Where to Invest Long-Term for Cash Flow With ~$90k Down?
Member since 2025 · 15 posts · 17 votes
Where to Invest Long-Term for Cash Flow With ~$90k Down?
Most Popular Reply
Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votesQuote from @Vincenzo Lomaestro:
Hey everyone 👋
I’m a buy-and-hold investor focused on long-term, sustainable cash flow. I'm not chasing appreciation or BRRR hype — just looking for properties that work today and still make sense 10–20 years out.
My capital stack:
-
~$90k available for down payment + closing + initial reserves
-
Financing: conventional / FHA / DSCR (open to all)
-
Goal: cash flow ≥ $200–400/month per door after all expenses
I'm not looking for "get rich quick" or BRRR hype — just steady, boring, dependable cash flow that survives recessions.
Appreciate any real-world experience 🙏
Thanks!
Note FHA is only for owner-occupied 1-4 family properties.
You’re ALWAYS better off investing locally, where it’s easier to:
- Learn the market
- Network to find deals
- Network to find contractors
- Be more hands-on
- Driveby property to keep tabs on it
- Network to find a decent Property Management Company (PMC)
Next best location is somewhere else you lived, where you have an existing network of family & friends to help you as accomplish the above list as needed.
If you invest OOS, your biggest challenge won't be finding properties to meet your goals on paper, it’ll be successfully outsourcing all of the above.
The biggest mistake we see OOS investors making in our market, over and over again, is not fully understanding Neighborhood/Property/Tenant Classes and how they impact your probability of success!
They all run their ROI numbers assuming Class A results – when buying Class B, C & even D rentals.
Then they’re shocked when their performance expectations aren't met😞
If you choose to invest OOS, and have little to no landlord experience, we highly recommend targeting Class B Neighborhoods/Properties/Tenants. If you target Class C, you better be prepared emotionally & financially for plenty of challenges.
You can find Class B properties in the Midwest to BRRRR, but it will take more digging and YOU will need to understand how to analyze & identify them - because a lot of agents, wholesalers, PMCs, etc. will try to sell you Class C or D misrepresented as Class B:
- Many of them don't know/care what Class the properties are, so they're incompetent.
- Others know exactly what they are doing, so should be labeled as crooks!
EITHER WAY YOU LOSE!
Why is Property Class so important for investors to understand and apply in their investing strategies?
Because the Property Class dictates the Class of the tenant pool that the property will attract.
The Tenant Class greatly impacts rental income stability and property maintenance/damage by tenants.
Both Property Class and Tenant Class will affect what type of contractors, handymen and property management companies you should target and be willing to deal with a property.
The Property Class will also impact the maintenance & renovations you do to, “Maintain to the Neighborhood”.
Why is that important?
Well, if you buy & renovate a property in Class D area to Class A standards, what Tenant Class will actually rent it?
Or, if you put several Class D tenants in a Class A four-plex, what do you think will happen to the property?
So, if you fail to apply the correct assumptions to a property, your expectations won’t be met, and it may even be a financial disaster.
We use the following to rank Property Classes, in order of importance:
- Property Tenant Pool: closely linked to location, but not always.
- Property Location: closely linked to tenant pool, but not always.
- Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”
Key metrics for each Property Class:
Class A Properties:
Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.
Tenant Default: 0-5% probability of eviction or early lease termination.
Section 8: Class A rents are too high and won’t be approved.
Vacancies: 5-10%, depending on market conditions.
Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.
Class B Properties:
Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.
Tenant Default: 5-10% probability of eviction or early lease termination.
Vacancies: 10-15%, depending on market conditions.
Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.
Section 8: Class B rents are usually too high for the Section 8 program.
Class C Properties:
Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years. Verifying recent 2-years of rental history very important! Same for 2-years of job/income stability.
Tenant Default: 10-20% probability of eviction or early lease termination.
Section 8: Class C rents usually meet program requirements, proper screening still recommended.
Vacancies: 10-20%, depending on market conditions and tenant screening.
Cashflow vs Appreciation: Should cashflow immediately, at the lower end of relative rent & value appreciation.
