Real estate scaling/10 year goals

Member since 2025 · 14 posts · 5 votes

Hello everyone! I am new to real estate investing and have set the goal to have 120,000 in cash flow by 2035. I have $11,500 in investible assets and am going to continue saving at about $1,000/month. My current Investment Thesis is to focus on my local markets, Kalamazoo/Portage MI, and Battle creek MI while starting some property management for a local investor and continue my w-2 job which only pays $40,000/year. I'm currently interested in House Flips and Rentals for SFR or Multi Family homes. Since I am working with low w-2 income my goal is to focus on value add and BRRRR to build equity in the next five years to scale. After I "prove my salt" locally I'd like to target the same types of deals long distance as well. I am reaching out to see if anyone has had success scaling in a similar way and if they have any advice/wisdom to share!

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Dan H.Pro Member

Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes

9mo

Quote from @Michael Vacha:

Cash flow is about 6% of equity. $120k cash flow implies ~$2m equity. At 60% ltv is ~$3.3m of assets.

I am all for challenging goals and challenging goals never hurt. Recognize that it is a challenging goal.

My concern is your emphasis on cash flow. The quality of a purchase is total return. In general the highest initial cash flow properties have poor appreciation and rent growth potential.

They typically are in lower class areas with tenants that reflect the lower class areas. The cash flow projections in these areas are harder to hit especially for those without experience owning/managing in those areas

My advice is

- do not put all emphasis on cash flow Look at total return projection.

- buy in areas above the median price for the broader area. Buy the cheapest in above average areas.

- recognize RE in this current climate is not as favorable at quick profits as a few years ago.

Good luck

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Brian Lewis
Lender · Cleveland, OH · Member since 2023 · 24 posts · 25 votes
9mo
Hi Michael, that’s a solid long-term goal and a realistic plan given where you’re starting.

If I were starting over with similar numbers, I'd strongly consider house hacking as the first move (small multifamily or SFR with an ADU). That's how I personally got started (as many of us on here did as well), and it's one of the few strategies that lowers living expenses, helps with qualification on a lower income, and builds equity and experience at the same time.

From there, your focus on value-add + BRRRR makes sense, especially in your markets. The biggest thing newer investors underestimate is execution risk... conservative ARVs, realistic rehab budgets, and longer timelines than the spreadsheet shows.

As you scale, start thinking like a lender: would someone else finance this deal, and does it still work if things go sideways? That mindset helps avoid deals that only work on paper.

Local first is smart. Keep the early deals simple and survivable, the compounding comes later.
2 Reply
- Michael Vacha
  OP
  Member since 2025 · 14 posts · 5 votes
  9mo
  Quote from @Brian Lewis:
  
  Hi Michael, that’s a solid long-term goal and a realistic plan given where you’re starting.
  
  If I were starting over with similar numbers, I'd strongly consider house hacking as the first move (small multifamily or SFR with an ADU). That's how I personally got started (as many of us on here did as well), and it's one of the few strategies that lowers living expenses, helps with qualification on a lower income, and builds equity and experience at the same time.
  
  From there, your focus on value-add + BRRRR makes sense, especially in your markets. The biggest thing newer investors underestimate is execution risk... conservative ARVs, realistic rehab budgets, and longer timelines than the spreadsheet shows.
  
  As you scale, start thinking like a lender: would someone else finance this deal, and does it still work if things go sideways? That mindset helps avoid deals that only work on paper.
  
  Local first is smart. Keep the early deals simple and survivable, the compounding comes later.
  
  Thank you for your advice! One thing that I am still struggling with is doing accurate underwriting with good sources of information for the numbers. I haven't even tried to price out a repair or anything of the sort.
  0 Reply
- Brian Lewis
  Lender · Cleveland, OH · Member since 2023 · 24 posts · 25 votes
  9mo
  Quote from @Michael Vacha:
  
  Quote from @Brian Lewis:
  
  Hi Michael, that’s a solid long-term goal and a realistic plan given where you’re starting.
  
  If I were starting over with similar numbers, I'd strongly consider house hacking as the first move (small multifamily or SFR with an ADU). That's how I personally got started (as many of us on here did as well), and it's one of the few strategies that lowers living expenses, helps with qualification on a lower income, and builds equity and experience at the same time.
  
