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Articles by Tom Ott
Choosing an Out of State Market to Invest
Forum Categories All New to Real Estate · FL · Member since 2018 · 21 posts · 10 votes How do you decide on choosing a market when your first starting out and doing long distance real estate investing? I'm in the military and am currently stationed overseas. I just finished David Greene's book, "Long-Distance Real Estate Investing," and feel like it gives a good foundation for how to get started doing everything but choosing a market.
Limitless vs Morris invest
The sales person I have been working with to send me deals recently left the Morris invest company and he has switched over to a company called limitless turnkey. I’ve already heard bad things from Morris reason why I didn’t buy from them. I would like to know what would be the down side or difference between these two companies. Or is it even worth buying turn key?
Turnkey companies in St Louis
Originally posted by @Manju C.: Hello, I was looking to invest in cash-flow properties in the midwest. I was researching St.Louis since I have family there and visit about once a year. Since I currently live in CA, was looking for recommendations for turnkey real-estate companies in St.Louis. Thanks in advance, manju I am not too familiar with that market, but my advice on Turnkey companies always stays the same.
Newbie in Capital District NY
Hey Guys, I'm the new new guy, here to learn and hopefully make my first deal in the next 12 months. Currently I'm getting my personal finances in order so that it will not be a sticking point when I go to make my first deal. So at the moment while I put that plan in action (which I have been doing over the last 5 months) I am being a sponge and learning as much as possible here and in my local market. So Hi everybody!
Has anyone successfully invested out of state?
I have been using a turn key real estate company for the past 3 years with good returns. Now have 7 's in indianapolis and 1 in Charolette. The company i use has over 2000 homes under management.
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Hi BP! When it comes to turn-key investing, I'm aware it's generally frowned upon, because it eats up so much of ones potential income. That being said, I'm currently in a position where I have very little free-time, unfortunately, to put into real estate investing. However, I don't want my lack of time to force me to sit on the side lines until more of my schedule is freed up.
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@Ricardo Cristobal SoCal can be a tough nut to crack for newbies. A couple years ago I mailed out lots of letters to homeowners in LA County with no luck. Then I tried rural Kern County and got a deal from a distressed homeowner in California City. The margins were not as large as they would've been in LA or OC, but I was able to rent it out for 2 years before fixing it up and selling it for a decent gain. Also, have you considered an owner-occupied small multifamily for your first deal?
Rental property without stove/oven?
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Looking to build a team in Ohio
I am new to posting here, but not new to BP. I have been listening to the podcasts and lurking on this website for about a year now. This is the most comprehensive website and network of people that I have ever found for any area of investing. I have visited Cleveland twice in the last few months and will be investing heavily there this year. I am looking to build a team of lenders, agents, contractors, and property managers as I intend on investing in Cleveland and Columbus, OH, to start.
What mistakes do I need to watch out for if buying long distance?
@Andrew Giunta Study the market, make sure YOU understand it and do not just rely on real estate professionals from that area. Travel to the target market area and look at the surrounding area and the specific streets you want to invest in. Interview all agents, brokers, turn key providers you are considering partnering with and then ask for references on this site and references that live in the target market.
Newbie from Denver, Colorado
Hi Everyone, I'm a long time Denver resident looking to increase my income through REI, though still exploring what "niches" and locations I'd like to focus my energy on. I currently own my primary residence (purchased in 2011) as well as a rental property (a single family HUD home purchased in 2009), both located in Denver. I was ready to begin exploring real estate as a source of additional income more seriously back in 2011/2012, but then other business opportunities got in the way.
Investing in Parma OH
I have one in Parma. Pretty happy with it. I put under contract in January. In it for ~70k (61k + 9k repairs) and it pulls in 950/mo since April this year. The purchase market is already higher though with less stuff available, probably expect to be all in on a 3/1 for closer to 80k now for a similar house. (BTW, just about every house in parma are carbon copies of each other, they all look identical so once you see a few, you've seen most of them.) But it's a nice area.
Cleveland contractors for small apartment projects
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Fair market value of a turnkey property
many turn key homes are bought in as is condition.. and then 15 to 40k is put into them to bring them up to turn key condition.. you maybe seeing properties that are in need of full rehab. have to compare apples to apples. Email Enter a valid email address Phone number Enter a valid 10-digit US phone number How many investment properties do you have?
