New investor for 2026

[Luella Mozingo]

I will be trying my hand at making my first rental investment later this year. For now, I am reading, listening to podcasts, and starting to poke around my area (Greenfield and Rushville, IN) to get the lay of the land. I have a paid-off house and farm but will still need to save up the downpayment. I will be looking for mentors in the meantime. I actually was a real estate salesperson 40 years ago and worked at a mortgage company and was a real estate appraiser, so there is some old knowledge. I still work (organic inspector) for a couple more years before retiring from that career. I want to build a small and mighty rental portfolio over the next few years. Any feedback is appreciated. 

[Brian Lewis]

Hi Luella, welcome to BP.

You’re approaching this the right way, especially with your background. Even if the market has changed, your experience with appraisal and mortgages gives you a big head start on understanding value and risk.

One suggestion as you prepare: start looking at deals the way a lender would. Before getting deep into renovations or rent upside, focus on:
• Purchase price relative to as-is value
• Conservative rent assumptions
• All-in cost vs. long-term hold value
• Margin of safety if rents or timelines slip

With a paid off property and time before retirement, patience will be your edge. The best early rentals are often “boring” deals that still work with conservative numbers and minimal leverage.

A small, durable portfolio built slowly often outperforms an aggressive one, especially heading into retirement years.

Good luck, feel free to reach out anytime!