are many other great markets to consider in the SE like Columbia, SC, suburbs of Atlanta, GA, Tuscaloosa, AL, Tulsa, OK etc. I recommend investigating some of those markets based on the criteria you outlined. As Rene mentioned, our team at Rent To Retirement offers turnkey, new construction properties in all these markets including many in TX and FL as well. We are happy to assist you however we can, regardless if you invest through our marketplace or on your own! We have a ton of market data on all these locations that we are happy to share!

Hope this helps!

-Zach

[email protected]800-311-6781 Podcast Guest on Show How to Get 10%+ Off Your Next Real Estate Deal Right Now

Rent To Retirement5334 Reviews

Website View Page

7 Reply

See this reply in the discussion

53 Replies

Jump to latestLatest

Sort by

Ko KashiwagiPro Member
Lender · Los Angeles, CA · Member since 2022 · 967 posts · 445 votes
1y
Hi Sas,
Personally, I would first nail down to landlord friendly states - like AL, AZ, TX, IN, NC, CO, OH, PA, LA. There's a honestly a lot of markets to choose from within landlord friendly states that still can hit 1% especially if you are willing to do multi-family sub 300k.
In TX I've seen deals still hit 1% even with SFH especially if you use Section 8 for example in Houston.
Some cities as examples that I've seen many out-of state investors do: Birmingham, Houston, Cleveland, Milwaukee, Pittsburgh, Lafayette
310-848-9776
3 Reply
- Chris GoodBusiness Member
  Grand Rapids, MI · Member since 2022 · 11 posts · 8 votes
  1y
  Quote from @Ko Kashiwagi:
  
  Hi Sas,
  Personally, I would first nail down to landlord friendly states - like AL, AZ, TX, IN, NC, CO, OH, PA, LA. There's a honestly a lot of markets to choose from within landlord friendly states that still can hit 1% especially if you are willing to do multi-family sub 300k.
  In TX I've seen deals still hit 1% even with SFH especially if you use Section 8 for example in Houston.
  Some cities as examples that I've seen many out-of state investors do: Birmingham, Houston, Cleveland, Milwaukee, Pittsburgh, Lafayette
  
  How are Landlord Friendly states identified? What criteria determine this?
  [email protected]616-965-2300
  United Properties of W Michigan4.4786 Reviews
  Website View Page
  1 Reply
Sas Sel
OP
Member since 2020 · 19 posts · 11 votes
1y
Super helpful thank you, very interested in TX especially. I agree, landlord friendly and low/no tax like FL would be great. Out of the list you provided which would be best besides TX and which cities?
0 Reply
Andre Brock
Investor · Cleveland, OH · Member since 2013 · 120 posts · 77 votes
1y
Cleveland Ohio, Toledo Ohio, Milwaukee Wisconsin.
4 Reply
Sas Sel
OP
Member since 2020 · 19 posts · 11 votes
1y
Fantastic thank you!
0 Reply
Jorge VazquezBusiness Member
Real Estate Broker · Tampa, FL · Member since 2017 · 1k+ posts · 692 votes
1y
Hey Sas,

Appreciate you sharing your journey—sounds like you’ve done really well! I just wanted to offer a little perspective from my 20+ years investing in Florida, especially around Tampa Bay and Pinellas.

First off—the hurricane fear is real, but maybe a little overblown. Tampa Bay hasn’t taken a direct hit in over 100 years. It’s actually one of the most hurricane-dodged areas in Florida. Now, beachfront properties do carry higher flood and wind insurance, no doubt, but the key is staying just a few miles inland. You’ll often find safer zones with lower premiums and the same strong rental demand.

The real insurance hikes we’ve seen lately? Not from storms, but from past fraud—things like sinkhole scams and lawsuits against insurance companies. Florida passed new laws in 2022 to stop the abuse, and rates are already beginning to settle down.

Now—about condos. I started with them too, and I totally get the appeal. But over time, the HOAs became a real pain. I’ve dealt with surprise assessments, changing rental rules, and fee hikes that killed my cash flow. These days, I stick to single-family homes or small multis where I control the asset—no board approvals, no drama.

One of the first Canadians I ever helped 20 years ago started with one rental and ended up building a multi-million dollar Residential Assisted Living business. He used the real estate as the foundation, converting homes into care facilities. Now he’s cash flowing heavy and helping people at the same time. So yeah—what you’re doing has serious potential if you stay focused and strategic.

You’re already ahead of the game. Just avoid the condo traps and don’t let fear of storms make you miss out on a strong market like Tampa Bay. Happy to share zip codes or areas that cash flow well with low risk if you’re ever interested.