  From there, your focus on value-add + BRRRR makes sense, especially in your markets. The biggest thing newer investors underestimate is execution risk... conservative ARVs, realistic rehab budgets, and longer timelines than the spreadsheet shows.
  
  As you scale, start thinking like a lender: would someone else finance this deal, and does it still work if things go sideways? That mindset helps avoid deals that only work on paper.
  
  Local first is smart. Keep the early deals simple and survivable, the compounding comes later.
  
  Thank you for your advice! One thing that I am still struggling with is doing accurate underwriting with good sources of information for the numbers. I haven't even tried to price out a repair or anything of the sort.
  Not to derail this thread and go off topic, and this is something to think about as you get more experience. But to address your post, that’s completely normal when you’re starting out. Early on, keep underwriting simple:
  
  ARV: pull recent sold comps (last 3–6 months), similar sqft and bd/bath, and stay conservative.
  
  Rehab: use rough cost ranges until you’re getting contractor bids...
  
  Light: ~$20–30/sqft
  Medium: ~$30–50/sqft
  Heavy: ~$50–75+/sqft
  
  If a deal still works with padded numbers, it’s probably legitimate. The biggest improvement comes from reps. underwrite a lot of deals and you’ll get sharper quickly.
  1 Reply
Dan H.Pro Member
Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
9mo
Quote from @Michael Vacha:

Hello everyone! I am new to real estate investing and have set the goal to have 120,000 in cash flow by 2035. I have $11,500 in investible assets and am going to continue saving at about $1,000/month. My current Investment Thesis is to focus on my local markets, Kalamazoo/Portage MI, and Battle creek MI while starting some property management for a local investor and continue my w-2 job which only pays $40,000/year. I'm currently interested in House Flips and Rentals for SFR or Multi Family homes. Since I am working with low w-2 income my goal is to focus on value add and BRRRR to build equity in the next five years to scale. After I "prove my salt" locally I'd like to target the same types of deals long distance as well. I am reaching out to see if anyone has had success scaling in a similar way and if they have any advice/wisdom to share!

Cash flow is about 6% of equity. $120k cash flow implies ~$2m equity. At 60% ltv is ~$3.3m of assets.
I am all for challenging goals and challenging goals never hurt. Recognize that it is a challenging goal.
My concern is your emphasis on cash flow. The quality of a purchase is total return. In general the highest initial cash flow properties have poor appreciation and rent growth potential.
They typically are in lower class areas with tenants that reflect the lower class areas. The cash flow projections in these areas are harder to hit especially for those without experience owning/managing in those areas
My advice is
- do not put all emphasis on cash flow Look at total return projection.
- buy in areas above the median price for the broader area. Buy the cheapest in above average areas.
- recognize RE in this current climate is not as favorable at quick profits as a few years ago.
Good luck
6 Reply
- Michael Vacha
  OP
  Member since 2025 · 14 posts · 5 votes
  9mo
  Quote from @Dan H.:
  
  Quote from @Michael Vacha:
  
  Hello everyone! I am new to real estate investing and have set the goal to have 120,000 in cash flow by 2035. I have $11,500 in investible assets and am going to continue saving at about $1,000/month. My current Investment Thesis is to focus on my local markets, Kalamazoo/Portage MI, and Battle creek MI while starting some property management for a local investor and continue my w-2 job which only pays $40,000/year. I'm currently interested in House Flips and Rentals for SFR or Multi Family homes. Since I am working with low w-2 income my goal is to focus on value add and BRRRR to build equity in the next five years to scale. After I "prove my salt" locally I'd like to target the same types of deals long distance as well. I am reaching out to see if anyone has had success scaling in a similar way and if they have any advice/wisdom to share!
  
