@joanna81 wrote:
Hey Okie,
What held you back from buying rental property? I go back and forth on this frequently. My area always has people looking for rentals, but I am concerned with bad tenants, no tenants, etc.
For me, I had an opportunity to purchase at an ideal time a little after COVID, when I came into a large sum of cash. But thinking about it more and being honest with myself, I knew my natural skillset wasn't a good fit to be a landlord. I would have to delegate and hire a property management company. When I went through all of the expenses in my head such as property taxes, insurance, property management fees, and other unforeseen expenses, I personally thought that there would be too much tied into it, and more variables for things to go wrong. To compare it to how I made most of my money on the side from investing and trading, this really wouldn't be passive income. After reevaluating it further, I wanted to stick with trading and true passive investing through partnerships. Looking back it now, I was only considering owning rentals for the tax advantages, and it was a little more uncertain time back then.
Sorry for the length. But I do have additional things, if you are interested though. It may be a good fit for you, and you may end up being really successful at it. Me personally, I don't possess the natural skillet, in addition to working. The biggest thing for me is that I wouldn't want to have to deal with the tenant or be a landlord. I would have to hire a property management company.
The time I considered purchasing was from late 2020 to 2021. Late 2020, I ran into a large sum after selling a mix of long-term positions and short-term gains. At the time, I lived in a modest neighborhood, but in a prime centralized location with a good school district. It was also a smaller and more quiet neighborhood, not too saturated with shopping and retail, when compared to other similar suburbs. There were surrounding trails, ponds, and parks that added value. At the same time, two houses in my neighborhood were for sale due to the neighbors not being able to afford it. One house that was for sale, I was positive would be able to be rented out and attract the right type of tenants, and was a good entry point. The other house not so much. I had discussed a deal with that neighbor after the house had been on the market for a while, but later Opendoor came into the picture and offered an all-cash offer. I had the option to make a competitive offer and would have gotten it, but decided not to.
If you're considering buying a rental property and don't go the property management company route, the people I know that have been successful usually have good time management skills, have a flexible schedule, respond and coordinate things quickly, and process-oriented. Also, if you and your husband are naturally handy, enjoy DIY, and have relationships with contractors, it can make for a good fit. I found that couples are good at this, splitting the landlord and repair duties.
Definitely place an emphasis on purchase price and location, in addition to financing rates and terms. Make sure to find the right property that can be easily rented out and have ROI year-over-year, where you can justify increasing rents. Take into consideration property appreciation, finding and making concessions for the right type of tenant for the home long-term (going through different tenants is a pain for everyone), and potential exit and tax strategies. Down the road, some things to consider, you could come to an agreement with a long-term tenant to sell, or have a 1031 exchange in mind (for an additional rental property or even making it your primary residence later).