Cheers,
Jorge
Graystone Investment Group517 Reviews
Website View Page
2 Reply
- Yash GuptaPro Member
  New to Real Estate · Bellevue, WA · Member since 2025 · 2 posts · 0 votes
  1y
  @Jorge Vazquez Hey Jorge, I appreciate your assessment of Tampa Bay area. I am looking to buy my first rental property (first ever property tbh) with cash flow. I can afford upto $100k down payment at 20%. Can you please share the zip codes or areas in Tampa Bay with cash flow with low risk?
  0 Reply
- Jim Bob
  Member since 2022 · 72 posts · 9 votes
  1y
  Quote from @Jorge Vazquez:
  
  Just avoid the condo traps and don’t let fear of storms make you miss out on a strong market like Tampa Bay. Happy to share zip codes or areas that cash flow well with low risk if you’re ever interested.
  My homes for sale are in zip 34683 and 34698. Do you like these for low risk cash flow? However no one gets 1% for sfh in these.
  0 Reply
- Jim Bob
  Member since 2022 · 72 posts · 9 votes
  1y
  Quote from @Yash Gupta:
  
  @Jorge Vazquez Hey Jorge, I appreciate your assessment of Tampa Bay area. I am looking to buy my first rental property (first ever property tbh) with cash flow. I can afford upto $100k down payment at 20%. Can you please share the zip codes or areas in Tampa Bay with cash flow with low risk?
  
  Are you seeking a $500k property with a $100k down payment?
  0 Reply
- Yash GuptaPro Member
  New to Real Estate · Bellevue, WA · Member since 2025 · 2 posts · 0 votes
  1y
  @Jim Bob Yeah, thats my upper limit
  0 Reply
Sas Sel
OP
Member since 2020 · 19 posts · 11 votes
1y
Hey @Jorge Vazquez interesting points, yeah I'd love to take you up on your offer re cashflowing zipcodes.
0 Reply
Rene HosmanPro Member
Rental Property Investor · Denver, CO · Member since 2024 · 583 posts · 653 votes
1y
Quote from @Sas Sel:

Hi Investors!
I'm feeling a bit stuck and hoping I could benefit from your expertise and/or experience in this field, first some background:

1. I'm a Canadian (living in Toronto) and want to quit my 9 to 5.

2. I bought Condo 1 (1 bed) in Clearwater, Florida for $65k (USD) cash in 2016. Netting around $650/month. Condo is likely worth about $150k now.

3. I took out a HELOC on Condo 1 to buy Condo 2 (1 bed) in Seminole, Florida outright for $55k (USD) in 2017. Netting around $630/month. Condo is likely worth about $150k now, HELOC is paid off, owned free and clear.

4. I bought Condo 3 in the same building for $120k in 2020, it's now worth $150k, owned free and clear. Nets $650/month.

I would continue buying in Florida but am getting very concerned with the hurricanes so would like to invest in another state that has something, somewhat close to the 1% rule or can net me around $600+/month. The things I really like about Florida, specifically the Tampa/Pinellas region: honest contractors, honest renters, low taxes, low HOA fees.
I'm interested in a duplex/triplex or another condo as my next purchase but have no idea where else to look. I like Texas but hear the property taxes are way too high. Are there any hidden gem cities and areas within those cities that can get me similar numbers to the above? My budget would be around <$300k.

@Zach Lemaster do you have any turn key properties that would fit this description?
1 Reply
Zach LemasterBusiness Member
Rental Property Investor · Denver, CO · Member since 2015 · 2k+ posts · 3k+ votes
1y

@Rene Hosman thanks for the mention!

@Sas Sel I invest heavily in the SE, especially in FL for the very reasons you mentioned. I do think there are specific markets that do quite well in FL still, but it's also a good idea to diversify to multiple locations for many reasons. TX is great, but property taxes are higher making it hard to cash flow. There are many other great markets to consider in the SE like Columbia, SC, suburbs of Atlanta, GA, Tuscaloosa, AL, Tulsa, OK etc. I recommend investigating some of those markets based on the criteria you outlined. As Rene mentioned, our team at Rent To Retirement offers turnkey, new construction properties in all these markets including many in TX and FL as well. We are happy to assist you however we can, regardless if you invest through our marketplace or on your own! We have a ton of market data on all these locations that we are happy to share!
Hope this helps!
-Zach
[email protected]800-311-6781 Podcast Guest on Show How to Get 10%+ Off Your Next Real Estate Deal Right Now
Rent To Retirement5334 Reviews
Website View Page
7 Reply
- Sas Sel
  OP
  Member since 2020 · 19 posts · 11 votes
  1y
  Quote from @Zach Lemaster:
  
  @Rene Hosman thanks for the mention!
  
  @Sas Sel I invest heavily in the SE, especially in FL for the very reasons you mentioned. I do think there are specific markets that do quite well in FL still, but it's also a good idea to diversify to multiple locations for many reasons. TX is great, but property taxes are higher making it hard to cash flow. There are many other great markets to consider in the SE like Columbia, SC, suburbs of Atlanta, GA, Tuscaloosa, AL, Tulsa, OK etc. I recommend investigating some of those markets based on the criteria you outlined. As Rene mentioned, our team at Rent To Retirement offers turnkey, new construction properties in all these markets including many in TX and FL as well. We are happy to assist you however we can, regardless if you invest through our marketplace or on your own! We have a ton of market data on all these locations that we are happy to share!
  Hope this helps!
  -Zach
  
  Thank you!
  1 Reply
- Sas Sel
  OP
  Member since 2020 · 19 posts · 11 votes
  1y
  Quote from @Zach Lemaster:
  
  @Rene Hosman thanks for the mention!
  
