How Many Rentals Do You Need to Retire
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- Опубліковано 16 чер 2024
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🎙️ Episode 43 - Rental properties are a great way to retire and retire early. They produce steady, predictable income without eating into your principal. And they have many tax advantages and other benefits for retirement.
This video helps you figure out exactly how many rental properties you actually need to retire so that you can get started!
📄 Show Notes:
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New and improved video showing how you can retire off only 4 rentals!! ► ua-cam.com/video/zLN1oFDlZvs/v-deo.html
I have 3 properties rented out and I am already retired. I am overpaying the mortgage every month. Freedom of being controlled by a Job is the best feeling in the world .
Agree! It is such a good feeling.
@John Griffith My 3 properties are brand new hence I don't think I will require any plumbing soon. However if I do I will call a plumber. Also I don't manage my properties I leave for an agency to do that Job. If the tenants don't pay I have insurance to pay all costs while I kick them out.
And yes freedom the best feeling in the world.
@John Griffith I am sorry to hear all that it must have been heartbreaking for you. Is not easy to deal with these kind of stuff. Wish you better times ahead , peace 🤗
I know that feeling, man. I love it!
Do what you want to, when you want to and if you want to.
I don't exchange that feeling for nothing, they call it freedom.
@@macam6344 nice. What's the name of that type of insurance?
Rather than to have dozens of properties with a lot of overhead, tenant problems, differrent cities, etc. I have one property paid off in full which functions like another retirement payment to add to my other retirement income. Easy to track and many less headaches.
What's the return on your paid-off property? What makes you keep this property and manage it, compared to selling the house, and investing it in the stock market? Thank you!
If you have enough income to pay it off and enough cash flow from that property to be set for retirement, sounds good.
Thanks for this chad. Nice to see the numbers this way.
Great content. Simple to understand. It definitely makes it easier to map out a plan
Thank you for the numbers they're everything
Wow! Great vlog Coach !! I’ve never seen a system like this one. It makes total and logical sense for raising wealth long term. Thank you 👍🏼🙌🏼👌🙏🏽❤️👏👍🏼
Glad you enjoyed it, Ty! Thanks for watching.
I appreciate you taking the time to help people🙏🏽appreciate the help coach!
Happy to share, Julio! Thanks for watching.
Great to have you back... Thanks for information.... See you soon I hope..
Great to be back! More videos coming each week.
Chad, your videos are always so informational!
Thank you!
Great video with actionable information, just what I needed this morning.
All about action! Thanks for watching and leaving a comment.
Great video! Thanks for putting this together.
Thanks for watching Colin!
Very helpful Thank you for sharing
Concept is great. Thanks!
Great advise!
Great Video Coach!
I love your teaching style and the information that you shared. I have shared several of your videos with others.
thank you so much Willie! I've taken a little break from my normal UA-cam videos this past month, but the podcast is still coming out on Mondays. And I've got plans for more videos in 2023!
Thanks for sharing your knowledge with us. I hope to do more of this too.
Best of luck! I hope you do. Thanks for watching.
Quite useful, thanks.
15 good producing returns properties for 15 years to retire. Appreciate the great formula. Mabuhay!
Appreciate the new video Chad. I enjoyed your book but like personal feel of your videos.
Glad to hear like the video format, Thomas. Thanks for watching.
Great video!
Thank you for the information !
happy to share! Thanks for watching.
got it sir!!! Thank you
Thank u for the knowledge!!! Very helpful!
Glad it was helpful! Thanks for watching.
Hey! This is Carson from Thrifty Garage! Nice channel!
My cost of living is so low, my house is paid off. I can live off my 2 rental incomes of 3,500 a month easily, 1st rental is about to be paid off, then the 2nd will come quickly after. Plus I'm single with no kids.
That's fantastic! Congrats on your progress and thanks for sharing.
You have 2 rental incomes almost paid off that you can live off of easily, single and no kids. Living the dream!!!!!
Got it, coach!
This guy's explanation is so involved. I have 6 rental properties - and it's very simple. Revenues less expenses = profits.
I'll try the simple 10 second video version next time ;)
Great Video!
Thanks for watching!
Great video though very informative and to the point,
Thanks John!
Good to go!
That good information 👍
Glad it was helpful!🙌
Thanks so much for this.