  Cash flow is about 6% of equity. $120k cash flow implies ~$2m equity. At 60% ltv is ~$3.3m of assets.
  I am all for challenging goals and challenging goals never hurt. Recognize that it is a challenging goal.
  My concern is your emphasis on cash flow. The quality of a purchase is total return. In general the highest initial cash flow properties have poor appreciation and rent growth potential.
  They typically are in lower class areas with tenants that reflect the lower class areas. The cash flow projections in these areas are harder to hit especially for those without experience owning/managing in those areas
  My advice is
  - do not put all emphasis on cash flow Look at total return projection.
  - buy in areas above the median price for the broader area. Buy the cheapest in above average areas.
  - recognize RE in this current climate is not as favorable at quick profits as a few years ago.
  Good luck
  
  I came to the same conclusion with overall portfolio value, 3.3 million. You are 100% right, and I think I miss represented my emphasis on cash flow, right now I know that I need ways to build equity and have liquidity events in the future. I just don't know how to structure deals that achieve that yet.
  I also had a similar direction of thought when it comes to property class I do feel reasonably equip enough to mitigate risk from C to D properties. Currently I am thinking of targeting a small Multi Family home roughly classes as B for deal #1 (I don't have a really good idea of what that means for my area yet). All I really want from it is to cashflow on acquisition or after value add.
  Can you explain more about what you mean by total return projection?
  Thank you for your time.
  0 Reply
- Dan H.Pro Member
  Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
  9mo
  Quote from @Michael Vacha:
  
  Quote from @Dan H.:
  
  Quote from @Michael Vacha:
  
  Hello everyone! I am new to real estate investing and have set the goal to have 120,000 in cash flow by 2035. I have $11,500 in investible assets and am going to continue saving at about $1,000/month. My current Investment Thesis is to focus on my local markets, Kalamazoo/Portage MI, and Battle creek MI while starting some property management for a local investor and continue my w-2 job which only pays $40,000/year. I'm currently interested in House Flips and Rentals for SFR or Multi Family homes. Since I am working with low w-2 income my goal is to focus on value add and BRRRR to build equity in the next five years to scale. After I "prove my salt" locally I'd like to target the same types of deals long distance as well. I am reaching out to see if anyone has had success scaling in a similar way and if they have any advice/wisdom to share!
  
  Cash flow is about 6% of equity. $120k cash flow implies ~$2m equity. At 60% ltv is ~$3.3m of assets.
  I am all for challenging goals and challenging goals never hurt. Recognize that it is a challenging goal.
  My concern is your emphasis on cash flow. The quality of a purchase is total return. In general the highest initial cash flow properties have poor appreciation and rent growth potential.
  They typically are in lower class areas with tenants that reflect the lower class areas. The cash flow projections in these areas are harder to hit especially for those without experience owning/managing in those areas
  My advice is
  - do not put all emphasis on cash flow Look at total return projection.
  - buy in areas above the median price for the broader area. Buy the cheapest in above average areas.
  - recognize RE in this current climate is not as favorable at quick profits as a few years ago.
  Good luck
  
  I came to the same conclusion with overall portfolio value, 3.3 million. You are 100% right, and I think I miss represented my emphasis on cash flow, right now I know that I need ways to build equity and have liquidity events in the future. I just don't know how to structure deals that achieve that yet.
  I also had a similar direction of thought when it comes to property class I do feel reasonably equip enough to mitigate risk from C to D properties. Currently I am thinking of targeting a small Multi Family home roughly classes as B for deal #1 (I don't have a really good idea of what that means for my area yet). All I really want from it is to cashflow on acquisition or after value add.
  Can you explain more about what you mean by total return projection?
  Thank you for your time.
  
  >Can you explain more about what you mean by total return projection?
  Total return includes cash flow, appreciation (value add and market increase), equity pay down, tax benefits.
  Cash flow needs to project vacancies and expenses. In general, most newer RE investors underestimate maintenance/cap ex. As to vacancy, recognize small unit operators are unlikely to be able to tenant turn over as quickly as large operators that have maintenance crews.
  Appreciation have been underwriting as flat for 5 years since 2022 then 4% even though my market has appreciation near 6% this century. I was a little early in predicting flattish in my market but 2024 and 2025 were flattish in my market. 4% instead of 6% reflects that we are coming out of a crazy high appreciation period that likely will be hard to match. I have used a similar strategy on my rent growth (5 years flat then less than the recent historical value).
  Equity pay down is easy to determine as most mortgage calculators provide this number. It likely is the most predictable of the return sources.
  Tax benefits requires itemizing on returns. Newbies use standard depreciation of 27.5 years. Standard depreciation is 3.6% of the value of the structure. It also is a predictable return sources.
  In summary do conservative and accurate underwriting. Recognize on long holds rent growth will be a better predictor of cash flow than the initial cash flow. Higher rent growth will with time always produce better cash flow than an initially better cash flow market that has lower rent growth.
  Good luck
  1 Reply
Michael SmytheBusiness Member
Real Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votes
9mo
Quote from @Michael Vacha:

Hello everyone! I am new to real estate investing and have set the goal to have 120,000 in cash flow by 2035. I have $11,500 in investible assets and am going to continue saving at about $1,000/month. My current Investment Thesis is to focus on my local markets, Kalamazoo/Portage MI, and Battle creek MI while starting some property management for a local investor and continue my w-2 job which only pays $40,000/year. I'm currently interested in House Flips and Rentals for SFR or Multi Family homes. Since I am working with low w-2 income my goal is to focus on value add and BRRRR to build equity in the next five years to scale. After I "prove my salt" locally I'd like to target the same types of deals long distance as well. I am reaching out to see if anyone has had success scaling in a similar way and if they have any advice/wisdom to share!

copied from teammate's answer to your other post:
It's going to be tough with your low W-2 income.

Let's assume you are living with family or renting now.

You're $11,500 can get you a $250k+ property with FHA 3% down, but your income will only support about a $1,000 PITI (mortgage P&I + property taxes + insurances).

For a SFR that's really only about a purchase price of around $115k.
NOTE: translating your max PITI to purchase price is dependent on interest rates and actual propety taxes.

If you go this route, you'd probably want to explore fixer-uppers and use an FHA 203(k) loan to include the cost of rehab in the purchase mortgage.

You could then HouseHack other bedrooms via LTR, MTR or STR, to cove part of your PITI and save for the next purchase.

Or you could flip it and use any proceeds to put down on a more expensive flip or rental.

Difficult to make assumptions to look at a 2-unit, but you would qualify for a higher purchase price IF the other unit was already rented out - the lender would recognize that rent as more income for you.
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Chris SeveneyBusiness Member
Moderator
Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
9mo
Having long-term goals is always great. My suggestion is to break it down into shorter goals so you know whether you were on target. You do not want to be eight years in and realize you were not close. You need to start with having yearly goals that lead to that long-term goal. A good book that talks about this is traction by Gina Wickman
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Michael Vacha
OP
Member since 2025 · 14 posts · 5 votes
9mo
Do you mean something like 6 month,1 year , 2 year , 3 year, 5 year, 7 year, 10 year?
0 Reply
Wale LawalBusiness Member
Real Estate Broker · Houston | Dallas | Austin, TX · Member since 2018 · 5k+ posts · 2k+ votes
9mo
@Michael Vacha
I think you are on the right track especially with your starting money and earnings. I've seen a lot of investors in similar spots do well by focusing on adding value, doing BRRRR and staying local. Plus a big bonus is managing properties for someone else. You will build trust with lenders and partners and you will learn all about the numbers, how things work and common mistakes, all without it costing you a dime. My best advice is to start small with one really good BRRRR or a simple flip. Keep track of how it goes and that first win will help you get better funding and partners as you grow.
Good luck!
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Don KonipolBusiness Member
Investor · The Woodlands TX / Avon, CT · Member since 2009 · 6k+ posts · 10k+ votes
9mo
Quote from @Michael Vacha:

Hello everyone! I am new to real estate investing and have set the goal to have 120,000 in cash flow by 2035. I have $11,500 in investible assets and am going to continue saving at about $1,000/month. My current Investment Thesis is to focus on my local markets, Kalamazoo/Portage MI, and Battle creek MI while starting some property management for a local investor and continue my w-2 job which only pays $40,000/year. I'm currently interested in House Flips and Rentals for SFR or Multi Family homes. Since I am working with low w-2 income my goal is to focus on value add and BRRRR to build equity in the next five years to scale. After I "prove my salt" locally I'd like to target the same types of deals long distance as well. I am reaching out to see if anyone has had success scaling in a similar way and if they have any advice/wisdom to share!

