Boring Buy and Hold Investors

College Station-Bryan Metro
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Boring Buy and Hold Investors

Gregory SchwartzBusiness Member
Rental Property Investor · College Station, TX · Member since 2016 · 1k+ posts · 1k+ votes

Where are all my boring investors at? Does anyone else prefer good old buy-and-hold long-term rentals?

20-25% down, duplex, break even on cashflow in a promising area. That's what gets me excited. 

I've done major rehabs, owner financing, private money, partners, out-of-state investing, and Airbnb but still prefer the good ole long-term buy and hold. Even though they make less on paper. 

Am I the only one? 

[email protected]443-812-0357
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Scott TrenchPro Member
Rental Property Investor · Denver, CO · Member since 2014 · 2k+ posts · 6k+ votes
2y

The silent majority. This is all I do. I buy consistently, but not aggressively. One small multi at a time. 

Low leverage, let time and inflation work their long term magic, keep the units occupied as much as possible. 

So simple, so hard to just… sacrifice to accumulate the cash, and sacrifice the ego to not chase the huge portfolios and massive leverage that can leave you at the mercy of the near-term market.

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  • V.G JasonPro Member
    Investor · Member since 2022 · 3k+ posts · 3k+ votes
    2y
    Quote from @Bob S.:
    Quote from @Gregory Schwartz:

    Where are all my boring investors at? Does anyone else prefer good old buy-and-hold long-term rentals?

    20-25% down, duplex, break even on cashflow in a promising area. That's what gets me excited. 

    I've done major rehabs, owner financing, private money, partners, out-of-state investing, and Airbnb but still prefer the good ole long-term buy and hold. Even though they make less on paper. 

    Am I the only one? 


     Well, the smart thing to do is both. Have rentals and also flip. The biggest mistake of my life was not keeping 50 or so more of the 500ish I flipped, MASSIVE mistake. Wealth is built not flipped. 

    BTW I would never buy a property that does not cash flow less then 15% . All mine avg 15- 25% NET per year, based on cash purchase. If you are 100% counting on appreciation, well, that does not sit well with me, NOT saying its wrong just not for me. I like a check the following month after I close. 

    All the best 

    Why was it a massive mistake?
    0Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @V.G Jason:
    Quote from @Bob S.:
    Quote from @Gregory Schwartz:

    Where are all my boring investors at? Does anyone else prefer good old buy-and-hold long-term rentals?

    20-25% down, duplex, break even on cashflow in a promising area. That's what gets me excited. 

    I've done major rehabs, owner financing, private money, partners, out-of-state investing, and Airbnb but still prefer the good ole long-term buy and hold. Even though they make less on paper. 

    Am I the only one? 


     Well, the smart thing to do is both. Have rentals and also flip. The biggest mistake of my life was not keeping 50 or so more of the 500ish I flipped, MASSIVE mistake. Wealth is built not flipped. 

    BTW I would never buy a property that does not cash flow less then 15% . All mine avg 15- 25% NET per year, based on cash purchase. If you are 100% counting on appreciation, well, that does not sit well with me, NOT saying its wrong just not for me. I like a check the following month after I close. 

    All the best 

    Why was it a massive mistake?
    Because they all tripled quadrupled or more in price in the last 7 to 8 years 
    2Reply
  • Ivan Terrero
    Investor · Naples, FL · Member since 2016 · 256 posts · 75 votes
    2y

    @Gregory Schwartz

    I believe John Schuab wrote a book about the.

    0Reply
  • Brad HuntonPro Member
    Rental Property Investor · Granbury, TX · Member since 2020 · 87 posts · 70 votes
    2y

    I got my start in REI a little later than most here but since 2016 I still have all of the rentals (16 LTR) I have bought over the years. I am in the process of selling a portion of the portfolio but just switching from Class C properties to less problematic Class A properties. Long term rental all the way for me.

    4Reply
  • V.G JasonPro Member
    Investor · Member since 2022 · 3k+ posts · 3k+ votes
    2y
    Quote from @Bob S.:
    Quote from @V.G Jason:
    Quote from @Bob S.:
    Quote from @Gregory Schwartz:

    Where are all my boring investors at? Does anyone else prefer good old buy-and-hold long-term rentals?