Class D Properties:
Tenant Pool: Majority of FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, but should have no convictions/evictions in last 12 months. Verifying last 2-years of rental history and income/employment extremely important to find the “best of the worst”.
Tenant Default: 20-30% probability of eviction or early lease termination.
Section 8: Class D rents meet program requirements, often challenges to pass Section 8 inspection.
Vacancies: 20%+, depending on market conditions and tenant screening.
Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciation.
Where did we get our FICO credit score information from?
Check out this chart:
|
FICO Score |
Pct of Population |
Default Probability |
|
800 or more |
13.00% |
1.00% |
|
750-799 |
27.00% |
1.00% |
|
700-749 |
18.00% |
4.40% |
|
650-699 |
15.00% |
8.90% |
|
600-649 |
12.00% |
15.80% |
|
550-599 |
8.00% |
22.50% |
|
500-549 |
5.00% |
28.40% |
|
Less than 499 |
2.00% |
41.00% |
Make sure you understand the Class of properties you are looking at and the corresponding results to expect.
Metro Detroit has 132 cities, the City of Detroit 183 Neighborhoods, which we’re analyzing and classifying. Check out the map on our website where we’ve made this all easy to follow.
We can also share numerous examples of properties & portfolios we’ve assisted investors with!
DM us if you’d like to discuss this logical approach in greater detail!
Horror Stories from those that did NOT Understand What they were Buying:
https://www.biggerpockets.com/forums/48/topics/1137397-baltimore-a-path-to-never-ending-pain
https://www.biggerpockets.com/forums/432/topics/1231840-sell-at-a-loss-or-rent-at-a-loss
https://www.biggerpockets.com/forums/311/topics/840134-memphis-turnkey-tenant-turnover-costs
Logical Property Management4.9459 Reviews
22 Replies
- 8moJuan YepesBusiness MemberLender · Miami, FL · Member since 2025 · 126 posts · 35 votes
Hi Vincenzo,
In which states do you already own? I'm seeing investors finding great cash flowing properties in FL, TX, GA, NC and even OH. My recommendation would be to establish a buy box with your investment parameters and see which states meet your needs.
If you're planning to house hack then FHA is a great option. If you're focused on non-owner occupied investments then conventional or DSCR is the way to go depending on your financial situation and property cash flow.
Targeting $200-400/m per door is realistic. Just remember to consider all costs including reserves for future repairs and turnover before free cash flow.
Helm Mortgage Corp - Juan Yepes, Director5125 Reviews - 8moErik EstradaBusiness MemberLender · Member since 2022 · 6k+ posts · 1k+ votes
You might want to look at OH, PA, SC, NC, & maybe some alternative properties such as mobile homes. The price points are fairly low in these states and $90k will get you pretty far.
I will suggest though, you might want to partner up with an investor local to the area. Just because it is easier to get in with funding, does not mean everything will be a cash cow. Being local and concentrating in one area, seems to be what is driving success with some of my clients.
LuxePrivate Investments LLC 572 Reviews - Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes8mo
Happy to connect on Kansas City. Midwest is choice for many. It can check those boxes
- 8moJake AndronicoBusiness MemberRealtor · Reno, NV · Member since 2019 · 1k+ posts · 938 votesGreat goal! Just remember, appreciation buys you more cash flow. Be very careful chasing attractive "paper" cash flow in areas that do not typically appreciate.
Quote from @Vincenzo Lomaestro:
Hey everyone 👋
I’m a buy-and-hold investor focused on long-term, sustainable cash flow. I'm not chasing appreciation or BRRR hype — just looking for properties that work today and still make sense 10–20 years out.My capital stack:
-
~$90k available for down payment + closing + initial reserves
-
Financing: conventional / FHA / DSCR (open to all)
-
Goal: cash flow ≥ $200–400/month per door after all expenses
I'm not looking for "get rich quick" or BRRR hype — just steady, boring, dependable cash flow that survives recessions.
Appreciate any real-world experience 🙏
Thanks!
