Investing out of City

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Ohad Lehman
Investor · Columbus OH · Member since 2023 · 19 posts · 16 votes
6mo

Start with choosing an area, than talk with a agent who expert with investors, I work in Columbus OH,
Fill free to connect 

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  • Jason WrayPro Member
    Banker · Nationwide · Member since 2020 · 2k+ posts · 1k+ votes
    6mo

    Kade,

    Ask on Bigger Pockets!  The answer is on forums like this and by using Zillow for example and just searching zipcodes or Counties.  I can tell you if your looking for states to buy an investment property that will not break the bank look into these States: IN, OH, FL, IA, KC, TN, AL, GA.

    Several of these states offer both Long term and SHort term rental opportunities and markets where you can still buy a home around $100K to $150K that are in most cases "TLC" properties but will pass an appraisal - meaning Liveable and can use traditional financing.  

    Thats even better because it offers some walk in equity as a head start and the ability to renovate and increase the ARV in some cases under 12 months to pull cash out and use that for another down payment. If you ever have any questions feel free to reach out send me email I have a large network and know a ton of great realtors, General contractors, Builders and property managers, plus I eat sleep and breathe REI!

    [email protected]727-637-4289
    1Reply
  • Ohad Lehman
    Investor · Columbus OH · Member since 2023 · 19 posts · 16 votes
    6mo

    Start with choosing an area, than talk with a agent who expert with investors, I work in Columbus OH,
    Fill free to connect 

    3Reply
  • Mike PaolucciBusiness Member
    Realtor · Columbus Cleveland Dayton, OH · Member since 2022 · 502 posts · 553 votes
    6mo
    Quote from @Kade Brandon:

    What’s the best way to find properties in good areas with appreciation, etc. in a city you don’t live in? 

    Hi @Kade Brandon. Happy to chat about OOS investing. I got started off that way back in 2021 while living in San Francisco. Now I help other OOS investors do the same. 

     Happy to share how I made it work and walk you through the process. 
     

    [email protected]614-892-9184
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  • Kerlous TadresBusiness Member
    Realtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
    6mo

    @Kade Brandon, from my experience helping out-of-state buyers, the move is to pick 1–2 target neighborhoods and talk to the property managers to confirm rent demand and resale comps before you write offers. I always recommend a quick weekend visit to walk the streets and tour a few rentals because it instantly shows you which pockets are truly solid.

    [email protected]614-490-1163
    Kerlous Tadres | Reafco Real Estate541 Reviews
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  • Caleb Brown
    Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
    6mo

    I would say some sort of boots on the ground. One that is familiar with the area. You can browse yourself but you'll be unsure of what area the property is in and what's needed. If you can fly to whatever area you are looking in I would. Spend that time to meet and greet. Join local FB groups that are active

    0Reply
  • Arman AhmedPro Member
    Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 961 votes
    6mo
    Quote from @Kade Brandon:

    What’s the best way to find properties in good areas with appreciation, etc. in a city you don’t live in? 


    Honestly, the best way to find solid, appreciating pockets in a city you don’t live in is to lean on people who are already in the trenches there. Data helps, but nothing beats a local agent or investor who knows which blocks are heating up and which ones to avoid. Out-of-state investing works especially well in the Midwest because prices are still reasonable and cash flow is stronger, you just need the right boots on the ground to guide you. Once you have that local intel, you can spot good areas way faster than trying to figure it all out from a distance.
    [email protected]614-418-6081
    0Reply
  • Alfath AhmedBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
    6mo
    Quote from @Kade Brandon:

    What’s the best way to find properties in good areas with appreciation, etc. in a city you don’t live in? 

     There is many ways to go about finding properties that are good deals @Kade Brandon. 

    You need to buy in an out of state market. Your money will go much further. Choose a good cash flowing market in the Midwest where you can put down 15% down and buy a cash flowing property.

    Tons of tech companies are investing in the midwest like intel, google, amazon. Good market for cashflow and strong appreciation.

    Connect with a good investor agent that can connect you with good contractors, hard-money lenders/DSCR lenders, and property managers that can lease and manage for you.

    Your agent should be getting you off-market deals. Buy them at 75% ARV rule. They can also help guide you in building a Scope of Work to get a clear/better indicator of your rehab costs.

    I've got 28 units here and sold over 120 properties this past year to OOS investors in my market. Happy to offer assistance if you want to chat.