  @Sas Sel I invest heavily in the SE, especially in FL for the very reasons you mentioned. I do think there are specific markets that do quite well in FL still, but it's also a good idea to diversify to multiple locations for many reasons. TX is great, but property taxes are higher making it hard to cash flow. There are many other great markets to consider in the SE like Columbia, SC, suburbs of Atlanta, GA, Tuscaloosa, AL, Tulsa, OK etc. I recommend investigating some of those markets based on the criteria you outlined. As Rene mentioned, our team at Rent To Retirement offers turnkey, new construction properties in all these markets including many in TX and FL as well. We are happy to assist you however we can, regardless if you invest through our marketplace or on your own! We have a ton of market data on all these locations that we are happy to share!
  Hope this helps!
  -Zach
  
  That'd be great let's connect please.
  1 Reply
Taz Zettergren
Real Estate Agent · Memphis, TN · Member since 2019 · 365 posts · 264 votes
1y
@Sas Sel
I would recommend looking into Memphis, Little Rock, Oklahoma City, and Tulsa because these cities offer a great balance of affordability, strong rental demand, and landlord-friendly laws. They are all markets where we actively operate and see high investor interest.

Finding properties that meet the one percent rule has become more difficult, and those that do are often in areas with a very high percentage of rentals. These neighborhoods typically experience more frequent turnover and increased maintenance costs. Investors who prioritize long-term stability tend to focus on homes in the median price range. Although these properties usually have a rent-to-price ratio closer to zero point seven percent, they provide more consistency in tenant quality, property appreciation, and rent growth over time.

Florida and Texas both have higher insurance and property tax costs, which can reduce overall returns. In contrast, these other markets offer more manageable expenses. A well-renovated home with strong management can create a steady and passive income stream, even if the initial return is slightly lower than in riskier areas. If you would like to compare these markets to what you have done in Florida, I would be happy to go over the details with you.
1 Reply
Caleb Brown
Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
1y
There is a million markets out there. Midwest is very common. Maybe look at states right outside Florida to keep it close ish. Happy to chat on Kansas City if you look in this area.
1 Reply
Corby GoadeBusiness Member
Investor · Boise, ID · Member since 2014 · 3k+ posts · 3k+ votes
1y
The world has changed a lot since you bought in 2020 and your strategy probably needs to change too. Those 1% deals are mostly gone and the ones you find will probably be in VERY rough neighborhoods and won't perform the way you hope they will.
Personally, I'd focus on value add deals and BRRRR, leaning in to the hopes that rates will be down soon. If not, you'll have enough equity to flip, if need be.
1 Reply
Chris ClothierBusiness Member
Rental Property Investor · memphis, TN · Member since 2009 · 2k+ posts · 3k+ votes
1y
Quote from @Sas Sel:

Hi Investors!
I'm feeling a bit stuck and hoping I could benefit from your expertise and/or experience in this field, first some background:

1. I'm a Canadian (living in Toronto) and want to quit my 9 to 5.

2. I bought Condo 1 (1 bed) in Clearwater, Florida for $65k (USD) cash in 2016. Netting around $650/month. Condo is likely worth about $150k now.

3. I took out a HELOC on Condo 1 to buy Condo 2 (1 bed) in Seminole, Florida outright for $55k (USD) in 2017. Netting around $630/month. Condo is likely worth about $150k now, HELOC is paid off, owned free and clear.

4. I bought Condo 3 in the same building for $120k in 2020, it's now worth $150k, owned free and clear. Nets $650/month.

I would continue buying in Florida but am getting very concerned with the hurricanes so would like to invest in another state that has something, somewhat close to the 1% rule or can net me around $600+/month. The things I really like about Florida, specifically the Tampa/Pinellas region: honest contractors, honest renters, low taxes, low HOA fees.
I'm interested in a duplex/triplex or another condo as my next purchase but have no idea where else to look. I like Texas but hear the property taxes are way too high. Are there any hidden gem cities and areas within those cities that can get me similar numbers to the above? My budget would be around <$300k.

Sas,

First, you did a fantastic job of taking action with a plan and reaping the rewards. Congratulations on owning three excellent properties. I would rank your results above average without question.

My advice would be to stick with exactly what you know. I speak with many investors who think real estate is a never-ending trajectory of upgrading and iterating into more significant, "better" investments. BP forums can certainly feed into that perception, and it induces a bit of FOMO. You didn't mention changing asset classes or anything along those lines, but you mentioned hurricane concerns. I believe those concerns can be mitigated by avoiding close coastal properties. Based on what you've shared, I would not change anything. You know the markets and have experience, including contacts and relationships you trust.

