From PCS to Passive Income: Turning Military Moves into Real Estate

By: Johnny Lynum, The Military CEO | REI Genius

Being in the military comes with a lot of sacrifices—long deployments, time away from family, and, for many of us, frequent PCS (Permanent Change of Station) moves. While moving every few years might feel disruptive, it’s actually a golden opportunity to build wealth through real estate investing. Let me show you how you can turn those frequent relocations into a growing rental portfolio, ultimately creating passive income that can carry you into a secure retirement.

I’ll also share some personal stories about how I did just that—using PCS moves to acquire properties and grow a portfolio that's now worth over $14 million.

The PCS Advantage: House Hacking with Your VA Loan 

One of the biggest advantages we, as military members, have is the VA loan. The VA loan offers zero down payment, low interest rates, and no private mortgage insurance (PMI). Every time you PCS, instead of renting, buy a property! If you choose wisely, you can either live in one unit of a multifamily property (think duplex, triplex, or fourplex) and rent out the others or purchase a single-family home that you can easily rent once you move to your next duty station.

Here’s an example: In 2013, I PCS’d to Northern Virginia and used my VA loan to purchase a HUD foreclosure condo. I put down zero money out of pocket and walked away with a condo in a high-demand area. Fast forward to 2023—I sold that same condo for $440,000, which was a huge appreciation from the $280,000 I originally paid. Talk about a win! 

Frequent Relocations Equal Real Estate Opportunities 

Every PCS move is a chance to grow your portfolio. You can take advantage of each relocation by acquiring properties in new markets. Military bases are often located near strong rental markets, thanks to consistent demand from incoming personnel. This means the property you buy today can easily become a rental property when you move.

Each PCS gave me an opportunity to analyze different markets, see what was appreciating, and learn what types of properties rented best in military-heavy areas. 

Real Estate Investing with VA Loan Entitlement 

Some people think you can only use the VA loan once—that’s a myth. You can use your VA loan multiple times, as long as you meet the entitlement requirements. With every move, you can continue buying properties and stacking your portfolio. VA loans can even be used for multifamily homes up to four units, which allows you to maximize your return while living in one unit and renting out the others.

In 2020, I used a VA Jumbo Loan to purchase my current home, even though I had entitlement tied up in another property. Yes, I had to put down $25,000 to close due to entitlement rules, but that property is now a solid investment in a high-demand area with over $400,000 in equity. Each time, the goal was the same: use my VA loan to keep acquiring real estate assets.

Statistics Show It’s Worth It 

Let’s take a look at the data. The average military family moves every 2-3 years. While this might seem like a headache, it’s actually an opportunity. Military bases are often located in cities with strong rental markets. According to 2024 data, 41% of military personnel live in on-base housing, while 31% rent off-base. But here's the kicker: Many active-duty members don’t take full advantage of their VA loan benefits. In fact, a large percentage still rent, when they could be buying!

For the current VA loan limits and entitlement data, you can check the 2024 VA Loan Limit Data. As of 2024, the VA loan limit for most counties is $726,200. If you're stationed in high-cost areas, the loan limit can even go up to $1,089,300.

Start Small, Think Big: Building a Portfolio 

Your first property doesn’t need to be a mansion. Start small. My first home, purchased after my first year of Air Force service, cost me $0 out of pocket. In fact, I got $300 back at closing, and my mortgage was $300 less than the rent I was paying at the time. When I moved out, I was able to rent it for $675 a month. That little house was the first step on my journey toward building a portfolio of over 120 doors today.

If you’re not ready to dive into a fourplex, start with a single-family home. Every property you acquire adds value to your portfolio, even if it’s just a small rental to start with.

Take the First Step 

Real estate is one of the best wealth-building tools out there, and for military members, it’s even easier with the VA loan. Start viewing every PCS as an opportunity to expand your real estate portfolio. House-hack if you can. Buy in strong rental markets. And, most importantly, don’t wait—the earlier you start, the more time your investments have to appreciate. If I had waited until after my military career to start investing, I wouldn’t have progressed to where I am today.

What’s been your biggest takeaway from your PCS experiences, and how do you think you could turn your next move into a real estate win? Also, if you’re looking to dive deeper into real estate investing, I highly recommend checking out BiggerPockets—it’s been a game changer for me!