All Forum Posts by: Laura Navaquin

Hey Dax, 

I know it’s tough when you find a property that feels like the perfect fit, but if you don’t have the down payment now, the reality is it likely won’t last long and that’s okay. Don’t get too attached. There will be other deals, trust me. Real estate is a long game, and opportunities are constantly flowing.

That said, this is a great time to start learning about creative financing strategies that can help you break into real estate without relying solely on W2 income. Here are a few to look into:

• Seller financing – If the seller owns the property free and clear, they may be open to letting you make payments directly to them.

• Partnering up – You bring the hustle, someone else brings the capital. Teaming up with a family member, friend, or investor could get you in the game faster.

• House hacking – Live in one unit, rent out the other. Some lenders count projected rental income toward your loan qualification.

• Subto (Subject-To) – One of my favorites. This strategy involves taking over the existing mortgage payments of a homeowner, while keeping the loan in their name. It’s a powerful tool when used ethically and responsibly. Definitely something to study further.

• Consider FHA or conventional loans with low down payments – You may be able to purchase a duplex with just 3.5% down.

In the meantime, use this motivation to double down on discipline.... start building that down payment fund now and tighten up anything that’s eating away at your income. The sacrifices you make now will set you up for financial freedom later.

Keep pushing forward. You’re doing the right things.

Best Regards, Laura Navaquin 

Mentor |BRRRR Expert | Speaker

Ken, I couldn’t agree more with you. $50 a month is (sucker) money. It’s either coming from someone who’s never truly mentored others, doesn’t understand the level of commitment real mentorship requires or is just hoping to get enough lo ticket subscribers to cover their bills.

I’m all for investing in our education and learning from others, but real mentorship isn’t cheap, because real results aren’t cheap. 

No, not at all. I’ve never used that one, but I did try Claude or something to that sort two years ago, it just felt so unnatural.

That said, I genuinely have a love for writing, it’s something I truly enjoy, which is why I’ve published work in the past and have a book in progress. 

Side note: I also rely heavily on dictation and often dictate many of my responses for many tasks. 

Hi Lauren! First off, huge congrats to you and your wife for flipping that mental switch and officially stepping into the world of real estate investing, that’s often the hardest part. You’ve already laid a solid foundation by educating yourselves with books, podcasts, and conversations. Now let’s talk about turning that knowledge into action , especially in a high-priced market like Broward County.

Your idea to start with a "live-in renovation" house hack that eventually becomes a rental using the BRRRR strategy is incredibly smart.... especially as first-time investors. Not only does it let you live in the property while you fix it up (saving on rent), but it gives you the opportunity to build sweat equity and learn the process hands-on.

The challenge in markets like Broward is that prices are steep and competition is high, which means finding a true BRRRR-worthy deal takes persistence, strategy, and sometimes, creativity.

If Broward is too expensive to make the numbers work, it might be worth looking just outside your immediate area in markets that are within driving distance but offer better cash flow and appreciation potential.

A few options to explore:

• Central Florida cities like Lakeland or Ocala

• Parts of Southwest Florida that are still affordable but growing

• Out-of-state markets if you're open to remote investing (though this might be better for deal #2 or #3 once you get your feet wet locally)

You could also consider mid-term or short-term rentals as an alternative play depending on zoning and local regulations, especially in popular tourist or travel areas.

One of the most important early moves you can make is to start building your local team now, especially a good investor-friendly agent, mortgage broker/lender, contractor, and property manager (even if you plan to self-manage).

They can help you analyze properties, find deals, and avoid common pitfalls — and a solid team can often help you spot opportunities others miss.

If affordability is your biggest roadblock, you might want to look into:

• FHA 203(k) loans: These allow you to finance the purchase and renovation of a primary residence with just 3.5% down.

• Seller financing: Especially if you find off-market properties or distressed homes where the seller is motivated.

• SUBTO: (Great creative path under $4k, especially in FL) 

  Since you're renting and capital may be limited, subject-to financing can be an excellent creative option. With this method, you take over the existing mortgage on a home without needing to qualify for new financing. Sellers in pre-foreclosure, divorce situations, or relocations might be open to this. Many investors (myself included) have picked up properties for under $4K out of pocket using this strategy, just covering arrears, legal, or closing fees.

• Also, connect with a local title company and investor-friendly real estate attorney early to vet subject-to deals and contracts before diving in. (happy to send some FL recommendations your way if interested) 

• Partnerships: If you find the deal, someone else may be willing to bring the capital.

Practice analyzing deals even if you’re not ready to buy yet. (I have a sheet I use to analyze deals, if interested). 