I like the idea of purchasing another condo in the same general areas where you have experience, focusing on staying inland where hurricanes may be less of an issue. There is no learning curve and no new relationships to build. Your hurricane concerns are valid, but the price points you mentioned seem well-positioned for affordability and demand while providing nice revenue.

Some of the best investors I have had the good fortune of knowing were very steady in product, price, and location, and their idea of diversification was purchasing additional units with less concern about changing cities or products.

You've done a heckuva job already putting together your portfolio, and I'm not sure I would look to go to another area and start over. The juice may not be worth the squeeze. Best of luck to you -
Podcast Guest on Show #224
REI Nation4.577 Reviews
Website View Page
0 Reply
- Sas Sel
  OP
  Member since 2020 · 19 posts · 11 votes
  1y
  Quote from @Chris Clothier:
  
  Quote from @Sas Sel:
  
  Hi Investors!
  I'm feeling a bit stuck and hoping I could benefit from your expertise and/or experience in this field, first some background:
  
  1. I'm a Canadian (living in Toronto) and want to quit my 9 to 5.
  
  2. I bought Condo 1 (1 bed) in Clearwater, Florida for $65k (USD) cash in 2016. Netting around $650/month. Condo is likely worth about $150k now.
  
  3. I took out a HELOC on Condo 1 to buy Condo 2 (1 bed) in Seminole, Florida outright for $55k (USD) in 2017. Netting around $630/month. Condo is likely worth about $150k now, HELOC is paid off, owned free and clear.
  
  4. I bought Condo 3 in the same building for $120k in 2020, it's now worth $150k, owned free and clear. Nets $650/month.
  
  I would continue buying in Florida but am getting very concerned with the hurricanes so would like to invest in another state that has something, somewhat close to the 1% rule or can net me around $600+/month. The things I really like about Florida, specifically the Tampa/Pinellas region: honest contractors, honest renters, low taxes, low HOA fees.
  I'm interested in a duplex/triplex or another condo as my next purchase but have no idea where else to look. I like Texas but hear the property taxes are way too high. Are there any hidden gem cities and areas within those cities that can get me similar numbers to the above? My budget would be around <$300k.
  
  Sas,
  
  First, you did a fantastic job of taking action with a plan and reaping the rewards. Congratulations on owning three excellent properties. I would rank your results above average without question.
  
  My advice would be to stick with exactly what you know. I speak with many investors who think real estate is a never-ending trajectory of upgrading and iterating into more significant, "better" investments. BP forums can certainly feed into that perception, and it induces a bit of FOMO. You didn't mention changing asset classes or anything along those lines, but you mentioned hurricane concerns. I believe those concerns can be mitigated by avoiding close coastal properties. Based on what you've shared, I would not change anything. You know the markets and have experience, including contacts and relationships you trust.
  
  I like the idea of purchasing another condo in the same general areas where you have experience, focusing on staying inland where hurricanes may be less of an issue. There is no learning curve and no new relationships to build. Your hurricane concerns are valid, but the price points you mentioned seem well-positioned for affordability and demand while providing nice revenue.
  
  Some of the best investors I have had the good fortune of knowing were very steady in product, price, and location, and their idea of diversification was purchasing additional units with less concern about changing cities or products.
  
  You've done a heckuva job already putting together your portfolio, and I'm not sure I would look to go to another area and start over. The juice may not be worth the squeeze. Best of luck to you -
  
  This is a great point and I've been thinking along these lines for quite some time, the issue I'd like to be free of though, are HOAs, they've become a pain and I'd like to at least get an SFH or a duplex to diversify the portfolio.
  1 Reply
- Chris ClothierBusiness Member
  Rental Property Investor · memphis, TN · Member since 2009 · 2k+ posts · 3k+ votes
  1y
  Quote from @Sas Sel:
  
  Quote from @Chris Clothier:
  
  Quote from @Sas Sel:
  
  Hi Investors!
  I'm feeling a bit stuck and hoping I could benefit from your expertise and/or experience in this field, first some background:
  
  1. I'm a Canadian (living in Toronto) and want to quit my 9 to 5.
  
  2. I bought Condo 1 (1 bed) in Clearwater, Florida for $65k (USD) cash in 2016. Netting around $650/month. Condo is likely worth about $150k now.
  
  3. I took out a HELOC on Condo 1 to buy Condo 2 (1 bed) in Seminole, Florida outright for $55k (USD) in 2017. Netting around $630/month. Condo is likely worth about $150k now, HELOC is paid off, owned free and clear.
  
