All Forum Posts by: Travis Biziorek

Hey Yury,

I completely get where you’re coming from—when I started investing in Detroit while living in California, I faced similar challenges. My responses here are a bit general but understand these are extremely loaded questions.Here’s some insight based on what I’ve learned:

Which state or city to start with?

Based on your budget of $150K-$200K, Detroit would be a great place to start. The market here is affordable, and properties can still provide strong cash flow potential, especially with the right strategy. I personally built a 12-door portfolio here and have documented a lot of my journey, which you can check out if you want to dig deeper.

Biggest challenges as an out-of-state investor?

The biggest challenge for out-of-state investors is managing properties remotely. It’s essential to have a solid team in place—whether that’s property managers, contractors, or agents who know the market well. Staying informed about the areas you’re investing in is key, and it’s always worth connecting with local experts.

LLC per property or one for all?

The LLC question is often asked, but I personally don't think you need an LLC for each property unless you're doing something like a DSCR loan or working with a partner. Most people will set up an LLC in the state where they're purchasing property, though. If you're starting out, you can generally get by with one LLC.

Finding contractors and property managers?

When it comes to finding reliable property managers, it’s crucial to work with companies that specialize in long-distance investors and know how to manage remote portfolios. I can point you toward some solid resources if you want to take that route, just let me know!

Researching markets remotely?

Platforms like Zillow, Redfin, and Rentometer are all useful for comparing markets. However, I recommend connecting with local investor groups or communities online to get more insights on specific neighborhoods.

Single-family, duplex, or triplex for your first property?

For a first-time investor, I’d recommend starting with a single-family home. It’s a bit simpler to manage and helps you get your feet wet. Once you get comfortable with that, moving to a duplex or triplex could make sense, depending on your goals.

As for my own background, I’ve been investing in Detroit for several years and own 12-doors there. If you’re serious about exploring Detroit or just want to chat more, feel free to reach out via DM. I’m happy to share more insights and resources that could help you on your journey!

Hey Joseph—great question. I know we've already talked privately about this but I wanted to share my thoughts for the forums as well.

I actually run an STR over in that area (Morningside/east English Village), though mine is a bit unique—5 beds, 3 baths—so it tends to attract larger groups. I've never had traveling nurses personally, but I suspect my place is just too big and expensive for that segment.

That said, I’ve got a buddy who runs a couple of his homes in Harper Woods as STRs and does really well with it. He often gets bookings that last 3+ months, and one guest stayed nearly six months while his wife was receiving treatment at a nearby hospital. So yes, midterm rentals can definitely work in this area.

Just keep in mind it’s a bit more active than a standard long-term rental—you’ll be fielding more inquiries, managing turnovers, and coordinating cleanings more often. But if you’re okay with the extra involvement, there’s definitely a niche to fill.

Hi Megan, I agree the 48224 zip is a great area if you pick the right spots. But like every zip in Detroit, there are good areas and bad areas. You really need to understand what makes a block strong.

Morningside/EEV are pretty much uninvestable these days for buy-and-hold folks. I have 5 rentals in the "heart" of Morningside (south of E Warren and north of Mack). Prices have gotten too high now to really make sense from a buy-and-hold perspective. And you can forget about EEV!

That said, my team does a lot a bit further north, usually on the other side of I-94 (but at times we find deals south of there). And the numbers still work if you find the right deals.

All that to say, Detroit is an extremely nuanced market. And it's important people work with those that truly understand all these minor differences in areas and zip codes.

Yeah, I’ve got 3 Section 8 properties in my portfolio. Overall it’s been a net positive, but it’s definitely not a set-it-and-forget-it situation.

The obvious perk is the guaranteed rent. That ACH from the housing authority hits like clockwork every month, which makes it a lot easier to sleep at night — especially when you’re managing from out of state like I am.

The downside? The tenant pool tends to skew lower quality, and there’s more red tape to deal with — annual inspections, more paperwork, slower move-ins, etc. But if you’re screening properly and placing tenants in decent areas, a lot of those headaches can be avoided.

I’ve written quite a bit about my experience with Section 8 and out-of-state investing in general. If you want the deep dive, feel free to shoot me a message and I’ll send you some links.

Hey Ihosvany,

These are super common questions, and Section 8 out-of-state is something I have a lot of personal experience with.

I built a 12-door rental portfolio in Detroit using the BRRRR strategy, and currently have several of those units rented to Section 8 tenants. The model can absolutely work, but there are definitely some landmines to avoid, especially when you're managing things from afar.