Here are two out of state forum posts that are very helpful:https://www.biggerpockets.com/forums/12/topics/1171104-the-m...
https://www.biggerpockets.com/forums/48/topics/1159104-overl…
Best of luck to you! -
- 8moArman AhmedPro MemberReal Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 948 votes
With $90K to deploy, the key is focusing on markets where rents reliably cover expenses without heavy rehabs, think steady, affordable neighborhoods in the Midwest. Look for duplexes or small multifamily with realistic cash flow targets ($200–400+ per unit) near jobs, transit, and amenities. Avoid chasing appreciation or “hot” markets; your first deals should prioritize stability and predictability. Building a repeatable process, good underwriting, vetted contractors, and reliable property management, will let your cash flow compound safely over the long term.
- 8moDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
Quote from @Vincenzo Lomaestro:
Hey everyone 👋
I’m a buy-and-hold investor focused on long-term, sustainable cash flow. I'm not chasing appreciation or BRRR hype — just looking for properties that work today and still make sense 10–20 years out.My capital stack:
-
~$90k available for down payment + closing + initial reserves
-
Financing: conventional / FHA / DSCR (open to all)
-
Goal: cash flow ≥ $200–400/month per door after all expenses
I'm not looking for "get rich quick" or BRRR hype — just steady, boring, dependable cash flow that survives recessions.
Appreciate any real-world experience 🙏
Thanks!
Note FHA is only for owner-occupied 1-4 family properties.
You’re ALWAYS better off investing locally, where it’s easier to:
- Learn the market
- Network to find deals
- Network to find contractors
- Be more hands-on
- Driveby property to keep tabs on it
- Network to find a decent Property Management Company (PMC)
Next best location is somewhere else you lived, where you have an existing network of family & friends to help you as accomplish the above list as needed.
If you invest OOS, your biggest challenge won't be finding properties to meet your goals on paper, it’ll be successfully outsourcing all of the above.
The biggest mistake we see OOS investors making in our market, over and over again, is not fully understanding Neighborhood/Property/Tenant Classes and how they impact your probability of success!
They all run their ROI numbers assuming Class A results – when buying Class B, C & even D rentals.
Then they’re shocked when their performance expectations aren't met😞
If you choose to invest OOS, and have little to no landlord experience, we highly recommend targeting Class B Neighborhoods/Properties/Tenants. If you target Class C, you better be prepared emotionally & financially for plenty of challenges.
You can find Class B properties in the Midwest to BRRRR, but it will take more digging and YOU will need to understand how to analyze & identify them - because a lot of agents, wholesalers, PMCs, etc. will try to sell you Class C or D misrepresented as Class B:
- Many of them don't know/care what Class the properties are, so they're incompetent.
- Others know exactly what they are doing, so should be labeled as crooks!
EITHER WAY YOU LOSE!
Why is Property Class so important for investors to understand and apply in their investing strategies?
Because the Property Class dictates the Class of the tenant pool that the property will attract.
The Tenant Class greatly impacts rental income stability and property maintenance/damage by tenants.
Both Property Class and Tenant Class will affect what type of contractors, handymen and property management companies you should target and be willing to deal with a property.
The Property Class will also impact the maintenance & renovations you do to, “Maintain to the Neighborhood”.
Why is that important?
Well, if you buy & renovate a property in Class D area to Class A standards, what Tenant Class will actually rent it?
Or, if you put several Class D tenants in a Class A four-plex, what do you think will happen to the property?
So, if you fail to apply the correct assumptions to a property, your expectations won’t be met, and it may even be a financial disaster.
We use the following to rank Property Classes, in order of importance:
- Property Tenant Pool: closely linked to location, but not always.
- Property Location: closely linked to tenant pool, but not always.
- Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”
Key metrics for each Property Class:
Class A Properties:
Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.
Tenant Default: 0-5% probability of eviction or early lease termination.
Section 8: Class A rents are too high and won’t be approved.
Vacancies: 5-10%, depending on market conditions.
Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:
Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.
Tenant Default: 5-10% probability of eviction or early lease termination.