  4. I bought Condo 3 in the same building for $120k in 2020, it's now worth $150k, owned free and clear. Nets $650/month.
  
  I would continue buying in Florida but am getting very concerned with the hurricanes so would like to invest in another state that has something, somewhat close to the 1% rule or can net me around $600+/month. The things I really like about Florida, specifically the Tampa/Pinellas region: honest contractors, honest renters, low taxes, low HOA fees.
  I'm interested in a duplex/triplex or another condo as my next purchase but have no idea where else to look. I like Texas but hear the property taxes are way too high. Are there any hidden gem cities and areas within those cities that can get me similar numbers to the above? My budget would be around <$300k.
  
  Sas,
  
  First, you did a fantastic job of taking action with a plan and reaping the rewards. Congratulations on owning three excellent properties. I would rank your results above average without question.
  
  My advice would be to stick with exactly what you know. I speak with many investors who think real estate is a never-ending trajectory of upgrading and iterating into more significant, "better" investments. BP forums can certainly feed into that perception, and it induces a bit of FOMO. You didn't mention changing asset classes or anything along those lines, but you mentioned hurricane concerns. I believe those concerns can be mitigated by avoiding close coastal properties. Based on what you've shared, I would not change anything. You know the markets and have experience, including contacts and relationships you trust.
  
  I like the idea of purchasing another condo in the same general areas where you have experience, focusing on staying inland where hurricanes may be less of an issue. There is no learning curve and no new relationships to build. Your hurricane concerns are valid, but the price points you mentioned seem well-positioned for affordability and demand while providing nice revenue.
  
  Some of the best investors I have had the good fortune of knowing were very steady in product, price, and location, and their idea of diversification was purchasing additional units with less concern about changing cities or products.
  
  You've done a heckuva job already putting together your portfolio, and I'm not sure I would look to go to another area and start over. The juice may not be worth the squeeze. Best of luck to you -
  
  This is a great point and I've been thinking along these lines for quite some time, the issue I'd like to be free of though, are HOAs, they've become a pain and I'd like to at least get an SFH or a duplex to diversify the portfolio.
  
  In that scenario, do your current contacts in FL have the ability to help you add an SFH to your portfolio? Again, it takes time to build a relationship with a service provider, and you will likely get the best service and pricing and have the highest comfort level with an existing relationship.
  My family's company manages single-family investment properties, and I would suggest, based on my experience, that you work with those with whom you have a high level of trust first. I get no benefit out of giving that advice.  I think it is your highest and best probability of finding an investment you are comfortable with.  If that's not possible, there are any number of markets you can look into for investing, but it is the relationship and trust that will be your biggest hurdles.
  Podcast Guest on Show #224
  REI Nation4.577 Reviews
  Website View Page
  0 Reply
Todd AndersonPro Member
Real Estate Agent · Cape Coral, FL · Member since 2023 · 392 posts · 175 votes
1y
@Sas Sel,
When I talk with the investors that I work with, who are concerned about the storms and insurance in Florida? We look at markets like North Carolina. I have worked with a number investors who are very impressed with the growth of investments around the Charlotte market.
The Charlotte market has most of the benefits of Florida, but is much more inland. The growth areas about 45 minutes outside. The city are good place to find investment properties that still hit cash flow metrics. As others on bigger pockets have said the Charlotte market is projected to be a growth market for the future.
I personally would not hesitate. I'm looking at other markets in Florida. I have found a number of great looking investments just north of you in the Ocala market.
It sounds like you've done a great job in investing so far best of luck in finding the next great investment.
[email protected]651-492-5652
0 Reply
- Sas Sel
  OP
  Member since 2020 · 19 posts · 11 votes
  1y
  Quote from @Todd Anderson:
  
  @Sas Sel,
  When I talk with the investors that I work with, who are concerned about the storms and insurance in Florida? We look at markets like North Carolina. I have worked with a number investors who are very impressed with the growth of investments around the Charlotte market.
  The Charlotte market has most of the benefits of Florida, but is much more inland. The growth areas about 45 minutes outside. The city are good place to find investment properties that still hit cash flow metrics. As others on bigger pockets have said the Charlotte market is projected to be a growth market for the future.
  I personally would not hesitate. I'm looking at other markets in Florida. I have found a number of great looking investments just north of you in the Ocala market.
  It sounds like you've done a great job in investing so far best of luck in finding the next great investment.
  
  Very interesting about Charlotte, I'll look into it!
  0 Reply
- Stephanie Walker
  Realtor · Charlotte, NC · Member since 2023 · 245 posts · 231 votes
  1y
  @Sas Sel There are a ton of opportunities here in Charlotte. I'm a Realtor but I also own a Property Management company and am an investor in this market.
  
  The growth here has been steady and our rental market is strong. We're only projected to grow more - and in further areas outside of the city. Personally, we own 4 investment properties in Gastonia about 30 mins West of Charlotte. We manage properties that are as far as an hour and a half from Charlotte - none have issues as far as vacancies or tenant inquiries for long term rentals.
  