    [email protected]614-802-5698
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  • Jimmy LieuBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
    6mo
    Quote from @Kade Brandon:

    What’s the best way to find properties in good areas with appreciation, etc. in a city you don’t live in? 

    Hi Kade, the best way to find properties in good areas when you don’t live in the city is to combine data research with local insight. Start by looking at population trends, job growth, new business developments, and rental demand in the city—these are all signs of areas with appreciation potential. Tools like county property records, rental listings, and market reports can help you spot price trends and neighborhoods where the numbers make sense. Pair that with talking to local agents, property managers, and even investors in the area who know which streets or blocks are hot, and consider driving or virtually touring the neighborhoods to get a feel for safety, amenities, and overall vibe. Also, keep an eye on local development projects like schools, retail, or large company expansions, because those usually drive long-term growth. Balancing the data with on-the-ground insights is the key to finding solid areas from afar.
    [email protected]614-300-7535
    Jimmy Lieu, Red 1 Realty4.9121 Reviews
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  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
    6mo
    Quote from @Kade Brandon:

    What’s the best way to find properties in good areas with appreciation, etc. in a city you don’t live in? 


    Network here on BP!

    Just be CAREFUL to verify everything yourself to avoid being taking advantage of ☠

    [email protected]248-209-6824
    Logical Property Management4.9465 Reviews
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  • Evan Goodwin
    Real Estate Agent · Columbus, OH. · Member since 2026 · 3 posts · 5 votes
    6mo

    Honestly this is something a lot of people run into when they start looking outside their own city. 

    What’s worked for me is starting more with the area than the actual deals. I’ll spend time getting a feel for a few zip codes instead of trying to look at an entire city at once. Things like population growth, job movement, and even just rent vs price trends can tell you pretty quickly if an area has legs. 

    I also like watching what other investors are doing. If you keep seeing flips or rentals popping up in the same pockets, there’s usually a reason. Same with rent demand, if stuff is getting leased fast and prices are slowly climbing, that’s a good sign.

    Another big one is just talking to people who are actually active there. Not even in a formal way, just asking questions and seeing what they’re seeing on the ground. You’ll learn way faster than trying to piece it all together from a distance. 

    It’s definitely a little more work upfront, but once you get a feel for a few areas it gets way easier to spot good opportunities when they come up. 

    0Reply
  • Stephen Geluz
    New to Real Estate · Los Angeles, CA · Member since 2023 · 83 posts · 29 votes
    6mo

    Out-of-state buying always seems to come back to having the right local team.

    0Reply
  • Eric FernwoodBusiness Member
    Realtor · Las Vegas, NV · Member since 2014 · 999 posts · 1k+ votes
    6mo

    Hello @Kade Brandon,

    Remote investing is the only approach for most people if your goal is long-term financial independence. Financial independence is not a one-time event or a fixed dollar amount. It requires a reliable rental income that outpaces inflation. To achieve long-term financial independence, your rental income must meet two requirements:

    • Rents must outpace inflation: Your rental income must grow faster than inflation to keep up with rising costs. Cities with strong and consistent population growth are more likely to support this.
    • Income must last your lifetime: Your tenants need stable jobs and rising incomes, or rent growth will stall. Most companies only last 10 to 18 years. Strong cities keep attracting new employers that replace lost jobs. These cities have low crime, a metro population over one million (so there will be solid infrastrcture and worker pool), and are affordable for businesses to operate in.

    The odds that you live in a city that meets these criteria are low. Live where you want, but invest where you can achieve your financial goals. The city is the most important decision, not the property.

    Does remote investing work? We have over 170 clients, and fewer than 10 are local. Remote investing works when you have a strong local investment team.

    Characteristics of Strong Investment Cities

    • Metro population over 1 million
    • Strong and consistent population growth
    • Low crime
    • Low operating costs (for example, taxes, regulations, and insurance), which attract businesses and jobs
    • No rent control
    • Rising personal income, rent cannot grow unless income grows
    • Low natural disaster risk, which protects both property and demand
    • An experienced local investment team

    Cities that meet these criteria are strong candidates for investment.

    [email protected]702-358-8884
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    0Reply
  • Nicholas L.Pro Member
    Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
    6mo

    @Kade Brandon

    don't

    invest locally

    0Reply
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