Vacancies: 10-15%, depending on market conditions.
Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.
Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:
Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years. Verifying recent 2-years of rental history very important! Same for 2-years of job/income stability.
Tenant Default: 10-20% probability of eviction or early lease termination.
Section 8: Class C rents usually meet program requirements, proper screening still recommended.
Vacancies: 10-20%, depending on market conditions and tenant screening.
Cashflow vs Appreciation: Should cashflow immediately, at the lower end of relative rent & value appreciation.
Class D Properties:
Tenant Pool: Majority of FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, but should have no convictions/evictions in last 12 months. Verifying last 2-years of rental history and income/employment extremely important to find the “best of the worst”.
Tenant Default: 20-30% probability of eviction or early lease termination.
Section 8: Class D rents meet program requirements, often challenges to pass Section 8 inspection.
Vacancies: 20%+, depending on market conditions and tenant screening.
Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciation.
Where did we get our FICO credit score information from?
Check out this chart:
FICO Score
Pct of Population
Default Probability
800 or more
13.00%
1.00%
750-799
27.00%
1.00%
700-749
18.00%
4.40%
650-699
15.00%
8.90%
600-649
12.00%
15.80%
550-599
8.00%
22.50%
500-549
5.00%
28.40%
Less than 499
2.00%
41.00%
Make sure you understand the Class of properties you are looking at and the corresponding results to expect.
Metro Detroit has 132 cities, the City of Detroit 183 Neighborhoods, which we’re analyzing and classifying. Check out the map on our website where we’ve made this all easy to follow.
We can also share numerous examples of properties & portfolios we’ve assisted investors with!
DM us if you’d like to discuss this logical approach in greater detail!
Horror Stories from those that did NOT Understand What they were Buying:
https://www.biggerpockets.com/forums/48/topics/1137397-baltimore-a-path-to-never-ending-pain
https://www.biggerpockets.com/forums/432/topics/1231840-sell-at-a-loss-or-rent-at-a-loss
https://www.biggerpockets.com/forums/311/topics/840134-memphis-turnkey-tenant-turnover-costs
Logical Property Management4.9459 Reviews -
- 8moMackaylee BeachPro MemberReal Estate Agent · Kansas City, MO · Member since 2020 · 1k+ posts · 492 votes
@Vincenzo Lomaestro I am biased to Kansas City, but we can achieve everything on your wish list. Nothing wrong with slow and steady. Happy to help!
- 8moKerlous TadresBusiness MemberRealtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
Hey @Vincenzo Lomaestro, the safest cash flow comes from buying a duplex to fourplex in a lower-cost area where rent covers the payment and bills right now. I’d recommend using real numbers for empty months, repairs, taxes, insurance, and a manager.
Kerlous Tadres | Reafco Real Estate540 Reviews - 8moCalvin OzanickBusiness MemberProperty Manager · Janesville, WI · Member since 2017 · 708 posts · 297 votes
Hi and great question!
We have seen many investors invest in Wisconsin with out of state funds. The market I work in, Rock County, is affordable to get into and allows for great rent returns. Taking this approach of a good down payment, buying a nice asset and letting the value grow over time is the way we see investors have the most success.
As far as specifics about the market, it has grown exponentially in the last 15 years. Going from a bottom of the nation economy in 2010 to one of the strongest investment markets in the US in recent years. Living in the lake effect of Madison and Milwaukee, but also being home to the richest self-made woman in the world has led to increased private investment into the market, which has then brought further public funds into the market. I would love to share more if there is any way we can help you start your journey!
Wisconsin Property Managers4.7414 Reviews - 8moAshish AcharyaBusiness MemberCPA, CFP®, PFS · FL · Member since 2017 · 5k+ posts · 3k+ votes
Hey Vincenzo! I like your plan and how you're thinking long term and not treating real estate like some overnight get rich quick scheme, which is refreshing.
