New Investor Seeking Advice on Relocating and House Hacking

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New Investor Seeking Advice on Relocating and House Hacking

Tony Schmucker
New to Real Estate · Tacoma Washington · Member since 2021 · 20 posts · 14 votes

Hi everyone! I’m a new investor based in WA state with an exciting opportunity to relocate for work in the U.S. and out of the 92 cities available, I’ve narrowed it down to 13. Using criteria like price-to-rent ratio, pop growth, employment trends, and wage growth, relying on multiple sources (PropStream, Zillow, Rentometer, FRED) to calculate averages. I'd like to share the excel file but I'm having trouble navigating FilePlace to upload it.

Appreciation vs. cash flow, I’d prefer a balanced market that offers some appreciation potential. Though, my main goal is to be break-even or close to it in cash flow once a property manager steps in to take over. 

My real estate goals include investing in long-term rentals with the potential for mid-term rentals, leveraging my spouse’s career as an OT in the healthcare industry. I’m interested in house hacking small multifamily or single-family homes with ADUs. The plan? Live in an area for 2-3 years, self-manage the property, and then relocate again, passing the baton to a property manager.

I’d love to hear advice on any of these markets for making this approach a success!

Cities I’m Considering: 

  • Saint Paul, MN
  • Des Moines, IA
  • Omaha, NE
  • Sioux Falls, SD
  • Wichita, KS
  • Oklahoma City, OK
  • El Paso, TX
  • Knoxville, TN
  • Nashville, TN
  • Clarksville, TN
  • Charlotte, NC
  • San Antonio, TX
  • Dallas-Fort Worth, TX
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Wale LawalBusiness Member
Real Estate Broker · Houston | Dallas | Austin, TX · Member since 2018 · 5k+ posts · 2k+ votes
1y

@Tony Schmucker

From my experience of working with over 400 investors, your strategy to relocate, house hack, and transition properties to management is a strong, methodical approach. Focus on cities with favorable price-to-rent ratios, population growth, and employment trends, such as Des Moines, Oklahoma City, and Charlotte, while considering factors like landlord-friendliness and property taxes. Narrow your top cities, build a local team, and refine your financial analysis to position yourself for success.

Good luck!

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  • Matt McCurdyBusiness Member
    Real Estate Broker · Cedar Rapids, IA · Member since 2019 · 143 posts · 56 votes
    1y

    @Tony Schmucker if it were me, it would totally depned on a ton of differing factors that you may not be measuring (some outside of investment real estate).  For example, what is the cost of living now and projected in the future?  What is the political environment within the community and state?  Landlord friendly?  Growth minded?  What's the health care system look like?  What industries are moving in now?  What is the long term plan for the city and the state?

    I'm born and raised in Iowa (actually a suburb of Des Moines), I now live 2 hours away in Cedar Rapids, because I like this market better.  However, I've always thought of the state of Iowa as home first and the investment potential second.  It turns out with inflation and cost of living soaring across the US, my intuition may be leading others, like yourself, to call Iowa home as well.  Good luck in your search and decision, I'm sure it will be a good one!

    [email protected]319-450-6447
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  • Tenzapa Wakombe
    Real Estate Agent · Nashville, TN · Member since 2025 · 126 posts · 62 votes
    1y

    Welcome to the community! 

    I love to see that most of the cities you have chosen is in the Midwest/southern area! I bet you heard but the market around those areas are booming right now, especially since it is a buyers market, it gives you an advantage to get better deals from sellers while people are continously moving there, especially for jobs like tech, logistics, etc. 


    I am currently near the Nashville area and it has been great! So many people have been moving here from different area codes. Nashville is only about an hour away from Clarksville, so you will meet people from both cities. Definitely a good start into stepping into a bigger city with you being from WA state

    0Reply
  • Tony Schmucker
    OP
    New to Real Estate · Tacoma Washington · Member since 2021 · 20 posts · 14 votes
    1y
    Quote from @Matt McCurdy:

    @Tony Schmucker if it were me, it would totally depned on a ton of differing factors that you may not be measuring (some outside of investment real estate).  For example, what is the cost of living now and projected in the future?  What is the political environment within the community and state?  Landlord friendly?  Growth minded?  What's the health care system look like?  What industries are moving in now?  What is the long term plan for the city and the state?

