Maximizing $125K Investment: Commercial Apartments, Business or Single-family homes?

Question

Hello experts,

I hope this message finds everyone well. I recently sold my rental property and now have $125,000 available for investment. I am considering a 1031 exchange to purchase a commercial residential apartment, although finding a suitable property has proven challenging. I am not particularly interested in the BRRRR strategy. If I do find a property, I prefer one that requires minimal to no work. My experience with the buy-and-hold strategy in real estate has been successful, as my tenant's rent covers all expenses. However, I'm looking into other opportunities to increase cash flow.

As a 26-year-old investor, I am exploring options to maximize my returns while minimizing capital gains taxes on my $125K. Should I invest these funds in a business without incurring capital gains taxes? Alternatively, should I consider purchasing several single-family homes? My goal is to generate a monthly net income of $5,000 to $6,000 from such investments, with the broader aim of retiring early.

I would love to hear your thoughts on what you would do if you were in my circumstances. I apologize in advance if any of my questions seem naive.

Thank you to all BiggerPockets members for your insights and guidance.

Liam Talukdar · Answer

Thank you for your advice; I appreciate your perspective. I understand the value of investing in fewer, higher-quality properties to minimize risks and maximize returns. That said, I am always open to refining my approach and will certainly consider your advice as I continue to grow my portfolio. Best of luck to you as well!

Michael Smythe · Answer

@Liam Talukdar how are you going to finance 5-6 SFR under $80k?

Most DSR lenders want minimum loans (not purchase price) of $75-100k.

For apartment buildings, your $125k equates to around $400-450k purchase, as you'll also need closing costs and improvement funds.

Depending on where you buy, this price equates to a Class C or D property. NOT what we'd recommend for newer investors. Low-income tenant performance can break many investors!

Liam Talukdar · Answer

Thank you for sharing your insights on inventory management and the 1031 exchange process. You’re right; inventory can fluctuate frequently, and finding the right property can indeed be challenging, especially in a transitional market.

I'll definitely consider this approach to give myself more time to find the ideal replacement property. Thanks again for your valuable advice!

Eric Gerakos · Answer

Instead of looking to buy 5 or 6 crappy properties in crappy areas with crappy tenants, you may want to consider buying fewer but better properties. Don't focus on collecting properties, focus on collecting money. Best of luck to you.

Dave Foster · Answer

@Liam Talukdar, Inventory is a snapshot in time repeated almost daily isn't it?

It can get very frustrating if you're looking for something that is less readily available.  One key to mitigating that would be to go ahead and start your 1301 exchange.  That will get you an additional 45 days (a lifetime in a transitional market in an election year) to identify that elusive replacement property.  And there is no penalty for starting and not completing a 1031 exchange.  You'll pay the same tax you would have at the same time you would have.

45 days can make a world of difference.  But you only get it if you start the 1031.

Liam Talukdar · Answer

Hi Michael,

I have lenders who can provide financing starting at $50,000, so the idea that a minimum purchase needs to be between $75,000 and $100,000 is a misconception. When I mentioned an apartment, I meant properties with 5-8 units.

I was very close to acquiring a property, but the seller accepted a higher offer. Additionally, I have my own funds along with the $125K available. While I may not be an expert, I do have an intermediate level of knowledge in this area.

Thank you for your input.

Liam Talukdar · Answer

@Jonathan Greene  Thank you for your suggestion. I will definitely keep it in mind.

The first investment I made was out of state. During my ownership, I visited the property in person only 2/3 times over four years. Fortunately, I had a good property manager and reliable tenants. While I haven't managed an apartment before, I am eager to learn and invest capital. Additionally, I have a capable team assisting me.🙂

Jonathan Greene · Answer

If you are focusing on cash flow and only looking at deals virtually, you are likely going to get a dawg that looks like a poodle and turns out to be a yappy pomeranian who needs a lot of trips to the groomer.

Have you managed apartments before? Your cap ex and management will likely to be factored in and are you planning on seeing these in person. I would not buy out-of-state apartments with an eye toward cash flow without seeing them or knowing the area.

Liam Talukdar · Answer

So, I'm about to close next week, and I've been looking at commercial properties, specifically 5-8 unit ones. Recently made an offer on an 8-unit building in the Southeast, which seemed like a very great deal. Unfortunately, someone else swooped in with a higher offer, so I had to back off.

I'm open to anywhere in the Southeast or Midwest. Considering financing with a DSCR loan, 20% DP, 80% LTV, focusing on cash flow rather than property appreciation as of now. Wondering if buying 5/6 properties under $80,000 each is feasible.

Appreciate your input!

Jonathan Greene · Answer

Is your money with a certified 1031 exchange holder now? If you didn't declare, you aren't going to be able to do a 1031. I am a little confused as to how far you think 125k can get you when you are talking about apartments or multiple single-family homes. Where are you looking to invest where that can be done?

Maximizing $125K Investment: Commercial Apartments, Business or Single-family homes?

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