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Articles by Ryan Spath
House hackers in Indiana
Forum Categories All Member since 2025 · 3 posts · 0 votes Real Estate Agent · Boise, ID · Member since 2017 · 553 posts · 370 votes 27m OP, you should check out local facebook groups for investors. Also, consider going to local meet ups in your area. If there are not any, start one. Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes 16m Congrats! I would ask on FB groups and attend local meetups.
Real Estate Has Enough Competition. Who Are You Helping Over the Wall?
Forum Categories All Investor · Chattanooga, TN · Member since 2023 · 170 posts · 98 votes Real Estate Agent · Boise, ID · Member since 2017 · 550 posts · 369 votes 35m Great post. I agree with you here, it isn't uncommon to hear self made. I heard this alot in the business world thats for sure. Ever since being in RE, it doesn't feel this way to me personally. I'm a Keller Williams agent and every agent I have met is more than willing to help if you are willing to take action.
The Importance of Proactively Selling Your Real Estate Portfolio
Forum Categories All Attorney · Philadelphia · Member since 2018 · 2k+ posts · 3k+ votes Real Estate Agent · Philadelphia, PA · Member since 2019 · 1k+ posts · 1k+ votes 26m Alan Asriants - New Century Real Estate 590 Reviews Real Estate Agent · Boise, ID · Member since 2017 · 541 posts · 368 votes now This is something I’ve always kept in the back of my mind. When we first started investing, we primarily bought properties we were willing to live in ourselves, mostly in A/B neighborhoods.
House Hacking: From Homeowner to Real Estate Investor
When:09/17/26 12:00PM - 12:30PM America/Denver Where:https://www.idahorein.com/lunchandlearn Cost:Free Disclaimer: BiggerPockets does not support or sponsor any meetups unless otherwise noted. Do your due diligence before attending any events. You may be agreeing to attend an event that includes promotion, pitching, or high-pressure sales tactics or techniques. Poster certifies that there will be no pitching of products or services at this event.
Lets all strive to be "Normal Rich"
Forum Categories All Real Estate Agent · Boise, ID · Member since 2017 · 516 posts About eight months ago, I wrote a post here about how my goals as a real estate investor have changed. For years, the goal was accumulation. My original target was 10 doors producing $500 per month each. Eventually we surpassed that goal, and I found myself thinking less about how much more we could acquire and more about what we were actually trying to accomplish.
Boston Home Inspector Recs Please
Looking for a quality home inspector rec — Dorchester 3-family Hi all — I'm under contract on a triple-decker in Dorchester (02121) and lining up my inspection. Looking for a referral to a home inspector who's genuinely thorough on multifamily but reasonably priced (not looking for the cheapest, looking for the best value).
Question AC temp
Hi BP, I have a question for some of you PM’s or self managers. I self manage a handful of my personal properties and this is the second time I have had to explain to a tenant about the AC in Idaho. Last year we had a tenant that relocated from another state and they would crank the ac up during the day and then down at night (our hottest part of the day is usually 4-8pm, in summer it stays light until 10ish) the tenant was complaining the system wouldn’t keep up with demand.
Looking for a quality home inspector rec — Dorchester 3-family Hi all — I'm under contract on a triple-decker in Dorchester (02121) and lining up my inspection. Looking for a referral to a home inspector who's genuinely thorough on multifamily but reasonably priced (not looking for the cheapest, looking for the best value).
First time investor looking to get into the co-living space
Hi I am a burnt out medical professional looking to get into real estate to be able to retire sooner rather than later. I decreased my retirement funding so that I can save enough pretty quickly to make my first purchase. Does anyone have any realtors they can recommend in this area that may have experience with co-living properties? I am also interested in connecting with any other real estate investors in this area preferably someone who has experience with co-living.
