All Forum Posts by: Laura Navaquin

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!

Hi Diana, 

I love your enthusiasm as for most of us,....getting started is often the hardest part, but it’s also the most exciting! I've been investing in real estate for nearly a decade now, and I’ve found that the best next step is always rooted in your goals, timeline, and access to capital,not just what sounds like the best strategy on paper.

Here are a few thoughts to help guide your decision:

If your current home has equity potential, through adding square footage, converting to a legal two-family, or even creating a separate entrance/in-law suite, this can be a smart way to build value with less risk. You're already familiar with the area, and you avoid closing costs and carrying two mortgages. That said, zoning, permits, and construction costs are key factors to evaluate closely here.

This strategy can be incredibly powerful for building long-term wealth. I've personally used BRRRR to scale my own portfolio, scaling form 4 to 21 doors in 17 months. If you're comfortable taking on renovations and have access to capital (cash, HELOC, or private lending), this could offer faster scalability and cash flow, especially in landlord-friendly markets where purchase prices and rents create strong returns.

If you have the equity in your primary home, consider a HELOC to tap into that value and fund your first BRRRR deal. This way, your home becomes a financial tool without needing to move or renovate right away and you can still revisit adding value to your primary residence later.

Happy to help you evaluate the numbers or connect you with tools and resources to run your scenarios side by side. You’re closer than you think, just one strategic move away from building real momentum!

Hi Sarah, 

First off, major kudos to you for navigating such a challenging situation and still being ready to reinvest and move forward. Eight months of eviction, especially from out of state, is no small feat, and the fact that you're walking away with equity and a fresh perspective is a big win.

Based on my nearly 10 years in real estate investing, including out-of-state acquisitions, creative rental strategies, and expanding our portfolio by 21 doors within 17 months, I completely agree with your instincts: it's wise to steer away from condos, particularly in high-HOA, restrictive environments that limit flexibility and eat into cash flow.

Since you're working with around $75K in proceeds and you're open to both Section 8 and mid-/short-term rentals, I’d suggest exploring markets that strike a balance between landlord-friendly legislation, strong rent-to-price ratios, and population/job growth. A few I’ve seen solid returns from, and many of my investor peers favor, include:

• Birmingham, AL – High ROI potential, strong demand for affordable housing, and great Section 8 opportunities.

• Cleveland, OH or parts of Indiana (e.g., Indianapolis) – Solid CAP rates, low entry costs, and investor-friendly.

• Central Florida (outside Orlando/Tampa) – A sweet spot for mid-term furnished rentals, traveling nurses, and remote workers.

• San Antonio, TX – Military base nearby, Section 8-friendly, strong appreciation, and decent cash flow.

• Fayetteville, NC – Great for military housing and stable tenant demand; easy to manage remotely with the right team.

My advice would be to target single-family or small multifamily units in Class B/C neighborhoods. working class areas with consistent demand but still affordable entry. I also encourage running your numbers through a BRRRR or rent-ready lens depending on your tolerance for rehab and whether you want to scale further.

Feel free to reach out if you’d like help running numbers or getting connected with property managers or agents in any of these markets, I’m always happy to help fellow investors avoid costly mistakes and grow smarter.

Wishing you the best on this next chapter!

Nereyda,  I hear you loud and clear, and I want to start by saying welcome to the world of real estate investing! I’m so proud of you for stepping out in faith despite the fear. That’s where real transformation begins. Let me offer you some encouragement and tangible steps based on my own journey over the past decade.

When my husband and I started in real estate investing nearly 10 years ago, we didn’t have a trust fund, a pile of cash, or perfect credit either. In fact, we made our first deal with very little of our own money. What we did have was grit, curiosity, and the willingness to take calculated risks while learning as we went. And I want you to know,  you can absolutely do this too.

Here are a few things that helped me get started (and that can absolutely work for you too):

You may not have money or perfect credit, but you have a story, determination, and a willingness to learn. That's a powerful trio. Start networking in free investor groups (like this one), attend local meetups, join free webinars, and consume podcasts and books on REI. Knowledge is leverage when you don't have capital.

My favorite is the BRRRR method (Buy, Rehab, Rent, Refinance, Repeat), which is a powerful way to build wealth using the same money over and over again. There's also wholesaling, seller financing, and partnerships. These are all options that don't require tens of thousands to start. I even break these down step-by-step in free trainings on my site because I want more women like YOU to break free and build wealth.