    I'm born and raised in Iowa (actually a suburb of Des Moines), I now live 2 hours away in Cedar Rapids, because I like this market better.  However, I've always thought of the state of Iowa as home first and the investment potential second.  It turns out with inflation and cost of living soaring across the US, my intuition may be leading others, like yourself, to call Iowa home as well.  Good luck in your search and decision, I'm sure it will be a good one!

    Hi Matt,

    Thanks for the insight! I’ve been so focused on real estate investing that I sometimes forget to consider the bigger picture. You’re right, those factors (especially healthcare) and job opportunities for my spouse as an OT are just as important.

    The Midwest has been high on my list, not just for investment potential but also as a place I’m excited to explore. The affordability and quality of life are big draws, and it’s great to hear your perspective. Appreciate your thoughts, and I’m looking forward to seeing where this journey leads!

    0Reply
  • Tony Schmucker
    OP
    New to Real Estate · Tacoma Washington · Member since 2021 · 20 posts · 14 votes
    1y
    Quote from @Tenzapa Wakombe:

    Welcome to the community! 

    I love to see that most of the cities you have chosen is in the Midwest/southern area! I bet you heard but the market around those areas are booming right now, especially since it is a buyers market, it gives you an advantage to get better deals from sellers while people are continously moving there, especially for jobs like tech, logistics, etc. 


    I am currently near the Nashville area and it has been great! So many people have been moving here from different area codes. Nashville is only about an hour away from Clarksville, so you will meet people from both cities. Definitely a good start into stepping into a bigger city with you being from WA state

    Hey Tenzapa,

    Thanks for the warm welcome! Yeah, the Midwest and South have definitely stood out to me great mix of affordability, growth, and investment potential. I’ve been keeping an eye on the market trends, and it’s exciting to see the opportunities that come with a buyer’s market.

    Clarksville has been top of my list! I love the cities that are like an hour outside of major metros, more affordable but still get some of the sprawling growth. Great to hear firsthand that people are moving in from all over. I appreciate the comment.

    1Reply
    • Tony HightowerPro Member
      Rental Property Investor · Clarksville, Tenn · Member since 2017 · 72 posts · 34 votes
      1y
      Quote from @Tony Schmucker:
      Quote from @Tenzapa Wakombe:

      Welcome to the community! 

      I love to see that most of the cities you have chosen is in the Midwest/southern area! I bet you heard but the market around those areas are booming right now, especially since it is a buyers market, it gives you an advantage to get better deals from sellers while people are continously moving there, especially for jobs like tech, logistics, etc. 


      I am currently near the Nashville area and it has been great! So many people have been moving here from different area codes. Nashville is only about an hour away from Clarksville, so you will meet people from both cities. Definitely a good start into stepping into a bigger city with you being from WA state

      Hey Tenzapa,

      Thanks for the warm welcome! Yeah, the Midwest and South have definitely stood out to me great mix of affordability, growth, and investment potential. I’ve been keeping an eye on the market trends, and it’s exciting to see the opportunities that come with a buyer’s market.

      Clarksville has been top of my list! I love the cities that are like an hour outside of major metros, more affordable but still get some of the sprawling growth. Great to hear firsthand that people are moving in from all over. I appreciate the comment.


       Hey Tony, I see you have Clarksville on the top of your list. Clarksville is still a good market(Not as great as a few years ago) to invest. I have been here 50 years and seen the growth.

      The good…

      -Prices more reasonable than Nashville. 

      -Not Nashville, but can be there in less than an hour. 

      -Still growing community. 

      -New Factories and expanding Factories

      The less than good. (if you are going to also live where you invest)

      -The infrastructure has not been able to keep up with population growth. (Traffic, long waits at restaurants, Did i say Traffic, Not a diverse town for activities)

      -There seem to be a lot of vacancies for lease and lots of people also looking to lease. The market pushed prices up so quickly and wages for most have not gotten them back to par. 

      -Tornados!!  Yes, seems we have been hit by tornados every other year for the last 15 and had many others since the mid 90’s. 

      Not long ago, you could find 1%+ deals just throwing a stick. Since 2020, I have seen some houses more than double in price. 

