How do you mitigate risk in your investments?

Question

I'd like to gain a deeper understanding into the key factors investors consider before committing to an investment property. I understand that some investors take a more conservative approach than others. What criteria do you use to determine whether a deal is worth pursuing?

Nate Williams · Answer

Exit strategy. If I plan to sell a house but can't, can I rent it and cover expenses? If I plan to rent but can't get a tenant, can I sell to cover expenses? Do I have the income to cover the mortgage if I can't rent or sell? Could I short term rent if long term isn't an option? How many nights would it need to be booked to cover expenses? All the not so fun questions to ask if things don't go as planned.

Alecia Loveless · Answer

@Diego Martinez My main criteria is that if it’s a multi it must have pure cash flow of at least $200/unit after all expenses. This includes a percentage saved for CapEx, repairs and maintenance and Vacancy. If it’s a SFH I’m looking for pure cash flow of at least around $600/month.

Most of my buildings include an owners account and monthly expense for electricity and about half of them also have a trash charge monthly. If you live where there is curb side trash pickup this cost is probably included with your taxes or fees from the city.  But if not it can easily be between $150-$250/month which can really eat into your cash flow if you didn’t underwrite for this expense.

Elyse Sarnecky · Answer

@Diego Martinez, risk mitigation is all about smart underwriting and having multiple exit strategies. The most successful investors focus on a few key fundamentals before committing to a deal.

First, market fundamentals matter—population growth, employment trends, and rental demand should all point in the right direction. A property in a declining market, no matter how good the deal looks on paper, carries added risk.

Second, cash flow is key. A property should generate positive cash flow after factoring in all expenses, including property management, maintenance reserves, and vacancy. If the numbers don’t work with conservative assumptions, it’s better to pass than to stretch and hope for appreciation.

Third, always consider exit strategies. If a long-term rental isn’t viable, could the property work as a short-term rental or a flip? If the market shifts, is there a way to sell at break-even or better? Having multiple options reduces risk and keeps investors flexible.

Another factor often overlooked is property management. Even the best deals can turn into costly mistakes if they aren’t managed well. Understanding what it takes to operate a rental successfully—whether hands-on or with a management company—can make or break an investment.

At the end of the day, real estate investing is about controlling risk while maximizing upside. The best investors approach every deal with smart underwriting, conservative financing, and adaptable strategies.

Gregory Schwartz · Answer

1. good market fundamental (population growth, median income, economic growth, home appreciation)2. Safe loan to value levels. My portfolio is around 65% LTV3. Cashflow. Each property needs to be at or above break even. We use a midterm rental model to increase cashflow for the unexpected large capital expenses like $8k worth of metal steps

Diego Martinez · Answer

Great, thanks for all the details! I will definitely keep this in mind for the future!

How do you mitigate risk in your investments?

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