Is house-hacking still realistic in the Tampa area with rates in the mid-6s? Which ne
Hey everyone. I’m working toward my first property as a house-hack: buy a 2–4 unit, live in one side, rent the rest, using FHA at 3.5% down. I come from a finance/underwriting background, so I’ve been running the numbers pretty hard, and I want to sanity-check my read with people who are actually doing this in the area. Here’s my hang-up.
what are great markets I should consider moving to?
Updated 8 minutes ago on 06/17/2026. Most recent reply New to Real Estate Member since Jun 13, 2025 Posts 14 Votes 3 Experience 1 Yr 14 Posts 3 Votes New to Real Estate Member since Jun 13, 2025 Posts 14 Votes 3 Experience 1 Yr Omar DolmusPoster New to Real Estate 3 Votes | 14 Posts I'm currently house hacking a duplex in the Hudson Valley, NY that I purchased last year.
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Curious for the investors here who have been doing this longer than I have. When you first started buying rentals, did it actually feel affordable at the time? Or did every deal feel like a stretch financially? When I bought my first property in 2013, it definitely did not feel “easy.” When I turned it into a rental instead of selling it, it didn’t cash flow the first year and barely broke even the second.
Hi. I am looking to rent a larger home (5 bedrooms) in Rocklin, Granite Bay, El Dorado Hills areas near Sacramento. We have 3 kids and want to buy, but are still saving for a down payment for this size of home. We have zero debt and my husband makes a good income. I want to avoid moving my kids again, and would really like for this to be our last move. How can I find rent-to-own opportunities? I’ve spoken with area realtors and they seem uncomfortable and not knowledgeable on how to approach this.
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Hello, We recently closed on our home and are planning to have tenants move in at the beginning of next month. Another landlord recommended using TurboTenant for tenant screening and rent collection. Have you found this to be a reliable platform? We’d also appreciate any additional tips or advice as we get started. Thanks in advance, we look forward to your feedback.
Updated 17 minutes ago on 04/01/2026. Most recent reply from Hinton, West Virginia Member since Mar 31, 2026 Posts 2 Votes 0 2 Posts 0 Votes from Hinton, West Virginia Member since Mar 31, 2026 Posts 2 Votes 0 Itai SpinozaPoster Hinton, WV 0 Votes | 2 Posts Hi everyone, I’m currently in a "champagne problem" situation, but I’m feeling the pressure. I’m 22, working as a Data Analyst in South Texas, and running a real estate media side-hustle that’s already taking off.
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3 months ago I bought a new primary just 10 min down the road. My old primary is in a small town of around 800 people. I already own 8 other properties in a bigger city nearby that do extremely well. I'm beginning to get the old house ready to sell or rent. Here are the numbers.
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I am based on the Phoenix metro area and I am just getting started on my investing journey and looking for my first house hack opportunity. I have also been trying to jump companies for a significant salary bump and I just got an offer from a company in Reno, NV for a 35% pay increase. The dilemma I am facing is that Reno appears to have higher home prices and slightly lower rents which presents a problem for cash flow and margins are already tight in Phoenix.
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A lot of real estate investors obsess over cash-on-cash return. That’s fine — especially early on. But here’s what I see people ignore as their portfolios mature: - Cash-on-equity. As your property appreciates and your tenants pay down the mortgage, your equity grows. The problem is… cash flow often doesn’t grow at the same pace. So you end up with a property that “feels safe” because it cash flows… but your return on the equity trapped inside it is quietly shrinking.
Moving in New Tenants
Over the years I have refined my systems. Once a tenant is approved and we have a move in date set, we send the following email. Hi Tenant, Please find the following attached and important information regarding your upcoming move-in: 1. Move-In Checklist Attached is the move-in checklist. Please print it out and make any notes upon moving in. Once completed, kindly scan or take photos of the checklist and email it back to me. 2.
Analyzing a Boise Duplex....Could this work as a house hack??
Fha Financing 3.5% down Payment Estimated to be $3,159.64 This duplex is in a great location, it is central to town, close to Ann Morrison park, minutes to the freeway, and a short commute or green belt bike ride to BSU. I Broke this deal down with a quick analysis if anyone is interested to see the analysis.