Easy and eye opening
thank you, Al!
coach Carson, enjoying the learning and hope to put this into practice in the next year as Im trying to line up my ducks...
Thanks for sharing Tere! And good luck with those next steps. Stay in touch.
I have one rental property and lowered my career hours. Im nervous but want to purchase 2 more properties so i can retire early
Coach, your videos are very informative and easy to follow!! Is there a certain sequence you recommend that we watch your videos for us beginners? Thank you!!!
Thank you for the feedback, Paul! As a beginner I recommend starting with this playlist: ua-cam.com/play/PL5F-I4oW-y2GSa4B55DgpGOXFwhqMcCAm.html . Let me know what you think or if you have questions in the comments.
Excellent video
Thank you very much for watching!
Great content
Thanks for watching!
Great video Chad! Most of our 16 units still have debt and we are about half way to financial independence. If we paid them all off I believe we would roughly hit our number but we are looking to grow our unit count before paying anymore off. Thanks for the information!
Thanks for sharing Sean. That makes sense. A lot of different ways to get there. Main thing is that you are comfortable with plan.
I loved your bio coach. What an amazing and gratifying life you have lived for such a young man. Congratulations 🎈🎊 you’re family must be very proud of you. I’m a small time landlord with 6 doors. I am also a new subscriber to you vlog now. Can you do a vlog on your experience on acquiring rental properties via subject to existing financing. Thanks
Thanks for the suggestion. I actually don't do a lot of subject-to investing now, but I do have a video explaining the approach I like: ua-cam.com/video/ydN34A1VjBg/v-deo.html&feature=emb_title
Genius thanks!!
Glad it helped!
This video sure helps.
thanks Mike!
E-R-W!!!!! Great cash flow system 🖐👏👍🏼🙌🏼❤️
I love it! Thanks.
Thank you so much for all the information you put out. You earned the title of coach. Do you have a video where you further go in detail on all the taxation from the rentals and the income. I seen a few of your videos but I haven't found one about that. Also I'm 50 years old. Hope to retire from my job at 65. Do you think I still have time to build some wealth. I have no debt, home is paid off and will be getting a pension when I retire. Hope you can give me your honest feedback.
What about examining how depreciation expense effects return?
Excellent Dave RAmsey snowball advice Coach !!!!!! The only good rental is a 100% debt free rental !!!!!!
Thanks
Just found your channel, thank you for your well explained video, Coach.
Glad you found it! Thanks for watching.
Man Chad , at 613 time stamp you ask if anyone needs even more clarification or has questions, I thought first thing, With total confidence,. No. You will answer all my questions or concerns by the the end of this video and cover everything I'm not sure about, as you always do . Thanks again. I am getting excited now to put this into action. Thanks again. Had to edit this after watching whole video and, ummm , my answer is still no, think you covered it. i mean how can that not make sense ? Oh maybe one question , I live in Canada, will your strategies work here too ? Nvm I answered it myself. Of course it will. Your awesome bro.
Thank you for watching and commenting!
Regarding investing in Canada, the core principles still work. The financing and prices are definitely different though, depending on where you live. So you may have to save more cash and adjust your strategy a bit.
got it, coach i have 3 rental properties with mortgages right now
congrats Angelo! Keep doing what you're doing!
Very important information, thanks.
Thanks, Kathy.
I read your book and thought it was great because most investors push leverage and never paying off your properties, which often made me wonder how that makes for great cash flow. It was refreshing to see you talk about a reduced portfolio to cover your expenses and therefore reduce risk.
Is there a video about all your books on your shelf, particularly ones that you recommend?
got it coach
This guy is good. I've been looking for a good guide.👍🏾
Welcome! Glad it is helpful.
Tax advantages are key, and carrying over the paper losses to offset income. That is where the icing, sprinkles, and cherry are.
Agree. I have a video coming out soon all about tax benefits of real estate. It's definitely a key benefit.
Coach new to the channel
Great to have you here! thank you.
Also interest expense is tax deductible on income tax.
I love this. I'm coming into an inheritance in one to two years, I'd love to invest this in real estate and care for all details resulting in a 6% - 10% annual income. My credit score should be above 700, I have 0 liabilities, and no people or debts to consider, and I will have cash, would love to invest, work my investment, and reap the rewards to include negative.. Do you ever work directly with investors ( including first time homeowner/owner occupied...) to share progress in your pod cast.?
one of my dreams for the future!
