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All Forum Posts by: Anthony Sigala

Anthony Sigala has started 4 posts and replied 14 times.

Post: Best cash flow market in 2025

Anthony SigalaPosted
  • Arizona
  • Posts 14
  • Votes 5
Quote from @Ryan Harrell:

Hi Anthony, what's your biggest priority - cashflow or long-term appreciation? Also, how'd you narrow down your search to these two markets? 


 Hey Ryan,

My biggest priority is cashflow. These markets have low entry costs, the properties are in decent shape, and they exceed the 1% rule. Also looking at Florence, NC. I am open to other markets as well. 

Post: Best cash flow market in 2025

Anthony SigalaPosted
  • Arizona
  • Posts 14
  • Votes 5

What's everyone's opinion on which market has the most promise? Looking for something with low acquisition cost, and meets or exceeds the 1% rule.  I've decided that finding "deals" in Arizona is unnecessary as there are other markets that one need not search high and low to find something that can produce a decent cash-on-cash return. I've been looking in Lawton, OK and Peoria, IL. Anyone in these markets? 

Post: Is the 1% rule dead in Arizona?

Anthony SigalaPosted
  • Arizona
  • Posts 14
  • Votes 5

I can find properties that hit the 1% rule in some small communities, but they are having declines in population. This concerns me about the potential to maintain a solid tenant base and would likely cause a higher vacancy factor.

Post: Is the 1% rule dead in Arizona?

Anthony SigalaPosted
  • Arizona
  • Posts 14
  • Votes 5
Quote from @Thomas McPherson:
Quote from @Anthony Sigala:

We are all aware of the 1% rule--the gross rent produced by a property must equal 1% of the of the property's acquisition cost. The question being, does this still hold true for Arizona? If not, what metric do you guys use?

Of course it isn't fully "dead" but it is real hard to find and only possible off market.  Properties in Tucson are closer to that 1% rule mark or even other smaller cities but then there is more risk.  Analyzing an investment with the Cash on Cash return makes more sense to me.

Post: Is the 1% rule dead in Arizona?

Anthony SigalaPosted
  • Arizona
  • Posts 14
  • Votes 5

Just seems to me that buying at sub 1% is almost not worth it. The cash-on-cash return is obviously much lower. I can make offers that would cause the 1% rule to hold, but these would often be at around 60% of asking price or market value. I know deals such as this get done all the time, but I seem to have little luck targeting sellers that are motivated enough. 

Post: Is the 1% rule dead in Arizona?

Anthony SigalaPosted
  • Arizona
  • Posts 14
  • Votes 5
Quote from @Ken M.:
Quote from @Anthony Sigala:

We are all aware of the 1% rule--the gross rent produced by a property must equal 1% of the of the property's acquisition cost. The question being, does this still hold true for Arizona? If not, what metric do you guys use?

The 1% rule is tough to achieve, but we get it in AZ and TX by buying below market. The way you buy below market is To Not to use the MLS. There are so many other ways to find good deals. But, you need some money and you have to work at it.


 Will you enlighten me to some of the methods you use to find the properties?

Post: Is the 1% rule dead in Arizona?

Anthony SigalaPosted
  • Arizona
  • Posts 14
  • Votes 5

We are all aware of the 1% rule--the gross rent produced by a property must equal 1% of the of the property's acquisition cost. The question being, does this still hold true for Arizona? If not, what metric do you guys use?

Post: Any FHA workarounds??

Anthony SigalaPosted
  • Arizona
  • Posts 14
  • Votes 5

Can I message you to discuss further?

Post: Any FHA workarounds??

Anthony SigalaPosted
  • Arizona
  • Posts 14
  • Votes 5
Quote from @Bryan Maddex:

Hello @Anthony Sigala! I have some news for you, FHA does NOT require a 1 year work history!

Sadly, FHA has a 2 year work history requirement, as does Conventional and USDA financing.  FHA and Conventional loans will allow schooling to count as work history. USDA does not.

If you have a job gap (6+ months of unemployment) on an FHA loan, then you have to go back 2 years prior to the job gap AND be back to work for 6 months before you are eligible.

How to avoid this?  Do a conventional loan! If you are looking at FHA because of credit score, then I would work on credit scores to qualify for conventional financing or see if you can get a very strong coborrower with high scores.  

If credit scores are fine, and you are just new to the work sector, then I would suggest doing a conventional loan with a strong income "non-occupying coborrower".  You do not actually need any income if they have high enough income to afford their bills plus your new house. As long as you are on the loan, on title, and live in the home for 12 months minimum, then your non occupying coborrower can qualify for 5% down at owner occupied rates. Once your income is stabilized, you can do a refinance to remove your coborrower back off of the conventional loan. 

Let me know if you have any other questions!

Let me know if you have any other questions


Post: Any FHA workarounds??

Anthony SigalaPosted
  • Arizona
  • Posts 14
  • Votes 5

Is there any way to get around the 1 year employment history requirement for FHA loans?