What is your biggest cash flow killer, vacancy or repairs & CapEx?
Coming from the business world I have always been a believer that if you have cash flow you can usually stay in business. Next, you have to control the controllables (expenses). In Business, Especially the real estate investing business there are always things you do not account for. For Example, currently as I write this, we had a 5 year old washer go out and chose to replace vs repair. An old leaky fridge, has ruined flooring and it will likely be a new fridge and some flooring repair.
Early Termination Clause
This one clause has helped my rental property management possibly more than anything else. Every time something happens good and bad I modify my lease, make an addendum, make it stronger, another thing to consider for future agreements. The Lease is what you and your tenant legally agree to when entering into the relationship of landlord tenant. You always want to check with state and local laws to make sure you are being compliant.
Don’t wait to buy real estate, buy real estate and wait!!!!
Did you know 90% of millionaires own real estate. The top 1% of earners by income hold roughly 25-35% of their wealth in real estate. As a Realtor choosing to help people build wealth through real estate I have come to the realization that 80% of the people I chose to work with fall into these three categories. House hacker. This person sees the value of long term wealth through real estate and they are willing to be uncomfortable now with the goal of being more financially comfortable later.
The Investor Habit That Quietly Destroys Protection
There’s one mistake I still see real estate investors make — even experienced ones: Commingling funds. What does that mean? It’s when you mix your business money with your personal money. Rental income going into your personal account. Repairs paid from your personal credit card. No clear separation. It might feel harmless… but it’s not. Here’s why: 1. It weakens your position in an audit. 2. It makes tracking income and expenses messy. 3. It can hurt your asset protection if a lawsuit ever happens.
There’s More Than One Way to Be a Real Estate Investor
I attended a meetup last night where the theme was “Discovering Your Investor DNA,” and it really stuck with me. The discussion broke investing down into seven broad profiles: Deal Maker, Wealth Builder, Lifestyle Investor, Visionary/Developer, Connector, Analytical Strategist, and Mission-Driven Investor. What hit home for me were Wealth Builder and Analytical Strategist.
Everyone talks about scaling. Almost no one talks about how important the first property really is. In my experience, the first deal sets the tone for everything that follows — financially, emotionally, and strategically. A good first property builds confidence and momentum. A bad one creates stress, hesitation, or burnout that can stall progress for years. My first property wasn’t even purchased as an investment. Back in 2013, it was simply a home I lived in.
How to Analyze Real Estate Deals (Numbers, Financing & Common Mistakes)
I’m hosting a local real estate meetup in Boise focused on one of the most common questions I hear from new investors and first-time buyers: “How do I actually analyze a deal and know if it works?” This meetup is designed to walk through the practical side of deal analysis — not theory, not hype. We’ll break down how to look at a listing, estimate rents, understand payments, and see how different financing options impact the numbers.
How One Treasure Valley Buyer Used House Hacking to Buy Smarter
I’m hosting a small, educational real estate meetup this Thursday and wanted to extend an invite to the community. We’ll be walking through a real house-hack done right here in the Treasure Valley — including how an FHA loan (3.5% down) was used to help offset housing costs. This isn’t theory or hype. A client will share their actual experience and numbers, and a lender will be on hand for Q&A.
The decision to scale or pay off debt
When I first started investing in real estate, my goal was simple: 10 doors producing $500 a month each, or $5,000 a month in passive income. My wife and I planned to save, not trade up. The idea was to put 20 percent down, move into a new primary residence, and turn the previous home into a rental. As long as our financial position stayed the same or improved, we would rinse and repeat. That was it. The goal was clean and simple. Along the way, life happened.
As a long-time self-manager of our rental portfolio, one clause in our lease has easily saved me thousands of dollars over the years. Early Termination Clause (paraphrased): If a tenant needs to terminate the lease early for any reason, they must provide 30 days written notice, pay two months’ rent, and forfeit the security deposit. Here’s why this has been so effective in practice: When a tenant asks to break their lease, it removes emotion from the conversation.