• Purchase price

• Estimated rehab costs

• After-repair value (ARV)

• Expected rent

• Operating expenses

• Cash-on-cash return

When the numbers work, even in theory, you’ll build confidence and clarity around what “a good deal” actually looks like for you.

On a Personal Note:
When my husband and I were just starting out, we were in a very similar situation busy, overwhelmed by info, but determined. Our first deal wasn’t perfect, but it gave us experience, momentum, and confidence to keep going. And now, nearly 10 years later, we’ve scaled a portfolio, added 20+ doors, and built multiple income streams. Trust me... done is better than perfect.

Rooting for you both!

Best Regards, Laura Navaquin
Real Estate Investor | Mentor | Speaker

Hi Zachary! 

It’s awesome that you're thinking about real estate at 21, you're already ahead of the game by saving and planning for your financial future. With low overhead and time on your side, you have a great opportunity to set yourself up for long-term wealth. Let's break down some smart first steps in real estate investing:

1. House Hacking: One of the best ways to get started in real estate without a huge upfront investment is house hacking. Since you’re living with your parents and don’t have immediate housing expenses, you have the flexibility to explore this strategy. House hacking involves buying a multi-family property (duplex, triplex, or fourplex), living in one unit, and renting out the other(s). The rental income can cover your mortgage and other expenses, allowing you to live for little or no cost while building equity.

Since you're saving $2,000 a month, you can likely start building a down payment for a property within a couple of years. With FHA loans, you can put down as little as 3.5%, which is great for first-time homebuyers.

2. Seek Cash Flowing Rental Properties 

Another great option is to purchase a single-family rental (SFR) in an area with good cash flow potential. Look for properties where the rent you collect can cover the mortgage, property taxes, insurance, and maintenance costs, with some leftover for profit. Many real estate investors recommend investing in markets that are landlord-friendly with solid population growth, stable job markets, and a demand for rentals.

You could look into cities outside of New Jersey where property prices might be lower but still offer strong rental demand. For example, areas in the Midwest or Southern U.S. tend to have more affordable properties with strong rental yields, but NY and NJ have great investment  options as well. 

3. Build a Netwrok As you prepare for your first investment, make sure you’re learning as much as possible about the real estate market. Consider reading books, listening to podcasts, and attending webinars or local meetups (virtual or in-person). The more you learn about market cycles, property management, deal analysis, and financing options, the better equipped you'll be to make informed decisions when you're ready.

Networking is also key, connect with local real estate investors, realtors, and mortgage brokers. Surrounding yourself with a knowledgeable network can help you make smarter decisions and avoid common mistakes.

4. ***Creative finance options: Since you have time on your side and a decent savings rate, you could also look into creative financing strategies to get started. Owner financing and seller financing are great alternatives to traditional bank financing. These arrangements allow you to bypass the typical mortgage process and negotiate terms directly with the seller, which can lead to lower upfront costs and more flexible repayment schedules.

Additionally, if you’re open to house hacking, you might find sellers who are motivated to sell quickly and are open to negotiations that could provide you with a better deal.

Since you’re not in a rush to move out and you have the time to save, you’ll be able to strategically invest in your future. The key to building long term wealth in real estate is patience and discipline. With the right approach, you’ll not only accumulate equity but also create a long-term income stream through rental properties or property appreciation.

You’re in a great position to make a smart first move in real estate with low overhead and consistent savings. My advice is to focus on cash flow and long-term growth. Consider house hacking or investing in a rental property that generates positive cash flow from day one. Keep building your knowledge, expand your network, and stay disciplined in saving for your next opportunity.

Best of luck as you continue your real estate journey, you’re on the right track!

Best Regards, Laura Navaquin
lauranavaquin.com | Real Estate Investor & Mentor

Hi Nate! 

It’s fantastic that you’re taking the step to get started in real estate investing, and I’m excited for you as you prepare to purchase your first rental property! It’s a big milestone, and having the right mentorship can really accelerate your journey.

Paid mentorship can definitely be worth the investment if it aligns with your goals, your budget, and the mentor’s ability to provide value. The key benefit of having a mentor is gaining insight from their experience, avoiding costly mistakes, and potentially fast-tracking your growth. But as with any investment, it’s important to do your due diligence before committing.

When evaluating a mentor, especially someone offering coaching or courses, here are a few things I recommend you look into:

1. Track Record:

   • Have they built a successful real estate portfolio themselves? A mentor should not only have knowledge but real-world experience.

   • Ask them about their experience in the specific market or type of investing you are pursuing (e.g., buy and hold, BRRRR, etc.).