Saving $1k monthly on a $40k annual salary - that’s IMPRESSIVE! Congratulations - you’ve already taken the MOST important step - capital accumulation.
You’ve got lots of good answers in the BP posts here IF you’re the type of person that functions best when laying out the road map beforehand. But not everyone operates best that way. People like myself rely on “feel”, letting our “subconscious” guide us to make the correct decisions. We (I) do analysis, but use it as an information guide rather than an absolute.

So here’s two of the basic alternatives: reverse engineer to determine the capital needed in 2035v(don’t forget to account for the devaluation of fiat currency (inflation), decide on a plan to follow which gives you the best shot at obtaining said amount of capital, and unless something “dire” occurs, “work”
the plan.

Alternative 2: learn all you can about real estate investing, with a foundation of real estate principles, real estate finance, and real estate law. Search for opportunities wherever you can, letting your instincts, attention, interest and comfort lead you to invest in the types of properties, types of deals, and strategies that are right for you. Don’t worry about a specific goal of an amount of cash flow, capital, “doors”, etc. You will be led to your goals by you subconscious guiding your decision making.

If after receiving my MBA (concentration in finance and real estate), someone told me I would abandon the strict analytical approach I studied for 2 years and adopt this “holistic” “play by feel” approach I would have told them they were crazed. But, I followed the strictly “analytical” approach for 15 years, the results were just okay. I decided to follow my gut thereafter, and the results were 5 - 10 times better. I was freed up to make deals that I knew deep down were home runs, even if I couldn’t “proof” it statistically.

Here’s where it made a big difference for me. Much of my net worth came from “one off” deal, that happened to present themselves because I was, (and to an extent still am) fully engaged “in the market”. If I had been (or actually when I was) following a strict formula, I never would have even SEEN these deals let alone invested in them because they were outside the predetermined “plan”.

I’ve alluded to some of the deals that turned out very profitable for me in other posts. While they weren’t a type you can scale, if you are open to the possibilities, if they “feel” right, and if you have reserved some capital to invest they can accelerate your wealth building cycle.

Here is a small sample of some of these out of the box deals I invested in that accelerated my wealth

1. I was offered limited partnership units worth about $300k for a “name your price” deal if I could close in one day. I purchased the units for $10k cash and resold them in 3 weeks for $200k.

2. I purchased a real estate note with a $475k principal balance for $250k. Collected the interest for 5 years yielding me 17% annually and then the borrower paid me off - $415k.

3. Purchased a SFR for $110k with $10k down and seller financed $100k note at 0 % interest for 15 years, fully assumable, with substitution of collateral and subordination. Resold property for same price but with wrap note at 9.5% interest. Made over $100K on a $10k investment - over 11 years.

4. purchased 60% of a shopping center for $200k that was break even because the mortgage loan was at 12% interest. Refinanced the note at 4% resulting in a net income of $160k annual. Also sold the back property for a $450k profit after turning it into a last mile warehouse. Sold my 60% to the minority owner I had purchased it from after 4years for a $460k capital gain.

5. Purchased an auto repair shop with all equipment out of bankruptcy court for $115k. Sold the “business and equipment” to an operator for $70k with a lease paying me $3k month rent. Eventually sold the operator the real estate that he financed with an SBA loan for $325,000.

I would not have made any of these investments, nor even considered the opportunities, had I followed a plan of say investing in residential properties only.

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- Michael Vacha
  OP
  Member since 2025 · 14 posts · 5 votes
  9mo
  @Don Konipol thank you for your response ! I'm hoping to have a mixture but I'm definitely a planner right now and I hope to try new things as I gain experience. That being said those are some incredible deals you've done !
  0 Reply
Kyle Vogeler
Rental Property Investor · Emmaus, PA · Member since 2021 · 153 posts · 85 votes
9mo
Hi Michael, I am currently on year 5 of our 10 year scale and would love to speak to you about what we've done so far. Hopefully you get some useful knowledge out of it.
Long story short, we have grown from 0 units in 2021 to 110 units (owned or under contract) as of today. Our revenue projection for this year is $1,250,000. It definitely hasn't been easy or with out work, but it's very possible to scale. I look forward to speaking!
0 Reply
- Michael Vacha
  OP
  Member since 2025 · 14 posts · 5 votes
  9mo
  @Kyle Vogeler I agree that events do happens, that's why I am learning to midigate the effects of that with underwriting future expenses into my evaluation, while not perfect it will allow me to have reserves to handle those things over time and as I reach an acceptable cash reserve for each deal I can re apply that percentage of monthly cash flow to anything and when I use the reserve build it back up. With enough propertys and enough time I think this will make managing events like that very doable
  
