All Forum Posts by: Jimmy Lieu

Hi Andrew! It’s not super common, but it’s also not unheard of—some agents are more comfortable having their clients see a property in person before submitting an offer, especially if they’re used to working with retail buyers instead of investors. For investors, though, it’s pretty normal to make offers sight unseen as long as you’ve run your numbers and build in contingencies for inspection, appraisal, or walk-through. A lot of out-of-state investors do this all the time, especially in markets like Columbus, Ohio where the deals can move quickly. I moved from Portland to Columbus in 2020 and now own 10+ rentals here, and many of the investors I see in this market are buying without hopping on a plane first because they trust their team and have clear due diligence steps in place. If your agent isn’t comfortable with that approach, you may want to find one who’s more investor friendly because flexibility and speed are important when you’re trying to lock up good deals. Happy to connect and answer any questions you have!

Hey Michael, welcome to BP! Sounds like an exciting first deal you’re working on. When looking at mobile home parks you’ll want to get clarity on a few key things: are the homes tenant-owned or park-owned, what’s the current occupancy and market rent compared to what tenants are paying now, what’s included in the rent (utilities, lot only, etc.), and what the infrastructure looks like (sewer, water, electric) because those systems can make or break the deal long term. Since management has basically been someone collecting rent, you’ll also want to know what the expense side really looks like—maintenance, repairs, taxes, insurance, all of that—because often sellers underreport if they’ve been doing it informally. On financing, if the seller isn’t open to terms and you’re newer, a local/regional bank that understands mobile home parks might be your best option since big lenders can be picky with first-timers. Partnerships or bringing in investors are another way some folks get creative if bank financing is tough. Since you’re from Memphis, you know the area well which is a big plus, but if you’re open to other markets too, I’d suggest checking out Columbus, Ohio. I moved here from Portland in 2020 and now own 10+ rentals—it’s one of the hottest markets in the country right now with huge job growth, companies like Intel, Amazon, Google, and Honda investing here, and you can still find properties in the $120–180K range that hit the 1% rule and cash flow day one. Long term appreciation has also been really strong here. Happy to connect and answer any questions you have!

Hey Kyle, welcome to BP! If you’re looking outside Philly for rental investments, I’d definitely suggest taking a close look at Columbus, Ohio. I moved from Portland, Oregon to Columbus in 2020 to start investing and now own 10+ rentals here, and it’s easy to see why it’s such a hot market for both new and experienced investors. The city is growing fast with strong population and job growth, and major companies like Intel, Amazon, Google, Facebook, Honda, Microsoft, LG, and Anduril are moving in or expanding, which keeps rental demand high and appreciation potential strong. The market is still affordable enough to find properties in the $120K–180K range that hit the 1% rule and cash flow from day one, plus it’s very landlord-friendly, making property management a lot simpler, even for out-of-state investors. It’s a solid combination of cash flow, long-term growth, and relatively low entry price compared to other metros, which is why so many people are paying attention here. Happy to connect and answer any questions you have!

Hey Venkata, happy to have you here on BP! Since you’re new and looking at Lexington, it’s a decent market but if you’re open to other options, I’d highly recommend taking a look at Columbus, Ohio. I moved from Portland to Columbus in 2020 to start investing and now own 10+ rentals, and I’ve seen why so many out-of-state investors love it—population and job growth are booming, big companies like Intel, Amazon, Google, Facebook, Honda, Microsoft, LG, and Anduril are moving or expanding here, and the market is still super affordable so you can find properties in the $120K–180K range that hit the 1% rule and cash flow from day one. Plus, the appreciation potential is strong and it’s very landlord-friendly, which makes managing long-distance a lot easier. If you structure your first deal right, you could get solid monthly cash flow while building long-term equity, and it’s a great market to learn the ropes without overpaying. Happy to connect and answer any questions you have!

Hi Chelsea! It sounds like you’re doing all the right homework by analyzing deals carefully, but the challenge is that in a lot of markets, $300K just doesn’t stretch far enough to hit the 1% rule and positive cash flow anymore, especially with rising interest rates and prices. That’s why a lot of first-time investors in that budget are looking at markets outside the typical expensive metros, and one I’d suggest checking out is Columbus, Ohio. I actually moved here from Portland in 2020 to start investing and now own 10+ rentals, and it’s been perfect for building a portfolio on a smaller budget. You can still find single-family homes or small multis in the $120–180K range that hit the 1% rule and cash flow right away, plus the population and job growth here are strong and companies like Intel, Amazon, Google, Microsoft, Honda, LG, and Anduril are moving in, so there’s real long-term appreciation potential. It’s definitely possible to get your first positive cash-flowing property under $300K if you look in the right markets and run your numbers carefully. Happy to connect and answer any questions you have!