New BP Member introduction
Hello BP community, My name is Phillip I'm a 24 year old recent graduate currently in the learning more about real estate investing phase. I currently live in Cleveland and was hoping to network with other real estate investors in the area, I would love to attend real estate investment groups suggested. I currently don't own any properties but hope to invest in my first within the next year, mostly multi-family properties. I look forward to hearing from you all. - Phillip
How to find a turn-key provider?
Has anyone found a good turn-key provider that they can trust and the numbers seem to be close to what they say? if so would you recommend them? If you have met a turn-key provider how did you learn to trust their numbers and what they said?
Out of State Investing
from Palo Alto, California Member since Feb 19, 2017 Posts 226 Votes 95 226 Posts 95 Votes from Palo Alto, California Member since Feb 19, 2017 Posts 226 Votes 95 Jeff Keller Palo Alto, CA 95 Votes | 226 Posts Try to understand what drives the local economy. Some areas are very dependent on a couple large companies leading to swings in prospects. Some areas are very dependent upon recreation and have large swings with the overall economy. Since 2010 many companies have had slow but positive growth.
Newbie living in San Diego
Hello BP Team, My name is Nick and i'm originally from Memphis, TN. I'm active duty Navy and my wife, two daughters and I are currently stationed in San Diego, CA. I came to this website via a real estate investor friend. I have always admired him for his entreprenurial spirit and I'm now determined that I can do it too. I've never bought an investment property but I have used my VA loan to purchase a home in TN (last duty station- bought for 194k and sold it two years later for 230k.
Advice on where to Invest out of State
Originally posted by @Account Closed: I'm looking for a reliable turn key provider to be my boots on the ground. I haven't really decided where, but I was originally looking in Ohio and Kansas City. In the end, I think I'm just looking for good people and that will ultimately convince me on where to invest. After combing through various Turn Keys is it normal that many of them look/sound like scam artists? Does anyone have a solid referral?
Long Distance Investing as a Beginner
I also invest out of state--Auburn, AL. I think that even if you have a turnkey company, you'd do well to have visited the city first, and preferably the houses if you can get there fast enough. I've heard rumor that some turnkey companies aren't reputable (as in every industry) and will sell you things in a war zone type of area, jacking up the price so you don't even realize what you're getting.
South Chicago Suburbs
Investing in the Chicago South Suburbs depends on your strategy. If you're investing 100% for cash flow & intend on holding the property forever then it's just a matter of running your numbers for rent minus expenses to see if you can hit your target profit margin. If however you're concerned with cash flow & potentially selling your property later w/ either a small appreciation in price or at least no reduction in value then you need to be careful where you invest in the South Suburbs.
Newbie from Seattle, WA
Welcome @Willie Booker! We built our rental portfolio HouseHacking and think it's hands-down the most powerful strategy in REI... and combined with your VA loan entitlement there's no better way to get started and scale quickly. Going for a SFH is often the way to go in Seattle and the Eastside- Multifamily property (duplex, triplex, quad) tends to get pretty expensive, with pretty low returns, in our region.
WHERE/HOW DETERMINES PROPERTY CLASS (A, B, C)?
I will say this varies tremendously by markets, in Cleveland for example we have lots of A/B properties well over 20 years; some of our highest end rentals are in "historic districts". Of course some new construction in Strongsville is also A class, but so is a 40 year old home in Concord, Solon, Highland Heights. Whereas we also have new construction in the gentrifying parts of the city, like Tremont, that are directly across the street from boarded up homes.
Searching for Boots on the Ground - Columbus & Cleveland Ohio
Hi Everyone, I have access to multiple streams of cash and looking to build my own rehab team in either Cleveland or Columbus Ohio. I have been investing out there for several years, but am now looking for true partnership of boots on the ground to do light rehabs for my fix and hold strategies. Looking to either partner ($$$) or simply find a trusted, consistent source of contractors in either city that can assist with my fix and hold needs. Best, Pau
Greetings to everyone from Edison, New Jersey
Originally posted by @HoJin Lee: Hello everyone! I learned about this website from another website and I decided to check out one day. Then I just to had to sign up after realizing how valuable this community is! I am very excited to be part of it and I hope to learn a lot and be helpful as well as many experts do here. However, I am very new to this site as well as investing in real estate. Could anyone please guide me to 1.
Looking for a real estate agent in east Cleveland
Hello all, I just moved to the Cleveland area and am just starting out in real estate investing. I have capital and financing lined up, so I am ready to jump in! I am looking for a real estate agent who is knowledgeable about the eastern part of Cleveland (Shaker Heights, Solon, University Heights, etc) who can work with me to find properties.