  edit: posted to wrong response sorry ! I'd love to talk more Kyle! I believe I sent a connect request ?
  0 Reply
Stuart UdisPro Member
Attorney · Philadelphia · Member since 2018 · 2k+ posts · 3k+ votes
9mo
@Michael Vacha I assume the $120,000 is the number that allows you to live comfortably and support your family. What happens in 2035 if you are hit with an unexpectedly high number of vacancies, two HVAC systems go and you need to replace a roof? This is the reality of rental properties. If you are going to say the properties will all be completed renovated, I can assure you there's another wonky event that will occur. This is why I do not recommend relying on rental real estate cash flow to replace W2 income. It can certainly supplement and even decrease the length of your W2 employment making retirement attainable at an earlier age but very difficult to replace. Not saying you need W2 income, you can find other self-employment but generating revenue in addition to rental income is important.
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3 Reply
- Jon K.
  Rental Property Investor · Perry Hall, MD · Member since 2016 · 590 posts · 604 votes
  9mo
  Quote from @Stuart Udis:
  
  @Michael Vacha I assume the $120,000 is the number that allows you to live comfortably and support your family. What happens in 2035 if you are hit with an unexpectedly high number of vacancies, two HVAC systems go and you need to replace a roof? This is the reality of rental properties. If you are going to say the properties will all be completed renovated, I can assure you there's another wonky event that will occur. This is why I do not recommend relying on rental real estate cash flow to replace W2 income. It can certainly supplement and even decrease the length of your W2 employment making retirement attainable at an earlier age but very difficult to replace. Not saying you need W2 income, you can find other self-employment but generating revenue in addition to rental income is important.
  
  Everyone in the early phases should read this reply multiple times, print it out and tape it to the wall above your desk. Cash flow is NOT consistent. You will have years where you may break even at best or even come out of pocket at worst.
  2 Reply
- Michael Vacha
  OP
  Member since 2025 · 14 posts · 5 votes
  9mo
  @Stuart Udis accidentally posted this on the wrong response but I want to hear your thoughts as well
  
  I agree that events do happens, that's why I am learning to midigate the effects of that with underwriting future expenses into my evaluation, while not perfect it will allow me to have reserves to handle those things over time and as I reach an acceptable cash reserve for each deal I can re apply that percentage of monthly cash flow to anything and when I use the reserve build it back up. With enough propertys and enough time I think this will make managing events like that very doable
  0 Reply
- Jon K.
  Rental Property Investor · Perry Hall, MD · Member since 2016 · 590 posts · 604 votes
  9mo
  Quote from @Michael Vacha:
  
  @Stuart Udis accidentally posted this on the wrong response but I want to hear your thoughts as well
  
  I agree that events do happens, that's why I am learning to midigate the effects of that with underwriting future expenses into my evaluation, while not perfect it will allow me to have reserves to handle those things over time and as I reach an acceptable cash reserve for each deal I can re apply that percentage of monthly cash flow to anything and when I use the reserve build it back up. With enough propertys and enough time I think this will make managing events like that very doable
  
  maintaining proper reserves is critical and will indeed help you manage unforeseen events but that doesn’t change the fact that those events will affect cash flow.
  0 Reply
Michael Vacha
OP
Member since 2025 · 14 posts · 5 votes
9mo
You are right, i didn’t mention this in the first part of the post but my plan isn’t to 100% drop working just to lessen the amount so I can re prioritize my time differently ?
0 Reply
- Asad Naqvi
  Washington, DC · Member since 2025 · 19 posts · 6 votes
  9mo
  Quote from @Michael Vacha:
  You are right, i didn’t mention this in the first part of the post but my plan isn’t to 100% drop working just to lessen the amount so I can re prioritize my time differently ?
  
  I say go for what your goal is but go for your first property and see where you land with it. Never know, you could scale faster than you expected! Good luck with everything!
  1 Reply
Michael Vacha
OP
Member since 2025 · 14 posts · 5 votes
9mo
Thank you for the positivity!
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