The Power of ten properties
It’s easy to get “door envy” when you listen to podcasts or scroll through other investors’ posts. You see people chasing 50, 100, 200+ units and start wondering if you’re not doing enough. But here’s the truth: Some investors want to build massive, scalable operations, and that’s awesome. But you don’t need a giant portfolio to change your life. If you can acquire just 10 solid properties, you will likely be set for life. I say this from personal experience.
Pricing Your Rentals Right Matters Especially in the Winter
Pricing Your Rentals Right Matters Especially in the Winter I see a lot of landlords try to squeeze every last dollar out of their rentals, and honestly, I get it — we all want strong cash flow. But winter is a totally different game in cold-weather markets, and overpricing during this time can cost you way more than you think. Tenant demand drops. People don’t want to move in snow. Families don’t want to switch schools mid-year.
What was your "tipping point" to buying your 2nd investment property?
Hello, I'm still very new to real estate investing. A little background on me. I own one rental property from afar. I pay a Property Management company in the state of Ohio to manage and take care of the Single Home property that I once lived in that is now a rental property. I purchased it originally at a price in which my intent was to turn it into a long-term rental.
House Hack Win: Turned a Tenant-Occupied Duplex into an Owner-Occupied Deal
Being an investor myself makes it a lot easier to navigate the more complex transactions. This one was a good example, it was tenant occupied, but we were able to have one unit vacated before closing so my client could qualify for an owner-occupied FHA loan. It took a longer closing period, but it paid off. My clients just closed on a duplex using the FHA house hack strategy, and it's a great example for anyone looking to get started.
Australia based looking to invest in single family
Quote from @Daniel A Drummond: Hello BP's, Im an Australian investor based in Melbourne. I would like to start investing in the USA. I watch alot of US based content on YouTube and have been to the States a few times to look around mainly in the MidWest. Thanks Daniel Drummond Hey Daniel, welcome to BP! Here's an article with some good points to consider as you think about investing in real estate abroad: https://www.biggerpockets.com/blog/how-foreign-investors-can...
Tips for a Newbie Investor?
Hello! My wife and I just moved to the Knoxville, TN area this year and are looking to start our investing journey here in our own backyard before venturing out to other markets - looking to buy our first investment house this year (single family residence or small multi-family).
$600k+ Multifamily Invested Passively - Now Time for My First Deal
Hi everyone, I've invested in multifamily apartments units passively for the past 5 years and am now ready to find my first deal. New to Boise, Idaho and starting my search! If you're within a few hours of Boise let me know and I'd love to hear more about what your goals are. -Kevin
Investment with Duplex,Triplex,Fourplex
Money down is the same between conventional and FHA for 2-4 units. The limitation you're likely to run into is the debt-to-income (DTI) ratio. Essentially, you can only have a total debt level of 50% of your total monthly income (55% for FHA). Your work income + any rental unit income (x 75% for expensese) = total income. If you have $70k work income and $60k rental income (3 units of that fourplex on Powell), that translates to ~$9600/mo.
Single family home: Long or short term rental
Hey yall! My wife and I purchased our starter home in 2019 in Louisville, KY. we have outgrown our home and are looking to upsize. We want to keep our home as a rental but we are not sure if we should do a long term rental or go the short term airbnb route. We have a large yard and I have completely remodeled the basement and kitchen. My worry is that the landscaping needs and recent remodels that are higher end relative to the neighborhood, may not be the best for a long term rental.
Relocating to the sunshine state!
Hey Everyone, As the title says I am relocating to Florida late next month and would love to make some connections and get advice on any meetups that may not be on BP or meetup. I posted this in Orlando but I am unsure where we will live just yet. My fiance's new job is remote but will require us to live in the state of Florida which is why we are relocating.