  Right now, I really like Shelby, Hickory and Statesville for up and coming, affordable point of entry areas. Steele Creek if you're looking for something that's more expensive but less "risk".
  0 Reply
- Sas Sel
  OP
  Member since 2020 · 19 posts · 11 votes
  1y
  Quote from @Stephanie Walker:
  
  @Sas Sel There are a ton of opportunities here in Charlotte. I'm a Realtor but I also own a Property Management company and am an investor in this market.
  
  The growth here has been steady and our rental market is strong. We're only projected to grow more - and in further areas outside of the city. Personally, we own 4 investment properties in Gastonia about 30 mins West of Charlotte. We manage properties that are as far as an hour and a half from Charlotte - none have issues as far as vacancies or tenant inquiries for long term rentals.
  
  Right now, I really like Shelby, Hickory and Statesville for up and coming, affordable point of entry areas. Steele Creek if you're looking for something that's more expensive but less "risk".
  
  Would love to learn more, can we connect?
  0 Reply
- Stephanie Walker
  Realtor · Charlotte, NC · Member since 2023 · 245 posts · 231 votes
  1y
  @Sas Sel absolutely. I'll message you.
  0 Reply
- Stephanie Walker
  Realtor · Charlotte, NC · Member since 2023 · 245 posts · 231 votes
  1y
  @Stephanie Walker it's not letting me message you here. Feel free to message me!
  0 Reply
Marvin Dietrich
Investor · FL · Member since 2025 · 1 post · 0 votes
1y
Hi Sas,
Have you already thought about investing in Orlando?
The hurricane damage risk there is significantly lower than on the coast.

0 Reply
- Sas Sel
  OP
  Member since 2020 · 19 posts · 11 votes
  1y
  Quote from @Marvin Dietrich:
  
  Hi Sas,
  Have you already thought about investing in Orlando?
  The hurricane damage risk there is significantly lower than on the coast.
  
  I've definitely thought about it, but haven't pulled the plug, do you have properties there?
  0 Reply
- Amaury Gomez
  Investor · san Antonio, TX · Member since 2025 · 3 posts · 0 votes
  1y
  @Sas Sel I believe you meant "pulled the trigger" which means taking action, whereas "pull the plug", would be almost an antonym and opposite of your desire action.
  
  ""Pulling the plug" signifies ending or discontinuing something, while "pulling the trigger" means committing to a course of action, often with a sense of finality or action."
  0 Reply
- Sas Sel
  OP
  Member since 2020 · 19 posts · 11 votes
  1y
  Quote from @Amaury Gomez:
  
  @Sas Sel I believe you meant "pulled the trigger" which means taking action, whereas "pull the plug", would be almost an antonym and opposite of your desire action.
  
  ""Pulling the plug" signifies ending or discontinuing something, while "pulling the trigger" means committing to a course of action, often with a sense of finality or action."
  
  Thank you for the English lesson despite still understanding exactly what I intended. I hope you feel as special as you are.
  0 Reply
- Amaury Gomez
  Investor · san Antonio, TX · Member since 2025 · 3 posts · 0 votes
  1y
  Quote from @Sas Sel:
  
  Quote from @Amaury Gomez:
  
  @Sas Sel I believe you meant "pulled the trigger" which means taking action, whereas "pull the plug", would be almost an antonym and opposite of your desire action.
  
  ""Pulling the plug" signifies ending or discontinuing something, while "pulling the trigger" means committing to a course of action, often with a sense of finality or action."
  
  Thank you for the English lesson despite still understanding exactly what I intended. I hope you feel as special as you are.
  In my world, it is simply called being nice and helping others, in other words a nice human gesture. Sorry you felt insulted. At least next time you will know the difference. In communications, words and meaning matter!
  
  Now here is something to think about: Individuals with Avoidant Personality Disorder (APD), characterized by a strong fear of rejection and criticism, and some MBTI personality types like INFJs and INFP, may struggle with criticism, often becoming defensive or dismissive.
  
  0 Reply
- Amaury Gomez
  Investor · san Antonio, TX · Member since 2025 · 3 posts · 0 votes
  1y
  Quote from @Amaury Gomez:
  
  Quote from @Sas Sel:
  
  Quote from @Amaury Gomez:
  
  @Sas Sel I believe you meant "pulled the trigger" which means taking action, whereas "pull the plug", would be almost an antonym and opposite of your desire action.
  
  ""Pulling the plug" signifies ending or discontinuing something, while "pulling the trigger" means committing to a course of action, often with a sense of finality or action."
  
  Thank you for the English lesson despite still understanding exactly what I intended. I hope you feel as special as you are.
  In my world, it is simply called being nice and helping others, in other words a nice human gesture. Sorry you felt insulted. At least next time you will know the difference. In communications, words and meaning matter!
  
  Now here is something to think about: Individuals with Avoidant Personality Disorder (APD), characterized by a strong fear of rejection and criticism, and some MBTI personality types like INFJs and INFP, may struggle with criticism, often becoming defensive or dismissive.
  
