All Forum Posts by: Bradley Buxton

@Samuel Peters

The 1% rule is just one piece of the puzzle. It's a bit like a land line, do they work yes, but we all still own cell phones.   There are other market factors that have drastically changed in the last 5 years that make the rules of yore less important. Smart investing means looking beyond surface metrics to understand the full picture—strategy, capital, time, risk, and long-term goals all matter.

Markets that don’t meet the 1% rule (like parts of CA or even emerging metros in NV) can still outperform due to appreciation, economic growth, and equity upside. A great deal on paper can fall apart fast if local fundamentals shift.

There's no one-size-fits-all. Choose an approach that aligns with your goals—and one you can sustain with the time, energy, and resources you actually have.

Start taking with other investors, realtors, contractors to get an idea of the market. As many have said here before investing in where you know and a place where you would live is generally a good market. 

@Raj Singh

Properties from that age can have lead paint and asbestos. Not necessarily deal breakers but something to be aware of. I recommend to clients to get an insurance assessment to better calculate expenses. Most insurance agents will give you a free quote.  They will look at electrical (panels and wiring) and the water pipes. Galvanized pipes are a red flag. Flood insurance might be worth looking into. Fire insurance would be less of an issue than up here where I'm at in Tahoe. General inspections usually indicate and other damage or issues. In Sacramento flood and water damage would be more common to look for than foundation issues found in hillier terrain. 

@Priya Sudhir

Is that a syndication? There are many threads on BP on how to vet a syndication to make sure you get your return. Calculate their offered returns vs your goals, time, energy, and compare that to alternatives such as stock, DST, direct real estate investment.

@Willy Nolan

Think about why you want to invest in real estate. Set a goal and assess your time, energy, and financial resources. Let those guide your daily actions to move you closer to your goal. Listen to the BP podcast from the last year and read recent books from the last year. These will give you some ideas of what the options are for making money with real estate. Everyone's path is different, there will be risks, and long term rewards.

@Kwanza P.

There a 5 counties around the Lake all with different regulations. The city of south lake Tahoe just had some policy changes. The future of their regulations is a bit cloudy. Douglas county in Nevada has fairly stable regulations and restrictions on number of permits and distance between STRs. West and North on the CA side require permits and there were some still available last I checked but with summer coming those might have been taken. The north shore on the Nevada side require permits and there are no limits on the number.  

Each HOA will also have it's own rules.

Insurance is still an obstacle and can be overcome with the right budget planning. 

Reno can be a good market for STRs with lower entry costs and insurance costs.

I live on the north side of the Lake in Nevada and open to sharing more resources. 

@Brad Borowski

Hey Brad. I'm in the Carson area and can give you a few references. I'll send you a PM. 

@Kwanza P.

The issue I have seen with the BP calculators in my local market (Reno Tahoe, NV) is that the BP rents don't take into account the nuances of different areas and proximity to locations such as freeways, dumps, gas stations, universities, parks, etc.. The rents can be wildly off.  The other assumption they seem to not have solved is the expenses and taxes. Those have a similar issue as the rents that they can vary a lot. In my area the taxes are publicly available and we live here and have other investors that know the approximate expenses for each area and property.

Also it could be nothing cash flows... With the high lending rates and the short supply prices are still pushing upper limits in many markets. 

@Yury Krytsyn

Great question—I've worked through a similar decision-making process with other CA clients and thought I’d share what helped me narrow it down.

One of the biggest early filters is focusing on markets within a day's travel (Reno, NV) and that fits your strategy. You might not short term rental in Coalinga, CA but long term it could be an option. You may not visit often, but being able to get there quickly when it matters—especially during acquisition, rehab, or early tenant issues—makes a huge difference in managing risk and building your team.

Define your strategy first (STR, long-term, BRRRR, value-add, turnkey). That alone will narrow your list of viable markets.

• Search the forums by strategy—plenty of pros/cons and real investor experiences to learn from.

• You’ll need a local team—PMs, agents, contractors. Finding trustworthy people takes time. Treat it like hiring employees. 

• Talk to a lawyer and CPA about LLC structure and tax implications. There are real costs and considerations to owning out of state.

• Budget for mistakes—not being local means you’ll need a cash buffer for things you can’t handle in person.

In the end, everyone starts differently. The amount of capital, time, and risk tolerance varies. You can (and should) gather data and ask questions, but at some point the research needs to give you just enough confidence to pull the trigger. That first offer will always feel like a leap—it's supposed to.

@Harvey Gill

We have created a platform to do just this type of specific search for investment properties. Sort by price, cashflow potential, rehab amount, condition, etc.. Current we have developed it only for the northern Nevada Reno Tahoe market. If you're considering Nevada as a market it's a powerful tool. 

Compass Real Estate's "Private Exclusives" model lets sellers keep listings within Compass before going public on the MLS and major sites. While this offers discretion, it also shrinks market exposure.

Zillow’s decision not to publish these private listings could further shift the investment search landscape. If fewer listings reach public platforms, investors may miss out on potential opportunities.

It seems liker restricting marketing reach is rarely a win. The most successful companies—think Amazon—thrive by making products widely accessible and consumer friendly.  Are these better deals because they are "off-market"?

If other brokerages follow Compass' lead will would private listings impact finding deals?