Let people know you’re investing, even before you close your first deal. When people see you’re serious and learning, they’ll want to help or even partner with you. That’s how we found many of our early deals and private lenders. Don’t underestimate your ability to attract the right people by simply being authentic.

It’s normal to be scared, but remind yourself daily: I’m capable. I’m resourceful. I’m worthy of success. You are not your debt. You are not your past. This new chapter is yours to write. Surround yourself with people who uplift and inspire you, and protect your vision fiercely.

You’re already doing one of the bravest things, asking for help. 

Keep going. The fear might not disappear right away, but you’ll learn to move through it, and eventually, your confidence will outweigh your doubt.

I’m cheering you on!!!!  You’ve got this.

You're so welcome! vetting funds and their managers is one of the most critical steps in protecting and growing your capital. Over the years in real estate investing, especially as we've scaled our portfolio and worked with a variety of partners, I've found that the best decisions often come down to doing your homework and trusting your gut, backed by data.

Here’s what I’d consider most important when vetting a fund and its manager:

1. Track Record & Transparency: Look beyond flashy returns. Ask for case studies or full-cycle deal examples, how did their projections stack up against actuals? A reputable manager will be transparent about both their wins and lessons learned.

2. Alignment of Interests: Are they investing their own capital alongside yours? Do they have skin in the game? I prefer sponsors who are financially and reputationally invested.

3. Communication Style: Pay attention to how they handle your questions. Are they responsive, clear, and professional? You want someone who treats investor relations seriously and proactively communicates, even when things don’t go as planned.

4. Underwriting & Assumptions: Ask how conservative their underwriting is, especially in today’s market. What exit cap rates are they using? Are they stress testing their deals? It says a lot about how they manage risk.

5. Reputation & References: Don’t skip this part. I always request to speak with past investors or partners. Real feedback from people who’ve been in deals with them is invaluable.

Hey Jay,

I totally hear you and I agree that chance meetings can be powerful (that’s how many of my best connections started too!). That said, I’d respectfully disagree that meetups or networking events offer minimal value to someone like Joe, even if he’s solely focused on being a landlord.

In our own business, we invest across six different states and have built high-performing, trustworthy teams primarily through relationships, many of which were initiated at events or meetups. Whether it’s wholesalers, contractors, PMs, or local agents, these connections have come through networking and have been instrumental in scaling our portfolio efficiently.

At the end of the day, even if Joe's not trying to “work the room,” being in the right place with the right people can open up the exact doors he’s looking for without cold outreach or trial-and-error hiring.

Just my two cents from real-life experience!

Hey Matt 

Great job on the growth and strategic planning so far. You're doing a lot of things right, especially moving the properties into an LLC via a commercial loan and getting your wife REP status , that combo sets you up for major tax benefits.

Here are a few points based on what you’ve shared:

Since your wife secured Real Estate Professional (REP) status in 2024, you now qualify to offset active income with passive losses from real estate. This means if you do a cost seg study in 2024, the bonus depreciation you capture can go directly against your W-2 and 1099 income, potentially wiping out a significant portion of your tax bill.

Even with bonus depreciation tapering down (60% in 2024), it’s still incredibly impactful when paired with REP. And in your case, with $725K in property value, you’re looking at a potential paper loss in the six figures, depending on the asset breakdown.

Cost seg studies typically run:

• $3K–$6K per property for residential

• Or a bundle price if you group them with the same provider

But if the projected depreciation results in, say, $30K–$80K+ in tax savings depending on your bracket, it’s often well worth the upfront investment. Some firms even offer a free feasibility analysis to show your estimated tax impact before committing.

If you haven't taken depreciation yet, doing a catch-up via a cost seg can result in a huge first-year deduction. If it offsets your income and generates a refund, you can recycle that capital into your next acquisition, rehab, or even fund a short-term flip or lending opportunity.

• You’ll want to track capital improvements like roofing, drainage, etc., separately. These may affect the asset's depreciation schedule but could also qualify for bonus depreciation themselves.

• Once your 1099 income moves into an S-Corp or LLC, that structure could also affect how you flow losses, so work closely with your CPA.

• Consider running a "what if" scenario with your tax advisor to determine the breakeven on doing the cost seg this year.

Check if your cost seg provider includes audit protection or support. It adds peace of mind knowing they’ll back you if the IRS ever asks questions.

. If you want a warm intro to reputable cost seg specialists who work with small portfolios like yours, I’d be happy to send one over that ives worked with personally. 

Keep going, the way you're leveraging strategy and tax code is how wealth is built.