🙌Awesome!
I have a 9 unit building and It's paid off. Yearly net income is $46k. I have a silent partner who wants to cash out. There is roughly $700k equity. This is a rent control property with low dollar rents. What's your thought on this.
Good evening coach I’ve been watching your videos for about two years now I’ve been a student since like 2015 so I got my FHA I have a realtor I have a lender he ran my numbers and he said I can borrow between 100,000 to 200,000 if you can give me any advice what would it be moving forward I really will appreciate it oh and by the way yes this is my first time ever looking into getting a multi family property
Coach, thank you for the time and effort you took to put together this video. Regarding the two examples that you provided, I recognize that your goal was to do an apples to apples comparison showing two different scenarios for achieving an annual income of $84,000. I think a third example also would’ve been useful. I would like to have seen you do an apples to apples comparison between 10 houses purchased free and clear and 10 houses purchased with 75% debt to show the difference in annual income that the two different strategies would yield. Using your $450 per month mortgage per house, I calculate that the real estate investor buying 10 houses with debt would derive only $30,000 per year in income versus $84,000 per year in income when purchased without debt. To be fair, such an investor would only need to come up with $300,000 as opposed to $1.2 million, but nevertheless, I think this is also an apples to apples comparison that provides your viewers with useful information.
Thank you for the feedback. It's a very good point and will give me some ideas for future videos.
Would you say that more videos that give case studies for retirement would be well received?
@@CoachChadCarson They would absolutely be well received by me since relying on rental property income is a full 50% of my retirement strategy. The equation you provided in this video helped to make much more concrete the general thoughts that had been floating around in my head. I had simply been looking at what my monthly expenses have been with my goal being to keep buying rental properties until I derived enough monthly income from the rental properties to replace that monthly income. The equation you provided has helped me to calculate an actual goal rather than simply employing the trial and error approach I had been using up until now. If you have more information relating to retirement, I’m sure I would benefit from that as well. And case studies would help drive home the teachings.
@@MrSethmo13 Thanks for the feedback. I'll plan to do more videos soon. I also wrote a book that has a lot of case studies and an in-depth strategy for retiring with rentals. www.coachcarson.com/retirementbook Hope that's helpful!
Im thinking of selling our house and buying a storage facility just to bump up our income. I think we just need two storage facilities and we are retired from 9-5.
Hi Coach, thank you for this informative video, especially for a beginner like me. What do you advise for someone like me who's new in the realty state? I bought a new house and would love to turn this first house into my investment in the future by two or five years.
Thanks for watching! I made this video for people in your situation who are considering renting their home: ua-cam.com/video/xGzEbAZpWi0/v-deo.html
Be careful with leverage been there done that we almost went bankrupt. We’re on the other side now, but it was a wild ride.
Good advice. Leverage cuts both ways. Magnifies returns AND magnifies risk.
KNOW YOUR EXPENSES!
I have 4-Rentals and when Mortgages are paid for I think I’m.in line to cover my expenses!
boom! Nice work. That's a big step.
Ya, the Rents here in CA are $2000+ so, that for sure helps!
We bought also a Commercial NNN in Reno (50% owner.)
I know, what’s next!?!
Adore your teaching style.
Wished you used whiteboard markers that are full of ink rather than ones that are running out of ink making your writings barely visible on the whiteboard.
Coach Carson, you should have been my Teacher at School
Better late than never, right?! Thank you for stopping by and watching.
One immediate goal to financial freedom is to pay off your personal mortgage. Use the banks money for smart debt on your properties but scale down your personal debt to as little as possible.
agreed! Personal debt has to go!
Love this video, I have 4 rentals in CA and 12 rentals on Oklahoma, the gross rents are $18,000 per month; but even with that I have at least 4 evictions and people who don’t pay rent every month, in reality I probably make $6,000 per month that I can spend on my life, what can I do to improve my situation?
I have about $1m in equity in CA and about $680,000 in equity in OK
You need to learn property management. Finding the right company is tough until you learn yourself. I have a few more units than you and have only had one eviction since 2008.