Cleveland: The city of incredibly low purchase prices & HIGH ROI
All As a lender that's been in not only this market going on 11+ years but California, NJ, FL as well as several other states in the past, I can tell you one thing remains true: Rent rolls are extremely high for the costs to do business. There are plenty of suburbs that have houses in the 80-100k price range that fetch anywhere from 900-1100 in rent. They are great school systems and the cost of living is incredibly affordable.
New to investing in the Cleveland area.
Hello all! I recently purchased a duplex in Old Brooklyn thanks to Matt Motil and I am excited about adding to my portfolio. Just wanted to drop in and say hello to everybody! I really like the BRRRR concept and have been scouring all of my deal sources for 2 - 4 units properties including emails I receive from a few providers and hope to find another that fits soon. I also am interested in 5+ units where I can add some value. Hope to get to know you all soon.
Newbie from Akron OH
Welcome from Akron - it is one of the right places to be when you don't have a lot of money to invest. Before you pull the trigger on anything, make sure you do your due diligence in researching the area. I remember when I first moved here and was looking for a place to rent, I went to this apartment building where the property manager ditched the appointment. We found a maintenance guy who was then instructed by the manager to give a tour...
Turnkey Real Estate Investing
Pro Members Get Full Access! Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
Do potential tenants balk at screening costs?
I'm preparing to show an apartment to several potential tenants tonight and I'd like to run credit/background checks on anyone who applies. From the services I've explored, it seems your average suite of reports comes in around $35 per adult ($70 per couple). Do tenants ever have a WTF moment when they begin the application process and encounter these fees? Obviously I have to run the reports, so it's non-negotiable, but curious what feedback you've encountered.
Canadian thinking about Ohio
Hey everyone, I currently live in Toronto but I am interested in real estate investing in Ohio, and I was hoping to get some help. I am in the early stages so I don’t have anything set up yet. My current goal is to get properties and rent them out to get a positive cash flow. From my limited reading I believe these are the things I will need. An LLC, an agent, and a general contractor. To get an LLC is there anyway I can do it myself from home or would a CPA make more sense?
Investing in Cleveland, OH? Beware of this scam.
I invest in CA and wanted to try out of state investing. I chose Cleveland OH, and started interviewing Realtors, prop managers, contractors, and lenders for months. I felt I built a good team and pinpointed the locations to buy and spent tons of time analyzing properties. As I began sending the properties to my realtor, I would notice days later they would be under contract. These were properties that were seasoned for six months with no activity.
Turnkey Properties in Phoenix, AZ
The margins here are pretty tight to have a company buy a property, fix it, and sell it to you for profit and still leave enough meat on the bone for you to profit as well on the rental side. The turnkey market here is pretty non-existent and has a larger footprint in South and Midwest.
I think I can provide some good perspective on this. I live in D/FW, where a lot of out-of-state investors purchase. Also, I am a mortgage loan originator that does a fairly significant amount of volume. Add to that, I am a real estate investor with 36 doors. Finally, I spent two years almost exclusively working with investors, providing nearly every type of financing.
Ohio Neighborhood Reviews
Did someone say Cleveland???? Gotta love these BP keyword alerts. @Christian D. I don't know if Cleveland is one of the Ohio areas that is on your Radar or not but since it's been brought up here is some food for thought for you. If you are looking at Cleveland I recommend checking out The Ultimate Guide to Grading Cleveland Neighborhoods. There is tons of opportunity here but it's really important not get caught up in the fools gold many out of state investors get caught up in.
New to the real estate market in Ohio
I am very new to the world of real estate and the Bigger Pockets community. I have been listening to the podcast for a while now and am obsessed with the idea of starting a business. I am looking at the market in central Ohio, but am open to other markets as well. If there are other Buckeyes out there who have some advice for a first-timer like myself, I'm all ears. Cheers!
