1,000 rental houses does this seem reasonable?

[Peter G.]

Hi BPM(Big Pocket Members)! I have a thought I'd like to run by you all to see if you think it's actually doable. I have a goal of having 1,000 rental property's here in Oklahoma in the next 25 years. Here's the breakdown 1,000 rentals all bought for 120k or less after all expenses 1000 rentals renting for 1200$ per month on avg 1000 rentals each at 600-700$ monthly mortgage 1000 rentals will $2,500 or less property tax each year 1000 rentals with insurance costing 1,500 per year or less Now let's run the numbers 1000 rentals 20% down on a max of 120k = $24,000 per house or 2.4m for all Property management fee monthly $120,000 1000 houses with $700 30 year mortgage = $700,000 monthly 1000 houses with insurance costing $1,500 a year insurance = $125,000 a month 1000 houses with $2,500 property tax each year = $208,333 per month Total costs = $1,153,333 per month Total revenue = $1,200,000 per month Total cost for 1,000 property's out of pocket over 25 years = $2,400,000 Total value of 1,000 properties 120,000,000 Monthly profit after the 30 years would be though the roof at $453,333 a month. I know theses numbers are really rough but the only one that's 100% for sure is the 1,000 rent houses. Do you think this is too crazy to achieve? I'm going to build it up as I go obviously and not do this straight out the gate. It just almost seems insane that with 2.4-3m anyone can have 120m+ in properties! This is my goal let me know if you think I'm nuts! Also let me know your goals!

[Brian Burke]

Great plan, but you'll need more money than that.  Most likely you'll need 25% down, maybe 30% (depends on lender).  Plus, you'll have to cover closing costs--factor in another 3% or so.  It's also likely that some or all of the homes will need some type of rehab to make them rent ready.plus you'll need some cash reserves not only to satisfy your lender but to cover operating shortfalls, especially as you are initially leasing up--expenses from empty houses but little income from occupied ones.

I bought over a hundred in two year's time around a similar price point as you are proposing.  It took $5 or $6 million to do it.  To do a thousand would be closer to $50 to $60 million.