2. Credentials:

   • Are they actively involved in real estate investing? If they’re simply teaching theory without practice, that could be a red flag.

   • Verify if they’ve been a guest speaker at industry events, published articles, or have any formal certifications related to real estate. While certifications aren’t always necessary, they can show credibility.

3. Mentorship Style:

   • Make sure their coaching style resonates with you. You want someone whose approach fits your learning preferences.

   • Direct access can be invaluable, but consider whether you’ll be getting personalized attention or if it’s just a generic service that’s available to a large group of people.

4. Transparency:

   • Have they provided clear details about what you can expect from the mentorship? Some mentors have structured programs, while others may offer more of an “ad-hoc” style, which might not work for everyone.

I’ve been through mentorship myself, and I can share that the price range for mentorship can vary greatly. For example, I paid over $30,000 for a Robert Kiyosaki mentorship program back in 2015, which included a series of courses and direct coaching. It was a significant investment, and while it gave me a great foundation, I quickly learned that not all programs deliver the same level of value.

Here’s what I’ve learned:

• Lower-Cost Programs ($50/month to $500/month):
  This is a reasonable price for access to a community, general guidance, and some resources. However, don’t expect one-on-one coaching or deep strategic advice for a lower price. It might be more of a group mentorship model where you get some access but don’t necessarily receive tailored feedback for your situation.

• Mid-Range Programs ($500 to $3,000/month):
  These typically provide more access to personalized coaching, a more structured program, and more direct guidance. You may get direct feedback on your deals, have group coaching sessions, and have access to more in-depth resources.

• High-End Programs ($5,000 to $30,000 or more):
  These programs often offer full, hands-on mentorship, direct access to experienced investors, and opportunities to network with other high-level investors. At this level, the mentor is often someone who has built a large portfolio and can provide very specific and actionable advice.

• Make sure to do your research and trust your gut. If something feels off about the program or if the mentor seems too focused on selling you more products or upselling, it’s time to walk away.

• Look for a mentor who can give actionable advice, not just theory. You want someone who can help you make smart decisions on your deals and guide you through the process.

• In my experience with the Kiyosaki mentorship, I learned a lot, but I also felt like I wasn’t getting enough personalized feedback to make it a truly effective investment. While the education was valuable, I realized that practical advice tailored to my unique circumstances would have helped me even more.

The $50/month program you’re considering may be a great starting point if you’re just beginning and want to ease into the process. However, be mindful that the level of mentorship you receive might be more generic than a higher-priced program. Always weigh the value you’re getting for the price.

Whatever you decide, make sure that the mentorship feels like it’s adding value to your specific journey and goals. And as you progress, keep evaluating if the mentor is pushing you to grow or just selling you more “stuff.”

Wishing you all the best in your real estate journey, and feel free to reach out if you need any more advice!

Hi Colton! Great to connect and kudos for diving into the educational phase of your real estate journey! Starting off with a focus on multifamily and value-add properties is a smart move, as they can generate solid cash flow and offer strong appreciation potential, especially if you’re willing to put in the work to enhance the value.

Here are a few suggestions to help you take that next step

1. Networking

• Since you're in Wichita, I’d highly recommend joining local investor groups or meetups. Kansas has some strong real estate communities, and these can be a great place to connect with experienced investors, contractors, and property managers who know the local market well.

2. Finding y7our first multi family deal

• Focus on building relationships with brokers who specialize in multifamily properties. A great broker will know about off-market deals and be able to guide you toward the right opportunities.

• For value add opportunities, start looking at properties where you can increase rents through cosmetic improvements, better property management, or efficiency upgrades. Look for underperforming buildings or those with deferred maintenance.

3. Financing & Creative Deals

• Since you're targeting 5+ units, commercial financing will be part of the picture. Understanding the ins and outs of multifamily financing, including Fannie Mae/Freddie Mac loans, and private financing, will be key to your success.

• Consider using creative financing methods like seller financing or private money loans to get into deals that might otherwise be out of reach.

• 4. Build Rapport 

• Building rapport with others in the industry is crucial, and I’d recommend focusing on establishing relationships with contractors, property managers, insurance agents, and lenders. Having a reliable team in place is just as important as the deal itself.

• If you haven’t already, consider mentorship or finding an accountability partner who’s been through the multifamily investing journey, this can really accelerate your growth.

Keep pushing forward, and best of luck with your next move!

Best Regards, Laura Navaquin
Investor | BRRRR Strategy Educator | Mentor | Speaker

Hi Kaitlyn! Thanks so much for sharing your story and congrats on nearing the finish line of that renovation! You’ve already taken major strides by turning an inherited property into a potential income-producing asset, and your mindset around leveraging the equity is spot on.