Very informative, thank you. We are just starting off and our first investment is a multi unit property with 3 doors. It is a leveraged buy (we have a mortgage) but excited to be finally getting into real estate investing. Would love to know your views on whether we should continue investing in multi units or buy a few apartments for the same price. Thank you
Congrats! That's a great start. All different types of real estate (condos, houses, multiunits, mobile homes, etc) have their pluses and minuses. In all cases I look at (1) it location good (2) do the numbers make sense. If the answer is yes then I move forward
Hi Sagar, I have multiple properties and I'm retired. What area did you buy your multi unit in?
Focus on buying 1, then paying it off. Then buy your second with a mortgage, and use rent from first one and tenant rent to pay it off. Continue on and on. Eventually, it will snowball, and you will pay new rentals a off faster since you will be using the profits from the others to have a zero balance.
Keep the purchase prices reasonable, and it should all work out!
@@CampsitePyro that was similar to one of my plans. But I fear it was not ambitious enough. I am about to pay off my first house and I thought on buying a house every 2-3 years so as to get to 4 -5 in 10 years. But I have not run yet the numbers to back the plan up.
Do you think it would be best to build new homes to rent out? You can build a 300k home and the value would be more around 400k. Less chance of unexpected maintenance bc everything is new. Just looking for other peoles thoughts on this
Hi Coach- Are you available on a fee basis for consulting? We own multiple units, just retired and could use some advice on optimizing our asset mix.
Thanks for asking, Kevin. I'm not doing any consulting right now. I plan to start back with my online course/community later this year, and I do a little 1-1 coaching for students of the course. If you're on my free newsletter (coachcarson.com/newsletter) I can let you know when that starts.
If you’re going to do rentals without a mortgage, it would be better to just invest in the stock market… the roi on investment properties come from using leverage. A return on a property at 100 K with 5% appreciation outright will give you a 5% return. On that same property with 20 K into it and a 5% appreciation will give you a 25% roi. If I had to deal with real estate and all the headaches of it and get less of a return in the stock market... oh man. Good videos thanks for info.
Thanks for the comment J L. The beautiful thing about investing is that everyone has their own unique approach and willingness to invest in something (or not). the only thing I'd add to your analysis is that free-and-clear rentals don't just produce appreciation - they also have a return from the income.
For example, a $100k purchase could produce a 7% yield/return from the rent after all expenses. Then if you get a 3-5% appreciation, that's a 10-12% return. Right in line or perhaps a little better than long-term stock market return in that case. And with real estate in retirement, you can actually live off that 7% income return, whereas stocks at 2% dividend rates (or less in many cases) force you to sell your stock in order to live off it. This is problematic in a falling price market.
I definitely like leverage, especially early on when I'm trying to grow a portfolio. And it's also a nice hedge when done safely if you can borrow money at 3% and use the income from the property to more than pay it off. But leverage only makes an already good deal better (or a bad deal worse) - it doesn't itself make it good or bad. So, investing in real estate with no leverage is perfectly reasonable in my opinion. Lower return but also lower risk.
@@CoachChadCarson I get what you mean by risk associating with getting “foreclosed” But without leverage you don’t get the tax breaks, and sometimes it’s easier to be sued when you have a property completely paid off. On top of that you’re not getting Inflation Debt destruction. Also, As you know, It is tax free to to extract equity using refinances. Personally, I would rather have the cash liquid than in equity. But I see your points as well. But nowadays with our interest rates the way they are and with the amount of money printed, not using that seems to be a major disadvantage. And leverage is one of the major reasons why real estate is the best investment imo. Again, I’d rather be in stocks, and not have all the headaches without it.
Nowadays your probably right ..
Great instruction! I've been living on rental income in Ecuador, but I recently had to sell my home. Can I buy another rental property even though I'm not in the states? And why did you leave Ecuador?
Yes, you can buy another rental property. Financing is usually the biggest challenge, but there are a lot of "non QM lenders" who make loans now based on the income of the property and not necessarily personal income. If you can document income that makes it even easier.
We left Ecuador because of some family and other roots we still had back in SC. It was a tough choice because we LOVED living there and had so many good friends in Cuenca. Where do you live?
@@CoachChadCarson Thanks for the feedback! I'm learning a lot from your UA-cam videos and your super simple breakdown on how all this works!