Capital gains on a sale with no profit?
Hi everyone, We are considering a sale of a home we've owned less than 1 year. Our question is about gains tax on a SFH that sells at or around (within $10K after sales commissions/closing) purchase price. Does anyone know: a. How capital gains tax in 2025 applies to a sale like this? We were considering a 1031 but may not do that if a sale results in a same-same $ gain as the purchase. Thank you. T
Help with the BRRRR method
Welcome to BiggerPockets and the exciting world of real estate investing! You’re in the right place — and the best thing you can do early on is read, read, read. There are tons of great books out there, and a fantastic place to start is with David Greene’s books in the BiggerPockets library. Another excellent resource is Nate Barger, who runs the BRRRR Academy and an active Facebook group. Even if you don't follow the BRRRR strategy, the community alone is incredibly supportive and knowledgeable.
First Property Offer Accepted
Hi there, Im beginning in my real estate investing journey and have been working with a realtor that I trust in another state. I just put in an offer for a house that has a tenant moving in on April 15th. The realtor and I have both run our numbers and expect it to cash flow between $400 and $500. My offer was accepted, so now we are scheduling the inspection and looking at next steps.
The $8,000 Leak: A Real-World Reminder Why Reserves Matter
Every landlord’s nightmare became my reality while I was on vacation. At 6 a.m. on a Sunday morning, I got a message from one of our tenants in Florida — there was a leak. Not just a dripping faucet or a loose fitting — a slab leak, the kind that sends a cold jolt down any property owner’s spine. Thankfully, the tenant was quick to act. We had them shut off the water at the main, and I contacted a local plumbing partner who was able to get out to the property within a few hours.
First investment Palm Bay
Hi, I am planning to make my first investment in a single-family home. The location is Palm Bay, Florida, and the cost of the property is $340K.brand new construction, Some of the properties don't have an HOA, while those with an HOA are around $600 per year. My concern is that I've noticed rental properties in this area aren't very steady, and homes tend to stay on the market for a long time. This also doesn't seem to align with the 1% rule.
question on commercial insurance.
Followed Discussions Followed Categories Followed People Followed Locations Insurance Market News & Data General Info Real Estate Strategies Landlording & Rental Properties Real Estate Professionals Financial, Tax, & Legal Real Estate Classifieds Reviews & Feedback Updated 16 days ago on 05/21/2025.
Tenant Turner self guided tours
I had a call with a representative from Tenant Turner yesterday and wanted to share a quick summary of the service and pricing. The monthly cost is $65, plus $5 per lockbox. Each lockbox must be purchased separately, ranging from $99 to $180. There’s also a one-time $19 fee to set up a local phone number. You can also pause this service for the months you do not have vacancy. Tenant Turner syndicates your listings across major rental websites and allows you to create custom pre-screening criteria.
Third generation of long-term rental investing
Congratulations on reaching the third generation of investing—what an incredible legacy! I can only imagine the stories and wisdom your family has gathered over the years. We don’t have much experience investing in California ourselves—just the occasional visit and some eye-popping Zillow browsing! Florida, on the other hand, is a vast and dynamic market. I grew up in South Florida and went to college in Jacksonville, so it’s been home for quite a while.
Should I owner finance a property I was looking to 1031 exchange?
I purchased a condo in Portland back in 2005. I lived in it for a few years before renting it out when I moved away for grad school. Over the years, the property has consistently cash flowed—and at times, quite significantly—up until recently. Unfortunately, the Portland riots impacted the rental market, and local rents dropped. My unit, which used to rent for $2,100, is renting for $1,800.
Wanting to start my real estate investment journey.
My wife and I are both U.S. Army Veterans, wanting to start LLC's to begin are real estate investment journey. Outside of purchasing our house, we have no real estate experience or credentials, yet. We welcome any advice or mentoring on how to properly get started. We are interested in Rental Properties, REIT's, and possibly Commercial Real Estate.
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