With 5 acres, a paid-off home, and two additional structures with electricity already in place, you’re sitting on a high-potential mini compound and there are several creative directions you could take depending on your goals.

Here are a few thoughts and strategies to consider:

1. BRRRR Style rrefinance

A DSCR loan could be a great fit, especially since you won't be living in the property. Many DSCR lenders won't underwrite based on your personal income but instead look at the rental income the property can generate. If the home appraises well post-renovation, you could pull cash out, pay off your family loan, and potentially have capital left to invest in another property.

2. convert to a Multi Income Property

• ADU Conversion: If zoning allows, converting the garage or barn into an ADU or short-term rental could significantly increase your monthly income and allow you to truly maximize the property's footprint.

• Mid-term Rentals: Given your location near Asheville and proximity to the French Broad River, mid-term furnished rentals for travel nurses or remote workers could be very lucrative.

3. Sub Division or Land Sale

If you’re comfortable parting with some of the acreage, subdividing and selling a portion could give you fast capital with no debt, which might be a great option if you’re still in transition with your new job. Just be sure to check with Buncombe County zoning and planning about feasibility.

• Get a local appraisal or at least a CMA from an investor-friendly agent to understand your property's after-reno value.

• Talk to a DSCR lender now to get pre-qualified based on rental income projections.

• Consider connecting with a land-use planner or local zoning expert before committing to subdividing or converting any structure.

I’m happy to connect you with resources or help you talk through your goals more specifically. You’ve got a really special asset, the key is aligning the strategy with both your short-term cash needs and your long-term wealth-building vision.

Wishing you the best as you move forward and seriously, you’re doing an amazing job navigating a tough situation with creativity and grit!

Best Regards, Laura Navaquin
Investor | BRRRR Strategy Coach | Advocate for Creative Financing

Hi Jackie,  welcome to the world of real estate investing! You're already ahead of the game by clearly defining your investment criteria. That clarity will serve you well as you narrow down markets and start analyzing deals with intention.

Market paralysis is real, especially when you're out-of-state investing, but I’ve found that taking imperfect action is what gets you out of the research loop and into real momentum. You're looking for strong fundamentals (cash flow, job growth, landlord-friendly laws, low disaster risk, etc.), and your short list reflects that.

Here are a few quick thoughts:

✅ Cincinnati & Columbus, OH – Both offer great cash flow opportunities, strong rental demand, and solid fundamentals. Columbus is hotter, yes, but also growing fast with consistent job and population growth. In both markets, you can still find value-add SFRs in Class B areas if you act quickly and have a solid local team.

✅ Charlotte, NC & DFW, TX – These are more appreciation-heavy markets now, but with the right property and creative financing, they can still work for buy-and-hold. Be cautious with pricing and taxes in DFW — but strong job markets and infrastructure growth make both viable long-term plays.

⚠️ Minneapolis & Toledo – You may want to dig deeper on landlord laws and population trends here. Minneapolis, for example, has introduced rent control and some legislation that may affect long-term landlords.

If you’re stuck, try this exercise I give to my clients:

1. -Pick two markets to go deep on.

2. -Set a 30-day window to analyze 20–30 properties using your buy box.

3. -Connect with local agents, lenders, and property managers in those cities — their insight is gold.

4. - At the end of 30 days, compare data + your gut. One market will likely feel more aligned.

I’d be happy to share a simple deal analysis template or talk through how I vet markets if that helps, feel free to reach out!

You’ve got a solid foundation already, and with a bit of focused action, you’ll be making offers before you know it.

Best Regards, Laura Navaquin
Investor | Mentor | BRRRR Strategy Educator

Dilan, 

Absolutely!!! and I can confidently speak from experience. My husband and I have been using the BRRRR method successfully for nearly 2 years, and even in this past year, with rising interest rates, we've continued to grow our portfolio, adding multiple doors, including properties in and around the Atlanta area.

The key is knowing how to strategically buy in today's market. Yes, rates have gone up, but so have rents and demand for quality housing. With the right buy box, a solid rehab plan, and access to flexible financing or private money, BRRRR is still very much alive and working. In fact, some of the best deals we've found have come during times when others pulled back due to uncertainty.

Success in this climate just requires a more refined approach: being crystal clear on ARV comps, conservative in rehab budgets, and creative in your financing strategy.

I also teach others how to make this method work, even in tighter markets or with limited upfront capital. Happy to share insights or point you to some real examples if that helps!