    20-25% down, duplex, break even on cashflow in a promising area. That's what gets me excited. 

    I've done major rehabs, owner financing, private money, partners, out-of-state investing, and Airbnb but still prefer the good ole long-term buy and hold. Even though they make less on paper. 

    Am I the only one? 


     Well, the smart thing to do is both. Have rentals and also flip. The biggest mistake of my life was not keeping 50 or so more of the 500ish I flipped, MASSIVE mistake. Wealth is built not flipped. 

    BTW I would never buy a property that does not cash flow less then 15% . All mine avg 15- 25% NET per year, based on cash purchase. If you are 100% counting on appreciation, well, that does not sit well with me, NOT saying its wrong just not for me. I like a check the following month after I close. 

    All the best 

    Why was it a massive mistake?
    Because they all tripled quadrupled or more in price in the last 7 to 8 years 

     Exactly-- that's why appreciation should be the primary focus not sole one. It goes against your bold to a degree as 100% is a bad focus but it should be the primary focus. Each to their own like you say but appreciation is where the money is made in (finite) and (physical) assets. Always will be. 

    1Reply
  • Ryan KellyBusiness Member
    Real Estate Broker · Austin, TX · Member since 2018 · 1k+ posts · 1k+ votes
    2y

    @Gregory Schwartz the oldest and best strategy in my opinion. It’s designed to get rich slow, but it does get there.

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    1Reply
  • Tommy Sowell
    Investor · Waianae, HI · Member since 2014 · 107 posts · 42 votes
    2y

    Back in th 1990's I bought fix an rented out my rehab and 10 years later sold for big bucks

    I think these flip guy would be better off holding a few years before selling

    1Reply
  • Gregory SchwartzBusiness Member
    OP
    Rental Property Investor · College Station, TX · Member since 2016 · 1k+ posts · 1k+ votes
    2y

    SOOOO what do you do to make money in the mean time while the wealth grows?

    [email protected]443-812-0357
    Schwartz Realty Group5118 Reviews
    WebsiteView Page
    0Reply
  • John Oks
    Real Estate Agent · Pembroke Pines, FL · Member since 2024 · 39 posts · 20 votes
    2y
    Quote from @Gregory Schwartz:

    Where are all my boring investors at? Does anyone else prefer good old buy-and-hold long-term rentals?

    20-25% down, duplex, break even on cashflow in a promising area. That's what gets me excited. 

    I've done major rehabs, owner financing, private money, partners, out-of-state investing, and Airbnb but still prefer the good ole long-term buy and hold. Even though they make less on paper. 

    Am I the only one? 


     Appreciation, cash flow and long term hold. That's why I work with build-to-rent developers.

    0Reply
  • Alan AsriantsBusiness Member
    Real Estate Agent · Philadelphia, PA · Member since 2019 · 1k+ posts · 1k+ votes
    2y

    Location, location, location...

    People say the same story over and over: spend more time in market than timing it

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    3Reply
  • Tanner BellamyBusiness Member
    Accountant · Southern California · Member since 2024 · 29 posts · 16 votes
    2y
    Quote from @Chris Seveney:
    Quote from @Gregory Schwartz:

    Where are all my boring investors at? Does anyone else prefer good old buy-and-hold long-term rentals?

    20-25% down, duplex, break even on cashflow in a promising area. That's what gets me excited. 

    I've done major rehabs, owner financing, private money, partners, out-of-state investing, and Airbnb but still prefer the good ole long-term buy and hold. Even though they make less on paper. 

    Am I the only one? 


     As I like to say, you all can go on the roller coasters while you will find me in the lazy river. That is how I also like my assets. No roller coasters anymore, give me the lazy river


     Love the metaphor Chris. Haha!

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    0Reply
  • Ryan Cheek
    Member since 2024 · 94 posts · 43 votes
    2y
    Quote from @Gregory Schwartz:

    Where are all my boring investors at? Does anyone else prefer good old buy-and-hold long-term rentals?

