05/19/2026
I have a rule: I don't send clients into a market I wouldn't buy in myself.
Here is an example of an investment property... that I bought!
February 2026. Atlanta area. Here's what happened:
The house was listed at $325,000. I negotiated it down to $266,500, $58,500 off asking.
The key was the market. This Atlanta suburb isn't a headline market. That's exactly why I was there. Slower markets give you room to negotiate. Most investors avoid them. I don't.
I put 5% down. No PMI. $13,000 out of pocket. Secured 6.25%
Clean deal, one mortgage, no extra fees.
Honestly? I planned for negative cash flow going in. With a low down payment at today's rates, that's the realistic math. I was transparent with myself about it.
Then the tenant moved in 40 days after closing paying $200 above my estimated rent. I'm breaking even. At 5% down. After a $15,000 renovation.
When rates drop, I'll refinance, and this flips to positive cash flow. Until then, I'm patient.
Oh, and the house sits on 3 acres. I'm already thinking about what to build on the rest of it.
This is what I teach clients to do. And it's exactly what I do myself.
If you've been thinking about remote rental investing and want to understand whether it makes sense for your situation, my team offers a free 30-minute call. No sales pitch, just honest answers.
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