I live in Cuenca and I'm just a few blocks away from el centro. I've lived in several country-side locations over the years, all around Cuenca, but I sold my car a few years ago and now I just walk everywhere throughout the city. I love the people here and can't imagine what it would be like if I had to go back to the states. 😆
I’m thinking it will take us 8-10 rentals that are fully paid off! 🤗
That's a good number! 👊🏼
Coach I'm a little bit confused. 1 question? .The total amount of NOI in the leverage portfolio example...is it per unit or the whole unit combine?
Belford, the $700/mo NOI in the leveraged example is per unit and then there's $250/mo cash flow. Or total it's $7,000/mo cash flow or $84,000/year.
@@CoachChadCarson wow, retire on $84k. I feel like I need 200k 🤣
It takes time to save 20% down. Are there ways to find loans without such a high down payment ? I’ll look through your videos for answers ! Thank u!
Good question. Many new investors use owner occupant loans with 5% or 10% down. They either buy a 2, 3, or 4 unit so they can rent other units. Or they buy a simple house that will work as a rental later when they move up to another home. This is a great way to get started and buy your first few rentals
You hella remind me of the MC Garage channel guy
I didn't know about him ... but yeah, I can see that. lol. Long lost brother?
I just recently came across your channel. I know this video is 4 yrs old lol, but I have been going back watching some of your videos. Such great teaching. I'm almost 50 and have two small rentals, but I want to start an actual rental business. I'm just concerned about my age, and knowing the best real estate to buy. I appreciate what you do, Coach!
I recommend watching this video where I interviewed a couple who started in their 60s: ua-cam.com/video/S-0SaSf5ofM/v-deo.html
@@CoachChadCarson thank yoy so much
For me, 40
The biggest problem I have is what you already mentioned but did not fully address and change your numbers accordingly. The fact that an average home can cost way way more than $120,000 in many places, like...uh here in Canada. Where mortgage payments run beyond $1,500 monthly. Given a number like that, you barely have a positive monthly cash flow (in many cases negative) in examples that exceed your number of 120k.
The issue is less that the prices are higher and more that the rents do not rise with prices accordingly. If you buy a $1.2 million unit that rents for $12,000/mo, it still works. But when it rents for $4,000/mo, there is very little cash flow. You either have to play the appreciation game, which is more speculative or invest in another area out of town. I get that this is a problem. I plan to do another video to share those numbers in more detail.
@@CoachChadCarson Your presentation is good, coach. I would be more interested to see when you do upload those videos. I still watched the entirety of this one. You remind me of Paula Pant. She's got a great podcast and channel Afford Anything, you probably already know.
Buy properties cheap. Smallest house in the neighborhood or one that needs work. Buy bankruptcies or estate sales. Foreclosures from banks.
12
No confused!
Perfect!
Should be cashflowing an average of 5750 per month after I stabilize the last purchases next month with a total of 28 doors in suburbs of Milwaukee WI. That should be enough to live off of but semi retiring at 25 would be boring!
Wow, that's awesome Colin! Congrats. Sounds like a good time for a mini-retirement to celebrate and then get back to work on whatever matters to you.
Colin Merrill may I ask how did you get started? Also what property type was your first (multi family sfh etc). Congratulations! I’m hoping to start very soon
@@deja7832 Hey Deja, it was a run down foreclosed 4 family in a blue collar neighborhood. Purchased for 90k boarded up and had friends help me fix it up for beer/pizza. Paying one of them back now by helping them with their first house.. rents ended up being around 3100 minus 900 for the one we lived in. I brrr'd that to another couple deals, did some wholetaling, and plenty of flips, and bought rentals as they came available for a good price in blue collar areas. Good luck and have fun! Make sure you make money on the buy
Colin Merrill wow this is awesome very inspiring. I just found me a partner who is interested in doing multiple flips. I’m extremely nervous and I don’t want to be the reason for them losing money. Sooooo now I’m like omg what house will be make the most for us etc lol.
Colin Merrill do you have any recommended resources (books videos podcast etc) for flips and wholesaling?
Simple: take rental income less expenses = Profit, if this Profit covers your retirement expenses, you can retire.
That's what I did.