Cleveland Ohio marketCleveland Ohio market
Hi @Jay Hinrichs I have 85 front doors (6 apartment complexes and 7 single family) in Euclid, Painesville, Shaker Heights, and Cleveland Heights. Also, in about 30 days will own a 24 unit in Akron. Right now I have Zero vacancies and am evicting two tenants. I have owned in NE Ohio since Oct of 2014 when I purchased my first little duplex in Euclid. My 2 latest acquisitions are a 12 unit and a 21 unit in Painesville that we purchased in October and November of 2016. Swanny
2192 Grandview Ave, Cleveland Heights, OH 44106, US
Copied 2192 Grandview Ave, Cleveland Heights, OH 44106, US $140,000 2192 Grandview Ave, Cleveland Heights, OH 44106 Checked: 16 hours ago Updated: Jul 14, 2025 at 06:29PM Investment Summary Net Operating Income (NOI) minus mortgage payments. Calculation: NOI - Mortgage Payments Monthly Cash Flow $318 Capitalization Rate is a rate of return that compares the yearly Net Operating Income (NOI) to the market value.
REI Nation (Memphis Invest) Case Study - Barltett (Memphis), TN
Not to hijack this (and be aware I ONLY know OKC ) I was recently lowballed on an offer by a prominatnt "turnkey" operation on a rental we have listed for sale for an investor. we were a bit stunned by the 50% below asking offer as was the seller. We did some digging on recent transactions by this potential buyer. Here is what we found.
Turnkey in Memphis TN
Hello I am looking to make my first property purchase and after trying to manage it alone I have started looking at turnkey options. I live in California but am looking to invest in Memphis. My thoughts are leveraging turnkey for my first few purchases will give me access to speed and resources that I don't have in an out of state market and I am also looking to see the practical pieces of the process so I can model those going forward.
Super Newbie looking for advice.
Pro Members Get Full Access! Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
New to BiggerPockets, New to Real Estate; Akron, OH
Hey Everybody! I am Andrew Victory. I live in the Akron, OH area and am excited to join BiggerPockets and start my real estate investment career. To let you know a little about myself, I am a 29 y/o father of 3 little nut jobs. I work as an engineer during the day and I was looking for a way to supplement my income. My current goal is to generate enough cash flow to get my children through college and be able to enjoy my retirement. I'm working to build my team, starting with my wife.
Recommended Locations/Regions for Turnkey Investing
Rental Property Investor from San Diego, CA Member since Aug 3, 2008 Posts 89 Votes 65 Experience 17 Yrs 89 Posts 65 Votes Rental Property Investor from San Diego, CA Member since Aug 3, 2008 Posts 89 Votes 65 Experience 17 Yrs Aron D. Rental Property Investor San Diego, CA 65 Votes | 89 Posts I used a turnkey provider and was offered a 9% return on my note purchase. I am in CA and the property was in PA. I got steady payments for 18 months and then it started to go downhill.
Passive Income Journey Starts Today!
Hi Everybody, Nice to meet all of you in advance. I'm a business owner\entrepreneur working in the advertising technology industry. We’ve been in business for ~4.5 years. I've accumulated some capital and want to start my investment journey in real estate. I just moved from SoCal to Las Vegas (homeowner in Summerlin) with the thought of finding some good deals out here.
New Member from Denver, CO area
Hey, I'm Wesley Jeanette, I am a Colorado native born and raised in Boulder. I'm 29 and work as a software engineer during the day. I have been doing a little bit of real estate for the last 5 years. I bought my first property, a townhouse, in 2012 w/ 5% down shortly after I graduated. I lived in it for exactly one year. Once the year was up I bought a condo (again 5% down) and moved into it for a year while I rented my townhouse.
Bad experience with Norada - any other recommendations?
Originally posted by @Jeannie G: Hello, I purchased a property in Kansas City through Norada last year. They are nothing more than a middle man that earns commission by connecting you with flippers in local real estate markets. I did not have a good experience.
Memphis Invest vs Memphis Turnkey
Investor from Manteca, CA Member since Jul 12, 2017 Posts 1,946 Votes 2,152 1,946 Posts 2,152 Votes Investor from Manteca, CA Member since Jul 12, 2017 Posts 1,946 Votes 2,152 Ned J. Investor Manteca, CA 2,152 Votes | 1,946 Posts All the turnkey providers are going to say otherwise, your concerns about buying above market is very common in the turnkey model. That's the price you pay for turnkey.....
Portable Hardness Test Methods and When to Use Them
Hardness testing began in the 1700s and continued into the early 1800s as Mohs developed his scratch test for minerals and other developing methods for scratch testing of metals. As the importance of metal hardness testing became realized, new hardness test methods continued to be developed in the later 1800s through the early 1900s. These methods moved away from the scratch test and towards measuring the penetration of an indenter into the specimen under force.
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