5 Ways To get Started with $100k or Less

[Jonathan Bombaci]

Getting into real estate doesn’t have to mean having millions in the bank. I went from a W2 job to building a portfolio of 500+ units over the last 5 years by starting small and scaling smart. Here are 5 ways I got start investing in real estate with under $100k.

What did I miss?
Which ones did you try and how did it go? 

1️⃣ Househacking a Multi-Family (2-4 Units):
This is how I started with a 3 family outside of Hartford CT—and how many of our clients in expensive markets do, too. Buy a 2-4 unit property with an FHA loan (3.5% down), live in one unit, and rent out the others. Your tenants cover most or all of your mortgage. It's a game-changer where you can buy a $1,000,000 property with $35,000 down, you can build equity while keeping living costs low.

2️⃣ Partnering Up:
Real estate is a team sport. If you have $50k or less, you can partner with someone who brings other strengths—like experience, time, or creditworthiness. Together, you can take down a deal that might’ve been out of reach on your own. I am a big believer in building a team and will never do another deal again by myself. You can go further and faster with others around you. We host Free Meetups in Boston, Worcester, Lowell, Manchester, Portsmouth, and Biddeford. 

3️⃣ BRRRR Method (Buy, Rehab, Rent, Refinance, Repeat):
Find distressed properties, add value through renovations, and refinance to pull most of your cash back out. Even with $50-100k, you can start small (like single-families or 2-unit properties) and recycle your money to keep growing. A BP fan favorite and a great way to snowball overtime. 

4️⃣ Invest in Syndications or Private Lending:
If you’re not ready to own property yourself, you can passively invest in syndications or become a private lender on fix-and-flip projects. It’s a way to earn solid returns without the day-to-day work. This a great option for high income earners who simply do not have the time for real estate. Even with the best Property Managers Real estate is not PASSIVE that said get into the right syndications with the right sponsors and it can truly be mailbox money. 

5️⃣ Fix and Flip Properties:
With under $100k, you can take on smaller distressed properties, renovate them, and resell for a profit. This hands-on strategy allows you to add immediate value and build capital quickly to reinvest in larger deals. With the right team and planning, it’s a great way to start small, build up cash, and scale up from there.

Remember: Start where you are, use what you have, and grow as you learn. Real estate builds wealth, but you don’t have to go it alone.