      Overall, i do not consider it a bad place to live if you can get used to the not so good. We also have several REI meetups monthly. Let me know if you want more info. If you decide to come visit the area, let me know. Can show you around.





      0Reply
    • Tony Schmucker
      OP
      New to Real Estate · Tacoma Washington · Member since 2021 · 20 posts · 14 votes
      1y
      Quote from @Tony Hightower:
      Quote from @Tony Schmucker:
      Quote from @Tenzapa Wakombe:

      Welcome to the community! 

      I love to see that most of the cities you have chosen is in the Midwest/southern area! I bet you heard but the market around those areas are booming right now, especially since it is a buyers market, it gives you an advantage to get better deals from sellers while people are continously moving there, especially for jobs like tech, logistics, etc. 


      I am currently near the Nashville area and it has been great! So many people have been moving here from different area codes. Nashville is only about an hour away from Clarksville, so you will meet people from both cities. Definitely a good start into stepping into a bigger city with you being from WA state

      Hey Tenzapa,

      Thanks for the warm welcome! Yeah, the Midwest and South have definitely stood out to me great mix of affordability, growth, and investment potential. I’ve been keeping an eye on the market trends, and it’s exciting to see the opportunities that come with a buyer’s market.

      Clarksville has been top of my list! I love the cities that are like an hour outside of major metros, more affordable but still get some of the sprawling growth. Great to hear firsthand that people are moving in from all over. I appreciate the comment.


       Hey Tony, I see you have Clarksville on the top of your list. Clarksville is still a good market(Not as great as a few years ago) to invest. I have been here 50 years and seen the growth.

      The good…

      -Prices more reasonable than Nashville. 

      -Not Nashville, but can be there in less than an hour. 

      -Still growing community. 

      -New Factories and expanding Factories

      The less than good. (if you are going to also live where you invest)

      -The infrastructure has not been able to keep up with population growth. (Traffic, long waits at restaurants, Did i say Traffic, Not a diverse town for activities)

      -There seem to be a lot of vacancies for lease and lots of people also looking to lease. The market pushed prices up so quickly and wages for most have not gotten them back to par. 

      -Tornados!!  Yes, seems we have been hit by tornados every other year for the last 15 and had many others since the mid 90’s. 

      Not long ago, you could find 1%+ deals just throwing a stick. Since 2020, I have seen some houses more than double in price. 

      Overall, i do not consider it a bad place to live if you can get used to the not so good. We also have several REI meetups monthly. Let me know if you want more info. If you decide to come visit the area, let me know. Can show you around.





      Hi Tony. I've always been drawn to smaller neighboring markets outside major metros like Nashville. Clarksville stands out with strong pop, wage, and job growth compared to the national avg. That said, your points on infrastructure are important, it's tough to assess how well a city is handling growth from out of state, so I appreciate the insight!

      Have you noticed rising insurance premiums related to tornado coverage? Insurance costs have been climbing nationwide, and I've been curious about how different regions are being impacted.

      Overall, thanks for the advice! If I end up getting a call to relocate to Clarksville, I'll definitely reach out.

      0Reply
    • Tony HightowerPro Member
      Rental Property Investor · Clarksville, Tenn · Member since 2017 · 72 posts · 34 votes
      1y
      Quote from @Tony Schmucker:
      Quote from @Tony Hightower:
      Quote from @Tony Schmucker:
      Quote from @Tenzapa Wakombe:

      Welcome to the community! 

      I love to see that most of the cities you have chosen is in the Midwest/southern area! I bet you heard but the market around those areas are booming right now, especially since it is a buyers market, it gives you an advantage to get better deals from sellers while people are continously moving there, especially for jobs like tech, logistics, etc. 


      I am currently near the Nashville area and it has been great! So many people have been moving here from different area codes. Nashville is only about an hour away from Clarksville, so you will meet people from both cities. Definitely a good start into stepping into a bigger city with you being from WA state

      Hey Tenzapa,

      Thanks for the warm welcome! Yeah, the Midwest and South have definitely stood out to me great mix of affordability, growth, and investment potential. I’ve been keeping an eye on the market trends, and it’s exciting to see the opportunities that come with a buyer’s market.

      Clarksville has been top of my list! I love the cities that are like an hour outside of major metros, more affordable but still get some of the sprawling growth. Great to hear firsthand that people are moving in from all over. I appreciate the comment.