Hi Evan! Welcome to BP and congrats on graduating—that's a huge milestone and it's awesome you're thinking about building wealth early instead of waiting years down the road. Honestly, the best first step is just getting into the game in a way that fits your comfort level and finances, whether that's house hacking, BRRRR, or picking up a simple long-term rental to get experience. The key is to learn by doing. One market I'd recommend looking into is Columbus, Ohio—I moved here from Portland in 2020 for real estate and now own 10+ rentals. It's a super strong market right now with population and job growth on fire, massive developments from Intel, Amazon, Google, Honda, Microsoft, Anduril, and more, and you can still find properties in the $120K–180K range that hit the 1% rule and cash flow from day one. That combination of affordability, cash flow, and long-term appreciation is rare in bigger metros, and it's why a lot of new investors and even out-of-state folks are planting their flag here. The biggest thing is not letting analysis paralysis hold you back—once you do your first deal, everything gets a lot clearer and you'll start to build momentum. Happy to connect and answer any questions you have!

Hi Alev, welcome to BP! When it comes to small multi-family versus single family, the fundamentals don't really change that much—you still want strong population and job growth, landlord-friendly laws, and affordability that allows you to hit your cash flow goals. The main difference is you'll want to zoom in a little more on neighborhood dynamics and tenant demand because multis tend to be more sensitive to things like turnover and rental comps than single families. A lot of markets that get highlighted for single family deals, like Cincinnati, can still work for multis, but in my experience Columbus, Ohio has been one of the best places to look right now. I moved here from Portland in 2020 to invest and now own 10+ rentals, and the macro story is just really strong—massive job growth, population growth, and big companies like Intel, Amazon, Google, Microsoft, Honda, Anduril, LG, and more moving in. Even with all that growth, you can still find small multis or single families in the $120–180K range that hit the 1% rule and cash flow while also having solid appreciation potential. For assessing metros, I'd focus less on whether it's SFH vs multi-specific and more on whether the fundamentals are strong enough to support rent growth and low vacancy long term. Happy to connect and answer any questions you have!

Hey Jeff, welcome to BP! Great question—timing does matter a bit in the Midwest. In Ohio, especially here in Columbus where I invest, the spring and summer months are typically the easiest for both buying and getting tenants placed quickly. Families like to move when school is out, and overall rental demand is just stronger during that time. That said, deals can sometimes be a little more competitive then because more buyers are in the market. In fall and winter, you might find better purchase opportunities since fewer buyers are competing, but it can take a little longer to fill a vacancy. The nice thing about Columbus specifically is that demand stays pretty consistent year-round thanks to Ohio State University’s 68K+ enrollment, constant job growth, and huge employers moving in like Intel, Amazon, Google, Microsoft, Honda, LG, and more. You can still find properties in the $120–180K range that hit the 1% rule and cash flow right away, with strong appreciation potential long term. If your goal is to scale, you really can’t go wrong here regardless of season as long as you’re buying smart. Happy to connect and answer any questions you have!

Hey Michael, welcome to BP and good question—it comes up a lot. The short answer is yes, you can still qualify as a first-time homebuyer later even if you buy an out-of-state rental first, as long as you’ve never owned and lived in a primary residence in your name. The IRS definition of a first-time homebuyer is someone who hasn’t owned a principal residence in the last 3 years. Since an out-of-state rental is considered an investment property and not your primary, it doesn’t disqualify you from first-time programs when you go to buy your Bay Area home down the road. Lenders and programs may have slightly different requirements, so it’s always smart to check the fine print with your lender or mortgage broker before pulling the trigger. But plenty of people go this route—pick up rentals first to start building wealth and then still use first-time homebuyer perks when they’re ready to purchase their own place. On the rental side, if you’re considering out-of-state, Columbus, Ohio is one market I’d recommend taking a look at. It’s one of the few metros where you can still find properties in the $120K–180K range that hit the 1% rule, cash flow from day one, and have great long-term upside with big employers like Intel, Amazon, Google, Honda, Microsoft, and Facebook expanding here. The fundamentals are strong with population growth, job growth, and appreciation potential, and it’s landlord-friendly compared to California. Happy to connect and answer any questions you have!

Hey Andrew, welcome to BP! Great question—Section 8 can be a solid option once you understand how it works. For income and credit score, the main thing to keep in mind is that the tenant's rent portion is based on their income and the voucher covers the rest, so you don't really need to use a traditional income multiplier like "3x the rent" the way you would with market tenants. The housing authority already verifies income and pays their portion directly to you, which usually makes it very reliable. As far as credit score, some landlords still set minimums (like 550–600), but many are more flexible because the government portion of the rent is guaranteed. What's more important is checking rental history, background, and making sure they can handle their portion of the rent. One thing to prepare for is the inspection—before move-in, Section 8 sends an inspector to make sure the unit meets HUD's housing quality standards. It's mostly about safety (no peeling paint, working smoke detectors, no broken windows, functioning HVAC/plumbing/electric). If you stay on top of basic maintenance, you'll be fine. Long term, Section 8 can be a win-win if you buy in the right market. For example, here in Columbus, Ohio where I invest, it's very landlord-friendly and we still have affordable entry prices ($120–180K range) where you can hit the 1% rule and cash flow with tenants on vouchers or market rent. Plus, the job growth and population growth here are fueling appreciation potential on top of that. Happy to connect and answer any questions you have!