  And here is me being passive aggressive, have a pleasant day, and great luck in your endeavors.
  0 Reply
Sas Sel
OP
Member since 2020 · 19 posts · 11 votes
1y
Quote from @Jeff Roth:

Hi Sas from Toronto-
Congratulations on building your portfolio of three condos in Florida!
You are interested in acquiring your next property but concerned with the hurricanes in Florida.
Your plan is to use real estate investing to step away from your 9 to 5 job. Good plan!
You are looking for an area to invest with honest contractors, honest renters, and low taxes and low HOA fees.
I would look at Ypsilanti, MI, Lansing, MI, and Grand Rapids, MI. We have excellent property manager partners in each of those areas as well.
While not free of weather, we do not have hurricanes in Michigan.
To your success!

Thanks!
0 Reply
Katie Holmes
Investor · United States · Member since 2022 · 55 posts · 15 votes
1y
We analyze every new property that comes on the market and some of my favorite cities right now are Detroit and Indianapolis. Best of luck!
0 Reply
Karolina Powell
Member since 2021 · 107 posts · 82 votes
1y
Pittsburgh Pennsylvania - you don't have to try very hard to hit the 1%
0 Reply
- Elise Bickel TauberBusiness Member
  Real Estate Agent · Cranberry Twp · Member since 2017 · 385 posts · 198 votes
  1y
  Quote from @Karolina Powell:
  
  Pittsburgh Pennsylvania - you don't have to try very hard to hit the 1%
  
  I completely agree. Depending on the market you select here you could easily hit the 1% rule in, I would say, 80% of the areas. I just had a client buy a single family home close to turn key (brrrs usually have better margins) They bought for $50k. We are leasing for $1300. GREAT margins!
  0 Reply
Malorie Moore
Real Estate Agent · Memphis, TN · Member since 2021 · 88 posts · 50 votes
1y
Hi Sas,

It sounds like things are going well with your FL home—great to hear! As others have mentioned, I’d recommend looking into landlord-friendly markets first and seeing which one aligns best with your investment goals.

From my experience in this space every day, the 1% rule isn’t as common in many markets, though it can still be found. However, properties meeting that metric are typically in lower-class areas, which can come with higher risks due to the location and the type of residents occupying the home. Many of these properties also fall within Section 8 housing.

That said, you’re in the right place! There are plenty of investors here with great experiences, and I’m always available to chat if you’d like to discuss further.

Best of luck, and feel free to reach out anytime!
0 Reply
Ryan RomingerBusiness Member
Real Estate Broker · Indianapolis, IN · Member since 2018 · 340 posts · 144 votes
1y
iven your criteria—cash flow, low taxes, and investor-friendly regulations—you might want to look into Midwest markets like Indianapolis, Kansas City, or Columbus. These areas still have properties that can meet or get close to the 1% rule, with lower entry prices and steady rental demand.

If you’re open to the Southeast but want to avoid Florida’s hurricane risks, Alabama (Huntsville, Birmingham) and Tennessee (Chattanooga, Knoxville) could also be worth exploring. They have no state income tax (TN), growing job markets, and relatively landlord-friendly laws.
[email protected]317-935-0075
Intrigue Real Estate & Property Management4.6285 Reviews
Website View Page
0 Reply
Wale LawalBusiness Member
Real Estate Broker · Houston | Dallas | Austin, TX · Member since 2018 · 5k+ posts · 2k+ votes
1y
@Sas Sel
You’ve built a solid foundation with your Florida investments, and shifting to another market for diversification is a smart move. Texas does have higher property taxes, but many cities still offer strong rental demand and cash-flowing properties under $300K—especially in San Antonio, Fort Worth, and some parts of Houston. You might also consider Midwest markets like Indianapolis, Kansas City, or Columbus, which have lower taxes, landlord-friendly laws, and solid cash flow potential. If you need help narrowing down the best TX cities or alternative markets, DM me and I’ll point you in the right direction!
Good luck!
[email protected]832-776-9582 Podcast Guest on Show #469
NETWORTH BUILDERS5236 Reviews
Website View Page
2 Reply
- Sas Sel
  OP
  Member since 2020 · 19 posts · 11 votes
  1y
  Quote from @Wale Lawal:
  
  @Sas Sel
  You’ve built a solid foundation with your Florida investments, and shifting to another market for diversification is a smart move. Texas does have higher property taxes, but many cities still offer strong rental demand and cash-flowing properties under $300K—especially in San Antonio, Fort Worth, and some parts of Houston. You might also consider Midwest markets like Indianapolis, Kansas City, or Columbus, which have lower taxes, landlord-friendly laws, and solid cash flow potential. If you need help narrowing down the best TX cities or alternative markets, DM me and I’ll point you in the right direction!
  Good luck!
  
