The lower the cap rate, the higher the value of the property

I live outside Rochester NY, but am looking to buy in E TN and I lend anywhere it makes sense (operator, business plan, asset)

Being a landlord isn't passive income or simply "mailbox money", there's a lot of work that goes into it. Don't believe the social media hype that passive income makes anyone rich - unless you have over 7 figures to deploy into passive investments, you won't make enough to live on it and will still be paying the tax man because depreciation & losses on passive investments don't count against active income, so you lose tax benefits and other stuff that comes from owning real estate - you need to have REPS (Real Estate Professional Status - a provable 750+ hours per year and over 50% of the activity on the property you own) to really leverage the benefits and that requires active involvement. There's so much misinformation on social media from gurus that don't actually know ANYTHING about real estate...it's sickening. At your age - start networking locally with investor groups, we love it when young, motivated people show up to start learning - buy a duplex, triplex or quad using the FHA 3.5% down program - live in one unit, fix up & rent the others and have them pay the PITI for you - Live there for a year or two, refinance, buy another, move in & do it again and rinse/repeat Key items to watch - Real estate investing is a business, not a hobby or your personal possessions - treat it like a business equity & cashflow keep your business afloat in tough times and when the unexpected happens. Don't overleverage yourself, don't get FOMO and buy stuff that is overpriced or that doesn't meet what you create in your "buy box".

@Sahid Fernandez you can only have one FHA at a time...but not one for life. You refi the old one and it's no longer an FHA, use whatever capital you pull from the refi as the part of the downpayment for the next.

- 👋 Hi, I’m Andy, I live outside of Rochester, NY off the south shore of Lake Ontario - I currently have 0 rentals and want to have 0 rentals by this time next year 😅 (I do consulting for commercial multifamily & mixed use and hard money on the side). - For fun I like to spend too much money on hobbies - Something I'm currently obsessed with is figuring out Skool & finding good RE Communities to network in. I help run two chapters of National REIA, one here locally and one in Knoxville, TN and am pretty heavily involved in the Best Ever CRE community as well.

@Blake Choisnet yessir, been shopping down in the E TN market for some of my own stuff, but keep my money rotating and earning on notes till I find something. As far as the consulting side, it's 90% of my client base, about 70/30 family office/syndicators (by revenue it's like 93%/5% 😂)