    20-25% down, duplex, break even on cashflow in a promising area. That's what gets me excited. 

    I've done major rehabs, owner financing, private money, partners, out-of-state investing, and Airbnb but still prefer the good ole long-term buy and hold. Even though they make less on paper. 

    Am I the only one? 




    Hey there!

    I'm with you on the buy-and-hold long-term rentals! There's something solid and reassuring about investing in properties that can provide steady income over time, even if they don't look like the biggest moneymakers on paper.

    In my real estate career, I've explored various avenues, from fix-and-flips to working with multi-family units and even considering out-of-state investments. Currently, I'm focused on selling new construction duplexes in downtown Indianapolis, which offer great potential for long-term investment.

    While I'm still relatively new to the industry, I've found that consistency and reliability often trump the allure of high-risk, high-reward strategies. Long-term holds may seem "boring" to some, but they provide a dependable way to build equity and generate passive income over time. Plus, you get the added benefit of appreciating property values in promising areas.

    It's always great to connect with fellow investors who appreciate the value of tried-and-true methods. Looking forward to exchanging more ideas and strategies here!

    Best,
    Ryan


    2Reply
  • Aristotle Kumpis
    Specialist · Long Beach, CA · Member since 2011 · 888 posts · 401 votes
    2y

    Slow and steady wins the race. I'm a buy and hold investor. It's not too exciting so that's why people gloss over it. You don't get that high risk flipping return. But I tell you what, I'd rather have 10 small free and clear homes that are giving me cash flow each month, compared to a riskier investment.

    4Reply
  • Kevin Dureiko
    Lender · Bolton, CT · Member since 2017 · 253 posts · 88 votes
    2y
    Quote from @Gregory Schwartz:

    Where are all my boring investors at? Does anyone else prefer good old buy-and-hold long-term rentals?

    20-25% down, duplex, break even on cashflow in a promising area. That's what gets me excited. 

    I've done major rehabs, owner financing, private money, partners, out-of-state investing, and Airbnb but still prefer the good ole long-term buy and hold. Even though they make less on paper. 

    Am I the only one? 


    Considering I only do boring DSCR loans. I'm right there with you! Tried and true.

    1Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @Gregory Schwartz:

    SOOOO what do you do to make money in the mean time while the wealth grows?


     Flip props, and collect the rent 

    2Reply
  • Thomas Tsitouridis
    Investor · Astoria, NY · Member since 2016 · 46 posts · 21 votes
    2y

    I started with 3 2-family properties, then STR, almost bought a boutique motel, now back to good ol long term holds. Long term play, this is likely your best bet. I am a NYC contractor and partner is a RE broker. We invest in Albany NY now and the returns are great. Looking to get into larger, 20+ units now. Just need to get our private lenders on board!!

    0Reply
  • Anthony Stephens
    Brooklyn, NY · Member since 2017 · 13 posts · 30 votes
    2y

    I do prefer buy and hold in Albany NY as well. I am from Brooklyn, NY and "discovered" Albany in 2021. It has good rent to price ratios but taxes are on the high side and I have found that I need to be diligent with oversight of property managers who run operations; especially with lower income tenants. I am just getting a handle on things.

    0Reply
  • Jordan Tinning
    Rental Property Investor · Mukilteo, WA · Member since 2017 · 52 posts · 53 votes
    2y

    @Gregory Schwartz 🙋🏻‍♂️

    1Reply
  • Stetson Oates
    Member since 2024 · 65 posts · 63 votes
    2y
    Quote from @Bob S.:
    Quote from @Gregory Schwartz:

    Where are all my boring investors at? Does anyone else prefer good old buy-and-hold long-term rentals?

    20-25% down, duplex, break even on cashflow in a promising area. That's what gets me excited. 

    I've done major rehabs, owner financing, private money, partners, out-of-state investing, and Airbnb but still prefer the good ole long-term buy and hold. Even though they make less on paper. 

    Am I the only one? 