A few of the most common mistakes I see:

• Assuming Section 8 tenants are all the same. Like cash tenants, there’s a wide range of quality. Screening still matters — big time.

• Investing in low-grade neighborhoods just because Section 8 pays well. The tenant pool is usually much weaker in these areas, and it’s easy to get stuck with high turnover, lots of maintenance, and neighborhood-level issues.

• Underestimating the delays. Getting a tenant placed can take longer than you expect — inspections, paperwork, approvals. It’s not fast.

• Thinking “guaranteed rent” means “guaranteed good tenant.” They’re not the same. Rent reliability is a pro — but tenant quality and maintenance expectations can be a challenge.

That said, the potential is real:

• Rent is direct-deposited every month.

• Demand is strong.

• In some markets (Detroit included), Section 8 rents can be higher than market — especially for 3–4 bedroom homes.

You just have to approach it strategically. Personally, I like placing strong Section 8 tenants in solid C+ neighborhoods that are on the upswing — areas where the numbers still work, but you’re not stuck in a warzone. That positioning attracts a better tenant and sets you up for long-term success.

If you’re still early in the process and want to go deeper, I’ve written extensively about my experience with Section 8, common landlord myths, and lessons learned from the last few years. Feel free to DM me and I’m happy to share some of those resources.

Detroit might be worth a look for you. It’s one of the few markets left where the numbers still make sense for long-term rentals, and it’s possible to build a solid portfolio with under-market deals — if you have the right team in place.

That said, it’s not the easiest market to navigate. There’s more risk and a lot more nuance than people expect, especially coming from a more landlord-friendly or suburban background. But if you’re open to learning and working with people who know the city well, there’s real opportunity.

I started investing there while living locally, built a 12-door portfolio, and now live out of state myself. Happy to share more about the market or what I’ve learned if you want to reach out.

I'd throw Detroit into the mix if you're comfortable operating in a market that's high reward but requires some hands-on navigation. It's one of the few places left where the BRRRR model still pencils — I built a 12-door portfolio there and leaned heavily on that strategy.

That said, GC reliability is the challenge. I lived in Detroit while building my portfolio, which helped, but I’m now in California and still oversee a team that manages projects and helps investors from out of state.

If you’re looking for a market where you can still find the 1% rule (or better), Detroit deserves a look — just know it’s not a plug-and-play market. But if you’ve done flips before and can work with a team you trust, it can be a great fit.

Happy to share more if you’re seriously considering it.

I’d put Detroit on your list — but only if you’re okay with something that’s a bit less “easy turnkey” and a bit more “high potential, but requires navigation.”

I built a 12-door portfolio there while living in the area, and I’m now based in California. It’s not a market you can just pick up and run with blindly. It’s block-by-block, tenant-class dependent, and full of landmines if you don’t have the right team or guidance.

But — and this is a big but — the cash flow is real, the appreciation has been strong in the right areas, and I’ve seen firsthand how it can build wealth quickly if done right. I’ve even helped a number of out-of-state investors do BRRRRs and build portfolios there.

Happy to share more if you want to reach out.

I’ve been managing a 12-door portfolio in Detroit from California for the last few years. I’m still self-managing a few of them now but currently in the process of transitioning everything over to a property manager.

It’s definitely doable, especially if you’re organized and have good boots on the ground — a solid handyman, someone who can show units, and reliable vendors. Rent collection and basic maintenance weren’t too bad. The hard part was always the turnovers — leasing, repairs, coordinating everything remotely — that’s what wore me down.

Self-managing did help me build equity and learn the business early on, but it’s not what I’d call passive. It’s more like “a second job you can do with a laptop and a cell phone.”

If you’re curious, I put together a detailed write-up on the pros and cons of long-distance self-management based on my experience. Happy to share it if you want to DM me.

Hey Marc,

HELOCs are best used for value-add strategies like BRRRRs or flips—situations where you expect to get most or all of the cash back relatively quickly. Using a HELOC as the down payment on a traditional rental just leaves you 100% leveraged and carrying a second payment with no clear path to recoup the cash. In most cases, your HELOC interest payment will eat up the entire cash flow (or more).

I used my HELOC pretty aggressively to build my Detroit portfolio—12 doors, all BRRRRs. Once stabilized, I had very little left in the deals, and the cash flow paid down the HELOC balance within about a year after I stopped buying.

So, in short: if you're going to use a HELOC, make sure it's for something that gets your money back out (or at least most of it). Otherwise, it can become a long-term weight on your portfolio.

Hope that helps.