How about when your tenant leaves? The unit will be vacant for two months before you find someone else. You have to include that in your calculation
Vacancy expenses are included in the operating expenses.
Goal should be 1 month or less.
It seems like most real estate gurus live in areas with cheap properties. I need to move!
You can also buy out of state and hire property managers to manage for you. It's a little more work up front to build the team, but it can work. Here's an example of someone who did that: www.coachcarson.com/real-estate-investing-military-overseas/
What’s the name of the book?
My book is Retire Early With Real Estate. It's on Amazon or BiggerPockets.Thanks! !
I don't see how you come up with an accurate "r" number. How do I figure that out? Do I factor in depreciation to that calculation? For example, I have a rental home with a rent of $2000/mo and the mortgage (PITI) is $1000/mo. So i'm cash-flowing $1k/mo (before any repairs or vacancy). What would be my annual return ("r")? The house was purchased 15 years ago for 310k, and is now worth 420k (15 years into the mortgage). Mortgage Balance 117k.
Hey Mark. There are a couple of ways to think about r - one a property by property basis and for your entire portfolio when estimating your wealth needed to retire. In your case with this property, you have $303,000 of equity/wealth ($420,000 - $117,0000) and $12,000/year of income. So, r = I / W = $12,000 / $303,000 = 3.96%. But you can also think about r as a goal of what you think is reasonable for your entire retirement portfolio. For example, I used 6% in the video at one point. But as you can see, sometimes individual properties have an r that's lower, particularly when the price increases and debt pays down like you have done. In the future if you want to maximize your income for retirement, you may want to sell this property (perhaps with a 1031 exchange) and use your equity to buy another property with a higher income return. Does that make sense? I hope I addressed your question.
@@CoachChadCarson Thanks Coach for the quick reply... I did my entire portfolio and it seems like my 'r' is barely 4.5%. Yes, I could do 1031's into other properties, but it's tough where I'm located to get anywhere near the 1% rule with all the price appreciation.
Thanks for your formula, and for the comments. I don't know how I'll ever get 6% or 10% return though for awhile unless I make some drastic changes.
Do you have a real estate investment course for Indians who want to invest in US Real estate market?
I do not, unfortunately. Hopefully my information will help with the fundamentals of US real estate and will be helpful.
This video should be sent to politicians, because this is why the housing market is the way it is. People using housing as a way to get rich and retire. It's absurde.
at around the 15:48 mark you have 500$ exp AND the mortgage ?? that seems really high.. I have 7 houses and all around the dollar value but my insurance etc is WAY less than that...i roughly net 600 to 800 per house... but insurance is around 60ish per month and taxes about the same...
i think around 10 or so at my current rate. unfortunately housing prices here in WYO have gone way up since last summer making finding deals difficult...
Hey Frank. There is certainly variation in property expenses from place to place and property to property. But on my own properties and from studying portfolios of others, about a 40-45% expense ratio is typical (although I've had some lower and higher). So, on this example with $1,200 in rent 40% = $480/mo. 45% = $540. So, that's where I got my number. Those operating expenses include taxes, insurance, maintenance/repairs (often 10-15%/month), vacancy (about 5%/month), and management fees (~10% in my case). So, those usually add up to that 40-45% I used.
@@CoachChadCarson I am certain that it varies, but damn, that seems really high to me. at that i wouldn't be able to make any money maybe 2 300? that's rough sledding... i think i feel pretty fortunate about now...
@@wyowolf69 Yep, if you're doing better than that you've got an efficient investment property! Nice work!
The formula has a typo at 24:39. It should be E = R x W
Good catch. Thanks!!
If can’t get formula right ……
4 green houses and 1 red hotel!
Ha, ha! Exactly!
But how do you get to the point where you own 10 rentals with no debt? Most people don't have $1,200,000 laying around to buy 10 rentals.
It's a good question, Robert. It's definitely not easy to get 10 free and clear houses overnight. It takes some time, disciplined saving, and patience. I talk about one particular strategy to do this - the rental debt snowball - in this video: ua-cam.com/video/_hUIoK6Pz7I/v-deo.html
How about 4 rentals? Can I retire with that n my wife still does her nail business?
Sure! depends on how much you need and how much rent the properties produce. Having 4 rentals plus doing a little part-time work is a great gig.