       Hey Tony, I see you have Clarksville on the top of your list. Clarksville is still a good market(Not as great as a few years ago) to invest. I have been here 50 years and seen the growth.

      The good…

      -Prices more reasonable than Nashville. 

      -Not Nashville, but can be there in less than an hour. 

      -Still growing community. 

      -New Factories and expanding Factories

      The less than good. (if you are going to also live where you invest)

      -The infrastructure has not been able to keep up with population growth. (Traffic, long waits at restaurants, Did i say Traffic, Not a diverse town for activities)

      -There seem to be a lot of vacancies for lease and lots of people also looking to lease. The market pushed prices up so quickly and wages for most have not gotten them back to par. 

      -Tornados!!  Yes, seems we have been hit by tornados every other year for the last 15 and had many others since the mid 90’s. 

      Not long ago, you could find 1%+ deals just throwing a stick. Since 2020, I have seen some houses more than double in price. 

      Overall, i do not consider it a bad place to live if you can get used to the not so good. We also have several REI meetups monthly. Let me know if you want more info. If you decide to come visit the area, let me know. Can show you around.





      Hi Tony. I've always been drawn to smaller neighboring markets outside major metros like Nashville. Clarksville stands out with strong pop, wage, and job growth compared to the national avg. That said, your points on infrastructure are important, it's tough to assess how well a city is handling growth from out of state, so I appreciate the insight!

      Have you noticed rising insurance premiums related to tornado coverage? Insurance costs have been climbing nationwide, and I've been curious about how different regions are being impacted.

      Overall, thanks for the advice! If I end up getting a call to relocate to Clarksville, I'll definitely reach out.


       Hey, Getting back late, I can see where we are having large wage growth. That is mostly related to how low wages were for years!! Just 7 or 8 years ago, many would need to start at $10 or below. I have a tenant that was driving to Nashville to work at McDonalds because the pay was so much higher. We have had several new companies come to town and provide more jobs. Maybe just enough to offset the population growth. 

      I have not really noticed changes to insurance. But, i may not be paying close attention. 

      Good Luck with your search!! If you make it here, we have several good REI meetups. Lots of people willing to share.

      1Reply
    • Tony Schmucker
      OP
      New to Real Estate · Tacoma Washington · Member since 2021 · 20 posts · 14 votes
      1y
      Quote from @Tony Hightower:
      Quote from @Tony Schmucker:
      Quote from @Tony Hightower:
      Quote from @Tony Schmucker:
      Quote from @Tenzapa Wakombe:

      Welcome to the community! 

      I love to see that most of the cities you have chosen is in the Midwest/southern area! I bet you heard but the market around those areas are booming right now, especially since it is a buyers market, it gives you an advantage to get better deals from sellers while people are continously moving there, especially for jobs like tech, logistics, etc. 


      I am currently near the Nashville area and it has been great! So many people have been moving here from different area codes. Nashville is only about an hour away from Clarksville, so you will meet people from both cities. Definitely a good start into stepping into a bigger city with you being from WA state

      Hey Tenzapa,

      Thanks for the warm welcome! Yeah, the Midwest and South have definitely stood out to me great mix of affordability, growth, and investment potential. I’ve been keeping an eye on the market trends, and it’s exciting to see the opportunities that come with a buyer’s market.

      Clarksville has been top of my list! I love the cities that are like an hour outside of major metros, more affordable but still get some of the sprawling growth. Great to hear firsthand that people are moving in from all over. I appreciate the comment.


       Hey Tony, I see you have Clarksville on the top of your list. Clarksville is still a good market(Not as great as a few years ago) to invest. I have been here 50 years and seen the growth.

      The good…

      -Prices more reasonable than Nashville. 

      -Not Nashville, but can be there in less than an hour. 

      -Still growing community. 

      -New Factories and expanding Factories

      The less than good. (if you are going to also live where you invest)

      -The infrastructure has not been able to keep up with population growth. (Traffic, long waits at restaurants, Did i say Traffic, Not a diverse town for activities)

      -There seem to be a lot of vacancies for lease and lots of people also looking to lease. The market pushed prices up so quickly and wages for most have not gotten them back to par. 

      -Tornados!!  Yes, seems we have been hit by tornados every other year for the last 15 and had many others since the mid 90’s. 

