Advice/guidance on creative investment tactics
Member since 2026 · 1 post · 2 votes
Advice/guidance on creative investment tactics
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Tre DeBragaPro Member
Real Estate Agent · Worcester, MA · Member since 2022 · 112 posts · 49 votesWhats up man. The #1 thing I would suggest is connect with other investors in your area. Get out to REI events. Connect with everyone, wholesalers, agents, investors, etc.. Let them know you are looking for deals. You will eventually come across a deal. Value add multi is a great idea as well but, I dont think necessary yet.
7 Replies
- Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes8mo
@Raider Sargent, a few thoughts:
1. Cash is KING! However, you have potential competitive advantages over the cash offers. You are in the trades, so maybe you feel comfortable waiving inspections. You can also offer to pay a little more than the cash offer. Cash buyers often want to use the fact that they are all cash to pay a little less.
2. Get with a good realtor! Perhaps search old multi-family listings and see who was the listing agent. Identify agents who get more of these listings or at least the office listing more of these.
Hire that agent or an agent within that office! Often times agents know a listing is coming weeks before they sign the agreement. If you are working with the right agent you might know a listing is coming and be able to jump on it a little quicker this way.
3. If small multi-family is hot in your market, perhaps consider building one! If they are getting scooped up like you say, the numbers may work out.
They may especially work out if you do the electrical! Plus with modern homes, often they are all electric homes meaning your electrical work could include the stove, dryer, heating etc!
- Investor · Bismarck, ND · Member since 2016 · 101 posts · 31 votes8mo
Quote from @Raider Sargent:
I am 22 years old and I am an electrical apprentice in North Dakota and I make really good money for my age and I have purchased my first house that I have updated and I am living in and I am really interested in house hacking but there is just not much opportunity where I live evey multifamily house gets bought that week site unseen by rich investors that buy it with cash so I was just wondering if I should look to get more creative with value add on the properties that are available or I should learn to invest remotely which I have thought long about but I just love the idea of investing close because I can save a lot of money doing most of the remodels myself and start doing the brr strategy I would love to move where there is more opportunity but it is just hard because Ik I won’t make half the money I make now I am really good at saving money and will be getting a big raise in April to put more money away just tryna get some advice and Maby I am missing some ideas thanks in advance
Sent mess age
- 8moTre DeBragaPro MemberReal Estate Agent · Worcester, MA · Member since 2022 · 112 posts · 49 votes
Whats up man. The #1 thing I would suggest is connect with other investors in your area. Get out to REI events. Connect with everyone, wholesalers, agents, investors, etc.. Let them know you are looking for deals. You will eventually come across a deal. Value add multi is a great idea as well but, I dont think necessary yet.
- 8moDenise SuppleeBusiness MemberRealtor · Willow Grove, PA · Member since 2017 · 1k+ posts · 649 votes
It’s great to see your proactive mindset at such a young age! You're in a solid position with the skills to add value to properties yourself, which is a huge advantage. Since you’re finding the local market in North Dakota competitive with cash rich investors, exploring creative value-adds is a great idea. Focus on properties that may be overlooked perhaps those needing smaller, less expensive updates like adding another bedroom, improving functionality, or improving curb appeal.
Investing remotely could also work, especially if you target markets with better cash flow potential and less competition. However, since you’re hands on and prefer local investments where you can leverage your skills, keep an eye on emerging markets where investors haven't flooded in yet. Expanding your search to nearby cities with less investor activity could help you find a good balance between value-add potential and proximity.
The BRRRR strategy is a great way to build wealth, especially with your ability to save and do the work yourself. You're in a strong position to grow your portfolio, keep refining your strategy based on where you find the best opportunity, whether it's close to home or remotely. Keep doing what you're doing, and as you build more equity, you'll have even more options down the road.
Spark Rental Co-Investing Club582 Reviews Quote from @Raider Sargent:
I am 22 years old and I am an electrical apprentice in North Dakota and I make really good money for my age and I have purchased my first house that I have updated and I am living in and I am really interested in house hacking but there is just not much opportunity where I live evey multifamily house gets bought that week site unseen by rich investors that buy it with cash so I was just wondering if I should look to get more creative with value add on the properties that are available or I should learn to invest remotely which I have thought long about but I just love the idea of investing close because I can save a lot of money doing most of the remodels myself and start doing the brr strategy I would love to move where there is more opportunity but it is just hard because Ik I won’t make half the money I make now I am really good at saving money and will be getting a big raise in April to put more money away just tryna get some advice and Maby I am missing some ideas thanks in advance
Zillow showed 8 duplexes to 8 units starting as low as $215k. Is there any reason none of these work? One has a DOM of 145 days. This is a candidate for getting a discount.
I personally feel virtually every new investor should start local. I believe that is more so in your lively hood is something that can be used to create additional value (value adds).
I personally do not know what additional opportunity you seek, I think there is adequate opportunity local and likely more opportunity than you will find elsewhere.
Good luck
You're in a tough spot with the market dynamics up there, but don't let that slow you down. The fact that you're making solid money as an apprentice and already bought a house puts you ahead of most people your age. I get the frustration about competition, but here's the thing: value-add is exactly the right move.
Since multifamily gets scooped up immediately in your market, focus on single-family homes that need work. Find deals the cash buyers skip because there's too much effort. You've got a huge advantage here -- you can do electrical work yourself, which means you can rehab cheaper than most. Hit wholesalers in your network hard. Tell them you're looking for off-market deals that need work. The properties other investors won't touch are your goldmine.
Moving out of state is the harder path right now. Your earning power in North Dakota is your biggest asset at 22. Max that out, keep building equity locally, and when you've got more capital and experience, then consider going remote. For now, be the guy who buys the junkers nobody else wants and turns them into rentals. What kind of properties are sitting on the MLS in your area that have been for sale 30+ days?
Raider, you're in a unique spot -- young, good income, can do your own work. That's not a weakness, that's your superpower. And the fact that you recognize your local market is tight is actually the right mindset.
Here's the truth: value-add multifamily in a hot market is harder, not easier. You're competing with seasoned flippers and investors who have capital and experience. But you have something they don't -- you can self-manage construction, which kills their biggest profit leak. That's real leverage. So don't leave North Dakota just because deals move fast. Instead, get sharper at finding the deals that others miss. Connect with wholesalers, estate attorneys, probate situations, off-market deals. That's where the opportunity is in tight markets.
As for remote investing -- don't do it yet. You're at the stage where being on the ground matters. You see issues a contractor misses. You manage timelines better. You build relationships that lead to more deals. Once you've done 3-5 deals locally and built a solid team, then you can expand markets. But starting remote without a team in place is how people lose money.
One more thing -- electricians with skin in the game are gold to other investors. You could get deals by being the guy who can assess electrical systems in properties investors are considering. That's a niche play.
What trades can you do beyond electrical -- any framing, plumbing, or general rehab work?
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