All Forum Posts by: Lisa Choi

Hi Jeff,

Congrats on paying off your house—that's a huge milestone! It sounds like you have a solid plan to leverage a HELOC for the BRRRR strategy. A few key things to keep in mind as you move forward:

1. HELOC Terms & Interest Rates – Since HELOCs typically have variable rates, make sure the numbers still work if rates fluctuate. Some investors opt for a fixed-rate loan once they stabilize a property.

2. Appraisal Expectations – When refinancing, lenders will base their loan amount on the appraised value. Be sure to factor in market trends and realistic ARVs (after-repair values) to ensure you can pull enough capital out.

3. Lender Relationships – Not all banks are BRRRR-friendly. Some have seasoning requirements before allowing a cash-out refi, so it's good to shop around and build relationships with investor-friendly lenders.

4. Cash Flow Focus – While scaling quickly is exciting, make sure each property still cash flows well after refinancing. HELOC payments should be included in your overall financial strategy.

5. Contractor & Market Knowledge – Since rehab plays a big role in BRRRR, having reliable contractors and a deep understanding of your target market will help maximize your returns.

If you ever need insights on investing in San Antonio or want to bounce ideas off someone, feel free to reach out. Wishing you success on your journey to financial freedom!

Best,

Good morning Brett!

I’m a real estate agent here in San Antonio who works with investors looking to expand their portfolios, so I can definitely provide some insights.

1) Growing Areas & Best Spots for Duplexes/Fourplexes

San Antonio continues to grow, with strong demand in several key areas:

• Far West Side (Alamo Ranch, Westover Hills) – A rapidly expanding area with new developments and strong rental demand.
• Northwest (Near UTSA, Medical Center, Helotes) – Great for student and medical professional tenants, with solid appreciation.
• Southside (Brooks City Base, Mission District) – Historically overlooked but seeing major revitalization and infrastructure investment.
• Northeast (Schertz, Cibolo, Converse) – Military-driven demand due to Randolph AFB, plus solid suburban growth.

For duplexes and fourplexes, the Northwest and Northeast corridors tend to offer strong rental demand and appreciation potential.

2) Is SA Overbuilt? Has New Construction Been Absorbed?

San Antonio has seen a surge in new multifamily construction, but demand remains strong. The market has been absorbing units, but some areas (especially luxury apartments) are seeing higher vacancies due to overbuilding. For duplexes/fourplexes, demand remains steady, as many renters still prefer smaller-scale living over large apartment complexes.

3) Vacancy Rates in SA

Vacancy rates in SA vary widely depending on property type and location.

• Citywide vacancy sits around 6-7% on average, though some data sources cite higher numbers for certain apartment submarkets.
• Smaller multifamily (duplexes/fourplexes) tend to have lower vacancies than large apartment complexes since tenants often seek a more residential feel.
• Areas with higher new construction (Far West, Far North) may have more competition, increasing vacancy risks.

4) Duplex/Fourplex vs. Apartments – Rental Rates

• Duplexes and fourplexes often command higher per-unit rents than apartments since they typically offer more space, privacy, and fewer shared amenities.
• Many tenants prefer a home-like feel with private garages and yards, which can allow for premium pricing.
• That said, apartments can sometimes have economies of scale that make management easier, but it depends on your investment goals.

5) Multifamily Builders to Consider (and Avoid)

There are several solid builders in SA focusing on small multifamily:

• Builders to consider: Look into Lennar, DR Horton (MultiGen product), and local boutique builders specializing in duplexes/fourplexes. Some also offer great financing incentives.
• Builders to be cautious of: Some smaller, lesser-known builders cut corners on materials and finishes—due diligence is key. Always check builder reputation, online reviews, and visit completed projects before committing.

Bonus: Builder Financing at 3.5-4.0%

Yes, many builders are offering aggressive financing to move inventory. This can be a great way to lock in a lower rate, but make sure the price, location, and construction quality justify the purchase—not just the financing deal.

Would be happy to chat further if you need more specifics! Hope this helps.

Getting started is the biggest hurdle—congratulations! That’s amazing news, and I’m excited to hear how everything goes with your first property. If you run into any challenges along the way, don’t hesitate to reach out. Wishing you a smooth process and a great start to your week!

 What a perfect response! And so visually pleasing!

My biggest success so far has been helping my investors succeed—locating great deals for them and assisting in making profitable decisions. While I haven’t started my own flip yet, that’s my goal for 2026, and I’m excited to take that next step. What about you? What’s been your biggest success in real estate?

Hey Alberto,

Welcome to the community, and congrats on taking the leap into real estate investing! It’s exciting to hear about your first project, and Denton County is a great market with plenty of opportunity.

I’m a native San Antonio real estate agent specializing in investment properties, and I’d love to connect. While I primarily work in San Antonio, I also have connections in the Dallas area who could be valuable resources as you grow your portfolio. Whether you’re looking for off-market deals, contractors, or other investment opportunities, I’d be happy to help connect you with the right people.

Looking forward to seeing your journey unfold—feel free to reach out anytime!

Best,

Lisa Choi

Hey Jack!

I’m a native San Antonio real estate agent specializing in investment properties, and I’d love to connect!

In my experience, both three-bed, two-bath and four-bed, two-bath homes rent well in Northern San Antonio, especially near good schools. A four-bed might take slightly longer to rent since it appeals more to larger families, but with the right marketing, it shouldn’t be a major challenge—especially if the price difference is minimal and it still meets the 1% rule.

The extra square footage can help with long-term tenant retention, as larger families or those working from home often seek more space. It could also future-proof your investment, as demand for larger homes may continue growing. However, if you prefer quicker turnovers and a larger tenant pool, a three-bed might be the simpler choice.

Happy to chat more if you’d like—feel free to reach out!

Best,

Lisa Choi

Hey, that sounds like a solid deal—nice job negotiating it down! With those numbers, both wholesaling and flipping could be good options, depending on your goals.

If you're looking for a quicker return with less risk and effort, wholesaling might be the way to go, especially if you can find a buyer willing to pay a strong assignment fee. But if you're comfortable managing the rehab and have the capital or financing in place, flipping could bring a solid profit, especially with the low purchase price and strong ARV.

Are you leaning toward one option more than the other? Also, how's the investor demand in Fowler—have you seen much activity there?

Hey Robert, welcome to the community! It sounds like you have a great strategy in place and a strong foundation with your LLC and creative financing approach. The ABCs of Real Estate Investing and BRRRR are both great frameworks for building long-term wealth.

Are you currently focused on single-family or multifamily for your next deal? Looking forward to connecting and hearing more about your journey!

Lisa Choi

Hi Chris! I’d love to connect. I have a list of great hard money lenders and will shoot you a message with the ones I’ve had great experiences with. Since you’re looking to refinance into a traditional mortgage, are you planning to hold these properties as rentals rather than strictly flipping? Would love to hear more about your strategy!