  Thank you!
  0 Reply
Henry Lazerow
Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes
1y
Chicago north side like Roger’s Park area I can find class A condos that hit .8-1%, the low rise non elevator ones have affordable assessments. I own a 4 unit in area. Awesome tenants and vacancy runs sub 3% over the long term.
0 Reply
Joseph Bui
Lender · Nationwide · Member since 2023 · 362 posts · 237 votes
1y
Not too many market have a lot of properties that match the 1% rule. I’m pretty heavily invested in Detroit and Memphis with 10 doors across both cities. Still possible to find 1% rule properties with cash flow in those markets. Happy to connect and knowledge share about what I’m seeing.
0 Reply
Jimmy LieuBusiness Member
Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
1y
Quote from @Sas Sel:

Hi Investors!
I'm feeling a bit stuck and hoping I could benefit from your expertise and/or experience in this field, first some background:

1. I'm a Canadian (living in Toronto) and want to quit my 9 to 5.

2. I bought Condo 1 (1 bed) in Clearwater, Florida for $65k (USD) cash in 2016. Netting around $650/month. Condo is likely worth about $150k now.

3. I took out a HELOC on Condo 1 to buy Condo 2 (1 bed) in Seminole, Florida outright for $55k (USD) in 2017. Netting around $630/month. Condo is likely worth about $150k now, HELOC is paid off, owned free and clear.

4. I bought Condo 3 in the same building for $120k in 2020, it's now worth $150k, owned free and clear. Nets $650/month.

I would continue buying in Florida but am getting very concerned with the hurricanes so would like to invest in another state that has something, somewhat close to the 1% rule or can net me around $600+/month. The things I really like about Florida, specifically the Tampa/Pinellas region: honest contractors, honest renters, low taxes, low HOA fees.
I'm interested in a duplex/triplex or another condo as my next purchase but have no idea where else to look. I like Texas but hear the property taxes are way too high. Are there any hidden gem cities and areas within those cities that can get me similar numbers to the above? My budget would be around <$300k.
Hi Sas! It's definitely harder to find the 1% rule/$600 net cash flow nowadays but it's still possible. I would definitely suggest Columbus Ohio! It's one of the hottest markets in the US right now with some of the fastest population and job growth and companies moving and developing here. I would recommend taking a look into 26B Intel headquarter development, Amazon, FB, LG, Google, Anduril, Nationwide, Ohio State University, and many other companies here! Additionally, you can still find properties for 120-180k that will positive cash flow and hit the 1% rule. Recently one of my clients purchased a $120k single family house and is currently renting it out for $1550/mo. Anything you buy in the Columbus Ohio market is currently blowing up in terms of appreciation growth. Happy to connect and answer any questions you have.
[email protected]614-300-7535
Jimmy Lieu, Red 1 Realty4.9120 Reviews
Website View Page
1 Reply
Sam McCormackBusiness Member
Real Estate Agent · Cincinnati, OH/NKY · Member since 2021 · 1k+ posts · 833 votes
1y
Quote from @Sas Sel:

Hi Investors!
I'm feeling a bit stuck and hoping I could benefit from your expertise and/or experience in this field, first some background:

1. I'm a Canadian (living in Toronto) and want to quit my 9 to 5.

2. I bought Condo 1 (1 bed) in Clearwater, Florida for $65k (USD) cash in 2016. Netting around $650/month. Condo is likely worth about $150k now.

3. I took out a HELOC on Condo 1 to buy Condo 2 (1 bed) in Seminole, Florida outright for $55k (USD) in 2017. Netting around $630/month. Condo is likely worth about $150k now, HELOC is paid off, owned free and clear.

4. I bought Condo 3 in the same building for $120k in 2020, it's now worth $150k, owned free and clear. Nets $650/month.

I would continue buying in Florida but am getting very concerned with the hurricanes so would like to invest in another state that has something, somewhat close to the 1% rule or can net me around $600+/month. The things I really like about Florida, specifically the Tampa/Pinellas region: honest contractors, honest renters, low taxes, low HOA fees.
I'm interested in a duplex/triplex or another condo as my next purchase but have no idea where else to look. I like Texas but hear the property taxes are way too high. Are there any hidden gem cities and areas within those cities that can get me similar numbers to the above? My budget would be around <$300k.

Netting $650/month is more than possible. Just depends on what your ROI goals are
Would love to talk about those niche cities with you
[email protected]859-443-4952
Sam McCormack Realtor
View Page
1 Reply
Lindsay DavisBusiness Member
Real Estate Broker · Birmingham, AL · Member since 2019 · 327 posts · 203 votes
1y
@Sas Sel,

You’ll have to do some digging, but there are markets with (some) deals that meet the 1% rule, even in this interest rate environment.

@Ko Kashiwagi mentioned Birmingham as an option—there are definitely pockets of the city with deals that pass this litmus test, especially in suburbs west of the city’s downtown.

Other markets in Alabama, which I haven’t seen mentioned yet, could fit the bill as well. Montgomery, the state’s capital, and Tuscaloosa, home to the University of Alabama, come in mind here.

205-205-4118
Spartan Invest4.8133 Reviews
Website View Page
2 Reply

Join the conversationCreate a free account to reply, vote on answers and follow this thread.