      Not long ago, you could find 1%+ deals just throwing a stick. Since 2020, I have seen some houses more than double in price. 

      Overall, i do not consider it a bad place to live if you can get used to the not so good. We also have several REI meetups monthly. Let me know if you want more info. If you decide to come visit the area, let me know. Can show you around.





      Hi Tony. I've always been drawn to smaller neighboring markets outside major metros like Nashville. Clarksville stands out with strong pop, wage, and job growth compared to the national avg. That said, your points on infrastructure are important, it's tough to assess how well a city is handling growth from out of state, so I appreciate the insight!

      Have you noticed rising insurance premiums related to tornado coverage? Insurance costs have been climbing nationwide, and I've been curious about how different regions are being impacted.

      Overall, thanks for the advice! If I end up getting a call to relocate to Clarksville, I'll definitely reach out.


       Hey, Getting back late, I can see where we are having large wage growth. That is mostly related to how low wages were for years!! Just 7 or 8 years ago, many would need to start at $10 or below. I have a tenant that was driving to Nashville to work at McDonalds because the pay was so much higher. We have had several new companies come to town and provide more jobs. Maybe just enough to offset the population growth. 

      I have not really noticed changes to insurance. But, i may not be paying close attention. 

      Good Luck with your search!! If you make it here, we have several good REI meetups. Lots of people willing to share.


      That makes a lot of sense, wage growth definitely looks big on paper, but some of it is just catching up from years of being under market. I'll connect with folks at an REI meetup at some point. Sounds like a solid community. Cheers!

      0Reply
  • Andrew Kubik
    Property Manager · Nashville, TN · Member since 2025 · 66 posts · 35 votes
    1y

    I house hack a duplex in Nashville! It's a great way to ABNB in the area. 

    0Reply
    • Tony Schmucker
      OP
      New to Real Estate · Tacoma Washington · Member since 2021 · 20 posts · 14 votes
      1y
      Quote from @Andrew Kubik:

      I house hack a duplex in Nashville! It's a great way to ABNB in the area. 

      Nice to meet you, Andrew! It's great to see another CPA in the r/e investing realm. 

      1Reply
  • Tony Schmucker
    OP
    New to Real Estate · Tacoma Washington · Member since 2021 · 20 posts · 14 votes
    1y

    Update on Relocation Decision:

    Hey everyone! Wanted to share a quick update since my original post a few months back.

    After a lot of market research and reflection, I’ve officially decided to relocate to Northwest Arkansas this summer! Interestingly, this market wasn’t on my initial list, but after digging deeper into the area...it kept climbing the ranks. Offering the right balance between affordability, opportunity, and quality of life.

    I’ll be in the area May 22nd – 25th exploring neighborhoods and getting a feel for the market. If anyone is local and open to connecting, I’d love to meet up this Summer.

    Thanks again to all who offered insights and encouragement throughout this journey. I’ll continue to share updates on other threads once I start house hacking down there!

    2Reply
  • Katie Linder-Jesse
    Fayetteville, AR · Member since 2025 · 20 posts · 8 votes
    1y

    @Tony Schmucker I'm so happy you chose NWA! We made the same decision 3 years ago to invest in the region and we looked at the whole country too. Too many positives to not give it a thorough dive. When we did, nothing else could compare. I'm happy to meet up but I'm out of town while you are here. I'm available to answer any questions you have about the area though! 

    1Reply
  • Ryan Blackstone
    Real Estate Broker · Fayetteville, AR · Member since 2017 · 375 posts · 240 votes
    1y

    @Tony Schmucker Hey Tony. I am in NWA, and me and my team would love to connect. We are a group of agent investors, and plenty of us have house-hacked, over the years. I have house hacked since 2017 to 2024. This area is great and has a lot to offer. I will DM you if you want to grab a coffee. 

    0Reply
  • Tony Schmucker
    OP
    New to Real Estate · Tacoma Washington · Member since 2021 · 20 posts · 14 votes
    1y

    @Katie Linder-Jesse @Ryan Blackstone

    Hi Katie and Ryan. I appreciate you both reaching out. It's great to hear your experience aligns with my expectations, it definitely helps reaffirm the move. I’ll shoot you both a DM!

    0Reply
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