– Laura Navaquin

Hey Keven 

first off, I just want to say how impressed I am that you’re thinking this far ahead and stacking serious savings at 25. That kind of discipline and intentionality will absolutely set you apart in this space.

To your questions..here’s my take:

1) Is $130K enough for SFHs in Indy?
Absolutely... you’re already in a great position, especially for a cash purchase and rehab or as a strong down payment with financing. I’d agree that older homes, particularly pre-1940s, can require heavier rehabs (electrical, plumbing, structural, etc.), but that's not a deal breaker, it just means you need to budget conservatively and lean into strong due diligence. If you go the BRRRR route or creative financing, $130K could actually help you acquire multiple properties over time rather than just one.

2) Other REI projects to consider:
If you’re open to it, consider duplexes or small multifamilies. You can house-hack one unit while renting the other, a great way to lower your living expenses and gain landlord experience. You could also look at mid-term rentals (30+ days) which tend to offer higher returns without the intensity of Airbnb-style management. Creative finance, seller financing, and subto are worth exploring too...they’re how I scaled from 4 to 21 doors in under 2 years.

3) Estimating rehab costs + when to run numbers:
I usually start with a basic rough estimate just to see if it’s even worth digging deeper. At the “Zillow stage,” assume higher-than-expected numbers if the photos are bad or missing. I also use a rehab calculator (I can share a good one if you’d like!) and apply a price-per-square-foot based on the project scope. For a heavy cosmetic rehab, that might be $30–50/sq ft. If major systems are involved (roof, HVAC, plumbing), that’ll jump significantly. Once you’re more serious about a property, that’s when I walk it with a contractor and get a detailed scope + quote.

Always build a cushion into your numbers, overestimate expenses and underestimate ARV. Better to be surprised in a good way than caught off guard!!!

You’re doing all the right things, and I’d love to support you on this journey. If you’re interested in a strategy call or want to join a group of other new (and active) investors I connect with regularly, let me know!

– Laura Navaquin

Hey Debra, 

I really appreciate the thoughtfulness of your post. These are valid concerns, especially for anyone just getting started in 2025. It’s smart to question the timing and long-term sustainability of any investment strategy and real estate, like any market, goes through cycles.

That said, I want to offer an alternative (and optimistic) perspective based on both historical patterns and personal experience.

Yes, we’re seeing shifts, population growth slowing, interest rates rising, construction costs climbing, but real estate has always evolved. And time and time again, the people who stay informed, creative, and adaptable continue to thrive.

The truth is: real estate investing isn’t “dead”, it’s just different. The deals may look different than they did in 2012. The strategies may need to shift maybe that’s leaning more on creative financing, subject-to deals, short-term rentals, or mid-term rentals vs. traditional long-term buy-and-hold. But opportunity still exists, especially for those who understand how to solve problems and add value in their market.

Personally, I started building traditionally in 2019, and when I leaned into BRRRR and creative financing in 2023, I was able to scale quickly from 4 doors to 21. That growth happened in a high-rate environment, amid inflation, and all the same macro fears you're describing.

Here’s what networking, education, and real strategy have brought me in the last two years: not just a growing portfolio, but two new flourishing businesses, national media features, and new income streams I would’ve missed if I let fear win.

Bottom line: the “window” hasn’t closed, it’s just no longer wide open with flashing lights and low rates. But if you’re willing to look through a different lens, the long-term potential is still strong.

Happy to connect if you ever want to chat more or see what creative deals are looking like right now,always here to share what’s working!

– Laura Navaquin

Hey Joe,

Great question and an even better share. I appreciate your honesty and totally get where you’re coming from. I’ve been to my fair share of meetups that felt more like pitch fests or ego shows than genuine opportunities to grow or connect, and yes, those can absolutely feel overrated.

That said, my personal experience has shown me that networking done right can be a total game-changer.

Over the last couple of years, being intentional about who I connect with and how I show up in rooms has done more than just bring in business..... it’s opened the door to new businesses, real partnerships, strategic collaborations, national TV coverage, a Times Square billboard feature last year, and multiple speaking gigs. All of those opportunities stemmed from a single connection or conversation I could’ve easily overlooked.

So I don’t see networking as just a way to find deals or mentorship, I see it as a tool to align yourself with the right people, proximity to ideas, and platforms you might not have access to otherwise. It’s less about quantity and more about quality. When you find those right rooms and relationships, they can shift everything.

Appreciate your perspective, it’s a great reminder that how we network is just as important as whether we do it at all.

– Laura Navaquin