     Well, the smart thing to do is both. Have rentals and also flip. The biggest mistake of my life was not keeping 50 or so more of the 500ish I flipped, MASSIVE mistake. Wealth is built not flipped. 

    BTW I would never buy a property that does not cash flow less then 15% . All mine avg 15- 25% NET per year, based on cash purchase. If you are 100% counting on appreciation, well, that does not sit well with me, NOT saying its wrong just not for me. I like a check the following month after I close. 

    All the best 

    Wow these numbers are nuts. I buy all cash most of the time and 25% is outstanding. I've never been close to that.
    0Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @Stetson Oates:
    Quote from @Bob S.:
    Quote from @Gregory Schwartz:

    Where are all my boring investors at? Does anyone else prefer good old buy-and-hold long-term rentals?

    20-25% down, duplex, break even on cashflow in a promising area. That's what gets me excited. 

    I've done major rehabs, owner financing, private money, partners, out-of-state investing, and Airbnb but still prefer the good ole long-term buy and hold. Even though they make less on paper. 

    Am I the only one? 


     Well, the smart thing to do is both. Have rentals and also flip. The biggest mistake of my life was not keeping 50 or so more of the 500ish I flipped, MASSIVE mistake. Wealth is built not flipped. 

    BTW I would never buy a property that does not cash flow less then 15% . All mine avg 15- 25% NET per year, based on cash purchase. If you are 100% counting on appreciation, well, that does not sit well with me, NOT saying its wrong just not for me. I like a check the following month after I close. 

    All the best 

    Wow these numbers are nuts. I buy all cash most of the time and 25% is outstanding. I've never been close to that.

     It used to be the norm 7-10 years ago in my market, now 15- 20% 

    0Reply
  • Thomas Tsitouridis
    Investor · Astoria, NY · Member since 2016 · 46 posts · 21 votes
    2y
    Quote from @Anthony Stephens:

    I do prefer buy and hold in Albany NY as well. I am from Brooklyn, NY and "discovered" Albany in 2021. It has good rent to price ratios but taxes are on the high side and I have found that I need to be diligent with oversight of property managers who run operations; especially with lower income tenants. I am just getting a handle on things.


     Let's link up sometime. I am in Queens NY. Always looking to connect with investors

    0Reply
  • Ian IppolitoBusiness Member
    Investor · Tampa, FL · Member since 2015 · 1k+ posts · 1k+ votes
    2y
    Quote from @Gregory Schwartz:

    Where are all my boring investors at? Does anyone else prefer good old buy-and-hold long-term rentals?

    20-25% down, duplex, break even on cashflow in a promising area. That's what gets me excited. 

    I've done major rehabs, owner financing, private money, partners, out-of-state investing, and Airbnb but still prefer the good ole long-term buy and hold. Even though they make less on paper. 

    Am I the only one? 

    Yes, I prefer long-term buy and hold.  Flipping is not a passive investment…it’s  actively running a business (and often with many unexpected headaches). And it comes with increased risk of loss in a severe downturn.

    In my opinion, it can make sense when someone has more time than money. And at some point, the equation reverses and putting in the sweat equity is no longer worth it.
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  • John MorganPro Member
    Rental Property Investor · Grand Prairie, TX · Member since 2018 · 2k+ posts · 2k+ votes
    2y

    This has been my strategy. Just base hits buying a few turn key SFR every year in C to C+ class hoods. I have almost zero turnovers because these people can't afford to buy a house or qualify. I've for 28 SFR and enjoying the passive income.

    1Reply
  • Gregory SchwartzBusiness Member
    OP
    Rental Property Investor · College Station, TX · Member since 2016 · 1k+ posts · 1k+ votes
    2y

    @John Morgan Grand Prairie isnt far from us in College Station! Where are your SFRs? 

    [email protected]443-812-0357
    Schwartz Realty Group5118 Reviews
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    1Reply
  • Gil Wildridge
    Member since 2022 · 35 posts · 16 votes
    2y

    It definitely has its place. It provides stability in an overall portfolio and sometimes gradual, more predictable returns. And the real estate itself isn't going anywhere.

    1Reply
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