You’ve already gotten a lot of good advice on the real estate side, so I’ll add some things to think about from the tax side since that’s where people often get tripped up. A lot of people think of real estate as “passive income” and stop there, but that’s not really why higher-earning W-2 professionals or business owners decided to get into real estate. The real draw is the tax side — depreciation and losses that, in the right setup, can help reduce taxes from other income.
With long-term rentals, that usually means qualifying as a real estate professional and actually being involved day to day activities. That’s tough if you’ve got another full-time job. In most of these cases, it’s often a spouse who takes on that role. If that’s not the case, the losses usually don’t disappear, they just sit there and get used later. That’s also why you see so many people talking about short-term rentals. The rules are different, and for some people it’s easier to unlock the tax benefits without needing real estate to be their “job.” Not saying it’s better or worse, just something to think about as part of the bigger picture.
Where I’d start is pretty simple and lines up with what others have said: buy in an area you actually understand, build one solid deal at a time, and start putting a team around you early. A lender who’s used to working with investors, an agent who knows the rental pockets you’re looking at, and eventually a CPA who actually understands real estate and planning ahead (not just someone who plugs numbers into software). That’s how you avoid realizing a few years later that you left a lot on the table.
From my own experience, Florida and Georgia are places with a lot of opportunities, as others have mentioned above. I've also lived in both of these places while investing and managing units.
Your “boring, dependable” approach actually makes a lot of sense and it's the approach most of our clients use. Just make sure the tax side grows with it so everything works together, not just on paper but in real life. Good luck and happy to connect!
INVESTOR FRIENDLY CPA®5241 Reviews - Member since 2022 · 11 posts · 6 votes8mo
Hey Vincenzo! Respect the focus on 'boring' cash flow. That's the kind that actually lets you sleep at night.
With $90k down, you have great options in the Midwest or Southeast, but the biggest threat to that $300/mo margin isn't the mortgage—it's vacancy.
If you're looking 10–20 years out, I’d prioritize neighborhoods with permanent 'Life Anchors' (hospitals, universities, walkable main streets). The 'Meds & Eds' strategy tends to hold up best in downturns because those jobs don't disappear in a recession, whereas the 'subdivisions in the middle of nowhere' can really struggle if the commuter economy slows down.
Good luck with the hunt 👊
- Real Estate Agent · Central New York · Member since 2023 · 207 posts · 96 votes8mo
I'm in the Syracuse NY market, and what you just described for cash flow is very much what I'm seeing right now, with properties ranging anywhere from the 150-250/275K range for solid ready to go multifamilies. This is adding an additional 25% of gross rent for PM, CapEx, and routine maintenance on monthly budget. My market is particularly beneficial with DSCR right now given relatively low purchase price and stable rent across the city. The suburbs have opportunities as well, but cash flow is prominent in the city! The city is appreciating at a steady 8-12% YoY depending on neighborhood, which is just a cherry on top of the cash flow. Would be happy to discuss any opportunities!
- 8moWale LawalBusiness MemberReal Estate Broker · Houston | Dallas | Austin, TX · Member since 2018 · 5k+ posts · 2k+ votes
I think you should consider San Antonio and certain Houston areas or even the outer suburbs of Dallas-Fort Worth with $90,000 for a down payment and your focus on cash flow. I must say that the rental demand in these areas is strong and prices remain affordable. I believe you can look in B/C+ areas, decent, clean single family or small multifamily properties. You can also think about insurance and taxes early and it will help you plan your money better.
Good luck!
NETWORTH BUILDERS5236 Reviews - 8moJustin BrickmanBusiness MemberRealtor · San Antonio, TX · Member since 2021 · 502 posts · 274 votes
San Antonio market is picking up 👍
Justin Brickman Realty4.9145 Reviews - Real Estate Broker · Coppell, TX · Member since 2011 · 5k+ posts · 4k+ votes8mo
Cash flow is in the end a function of your down payment or leverage. So $200-$400 a month cash flow probably will need about 40% down in DFW right now. Of course there are always exceptions, but I would say that gets you a solid 3/2/2 in a decent school district. Probably 10 year old house with brick vaneer in a decent area. So you should be able to do that with $90,000.
