Rural Multifamily, who is doing it?

[Joel Florek]

My question is simple. Who is investing in rural America, why are you doing it and what is your experience? Is it your longterm goal or is it a temporary goal to achieve cash flow?

Lets define rural America as towns of less than 20k population without a major metro within 15 miles. 

I will start by saying that I am one of these investors. I have 23 units (a 3, 4, and 16 unit) in a rural town of 15k population. Overall, my experience has been fantastic from the perspective of stability, modest rent growth and long-term tenants. It amazed me how many people thought I was crazy for buying into the small town, but the cash flow and ability to find sellers who are willing to get creative on closing has offered the ability to scale with minimal funds available. 

I have also found that the lack of other options in many of these towns has positioned me to easily be viewed as one of the more or most professional management companies. Its common to only have a few available rental units on the market in the entire town for rent at a given time. 

My preference is to expand to larger markets, and I have added an 8 unit into a larger market which has also been a very positive experience.

My frustration has been getting more opportunities in larger markets that offer decent cash flow via purchasing around an 8cap. My ideal property is $1m to $2m right now. There seems to be a regular flow of opportunities in these smaller towns that I can get a 10cap or 12cap on, solid properties that I can depend on longterm, and provide me with cashflow. 

The biggest con is obviously the microeconomic risks are more acutely affected by changes in employment by one of the local major employers and the issue of lack of opportunity for appreciation since there arent tons of buyers on the market for these assets. 

Would love to get others feedback on their opinion of these smaller towns a long term or short term strategy. 

[Brent Sagissor]

I've done all kinds of investing, including rural investing in some apartment complexes.  The properties tend to offer decent returns and sometimes it is easier to get a deal.  I'm about to sell a 16 unit apartment complex about 25 miles from Waco TX, so meets your definition.  Town is Marlin, TX, about 6,000 people for an amazing price--$399,000 or less than 25K a unit.  It would be a 10+ cap rate.  All units are 2-1.5 townhouse config at about 1000sqft each.  It stays fully rented most of the time until a move out and then it will fill back up.  There is one lady that has been in it 20+ years...  It would be hard to find a deal like this in current markets in a bigger town...  So that is a real deal to answer your question--so smaller towns offer opportunities out there that aren't in bigger ones.  There is some risk to the things you mentioned like large employer closing, etc but at the end of the day, if the size of property is smaller, there is probably always a tenant.