Same money, double the doors, and cash flow instead of just appreciation hope. The tradeoff is more management — but the numbers in flyover markets are just better right now.
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Strong take, and the timing point is underrated — I think when you start matters as much as what you do. Did you wait for the 'right time' or just start messy and adjust?
This matches my experience almost exactly, with one wrinkle: it took me two failed attempts before it stuck. I think the failures were the actual lesson. Did you nail it first try or learn it the hard way?
The 1% rule got me in the door but it fell apart the second I underwrote real capex and management. My deals that actually cash-flowed were boring B-class duplexes in the Midwest, not the shiny stuff. Are you reserving for repairs or just running taxes and insurance?
This is the kind of post that should get pinned. The advice is everywhere but the honesty about how long it takes isn't. What's the part people quit right before it pays off?