- Real Estate Broker · Coppell, TX · Member since 2011 · 5k+ posts · 4k+ votes8mo
You can do that in DFW area. Nice neighborhood, 10 year old single story brick 3/2/2 in a decent school district runs less than $250,000 right now. $1700/month rent or so. 30-40% down. The more you put down, the more the cash flow will be. I like areas like Sherman, Denton, Saginaw, Anna. There are others.
- 8moAustin WyrickBusiness MemberReal Estate Agent · Cedar Rapids IA · Member since 2022 · 26 posts · 16 votes
We have a lot of deals here in Cedar Rapids Iowa and with 90k I can get you in to multiple properties potentially. We have a thriving community with many different industries driving the economy here including Quaker Oats, Data Centers and Collins Aerospace just to name a few.
- 7moCameron TopePro MemberProperty Manager · Katy, TX · Member since 2015 · 1k+ posts · 1k+ votes
Short, simple answer - where you have a competitive advantage...
- Real Estate Consultant · Connecticut Ct · Member since 2026 · 130 posts · 30 votes7mo
You’re asking the right questions and setting realistic targets, which already puts you ahead of most people looking out of state.
With ~$90k allocated to down payment, closing, and reserves, the bigger variable usually isn’t where — it’s how conservatively the deal is underwritten and whether the debt structure leaves margin after a stress test.
In practice, I’ve seen investors hit your $200–$400/door goal more consistently by prioritizing:
• boring demand drivers (jobs, population stability),
• simple assets that underwrite cleanly, and
• financing that doesn’t rely on rent growth assumptions to work.
Curious whether you’re leaning more toward small multifamily or SFRs
- Property Manager · Tucson, AZ · Member since 2019 · 27 posts · 14 votes7mo
@Vincenzo Lomaestro
Anywhere outside of California will generate cashflow (JK) but with the kind of return you are talking about, I would look for a newer triplex or more (quad) in a secondary city. (example, if you like phoenix, purchase multi-family in tempe). Multi-Family because the Vacancy rate is lower therefore, overall cashflow is more consistent.
In Tucson with $70k down on a triplex (646-648 N Desert for example) zip code is 85711 so rents are averaging $1.42/sqft, then adjust your purchase price/ Down payment/ points buy down, to accomodate for current and future rents, rents are going flat currently. You could generate $800/month.
In Wichitaw, KS, you can buy an $88,500 House and rent it out for $1150/mnth the Duplex at 916-918 N Glendale St. I dont know that market very well but, pick your poison, bigger metropolitans have more professionals to reach out to. Smaller have better ROI.
Find a good Lender, and a well reviewed Property Manager and dig in.
- 7moStephen QuesinberryBusiness MemberReal Estate Agent · Cumming, GA · Member since 2016 · 226 posts · 157 votes
I like the mindset.
With ~$90k to deploy and targeting $200–400 per door after true expenses, you’ll want to be very disciplined on market and buy box. In today’s rate environment, that level of cash flow is achievable, but it usually requires either strong rent-to-price ratios, older housing stock priced correctly, or buying slightly outside the “hot” areas.
If you’re open to Georgia, it’s worth looking at the broader Atlanta metro, not just the core city. Some of the surrounding submarkets can offer better spreads while still benefiting from long-term job growth and population trends. The key is getting specific on the submarket and understanding tenant profile, taxes, and insurance upfront.
A couple practical thoughts:
-
Underwrite assuming full property management, even if you plan to self-manage.
-
Be conservative on vacancy and capex.
-
Focus on areas with durable renter demand rather than chasing the highest headline cap rate.
-
Make sure your cash flow target is after realistic reserves, not just PITI.
Cornerstone Real Estate Partners -
- 7moBo SmithPro MemberHinton, WV · Member since 2026 · 1k+ posts · 373 votes
Smart approach on the long-term mindset. One thing that saved me: budget 7-10% vacancy even in hot markets and $100-150/door/month for CapEx. Markets change but your mortgage payment doesn't. What markets are you targeting with that stack?
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