All Forum Posts by: Travis Biziorek

I’ve been investing in Detroit for years and built a 12-door portfolio that generates $16,000/month in gross rents. My experience has been overwhelmingly positive, but—like any market—it depends on your approach, risk tolerance, and the team you have in place.

Detroit is unique. The affordability and cash flow potential are real, but so are the challenges. Neighborhood selection, property management, tenant risk, and rehab surprises can make or break an investor. The people who struggle here usually underestimate those factors.

One thing I do differently than most: I share actual performance data from my rentals—purchase prices, rehab details, rent numbers, lessons learned, and backstories. If you want real numbers and insights, I have a ton of resources on that.

Happy to answer any specific questions, but the short version? Detroit has been extremely good to me, and if you navigate it the right way, it can be an incredible market to invest in. But it’s not for everyone.

Feel free to reach out if you want some links to resources and/or more info.

Detroit has a lot going for it—affordable prices, strong rent-to-price ratios, and an appreciation story that’s still unfolding. But the reality? It’s not for everyone.

I built a 12-door portfolio in Detroit, generating $16,000/month in gross rents, and I’ve seen the good, the bad, and the ugly. Most people will sell you on the upside—cheap properties, high cash flow, and a growing city—but they conveniently skip over the challenges.

Tenant risk is real. Late rents, evictions, and turnovers happen more frequently than in higher-end markets. If you’re not prepared for that, Detroit (and similar markets) might not be a fit.

Older housing stock means more maintenance. Many homes are pushing 100 years old. Plumbing issues, sewer line replacements, and unexpected rehab surprises are part of the game.

Break-ins and theft happen. Vacant properties are targets. If you leave a house unsecured, there’s a chance you’ll lose a furnace or water heater. It’s preventable with proper precautions, but still something to factor in.

Appraisal risk is a wildcard. If you're doing BRRRR, know that bad appraisals can and do happen in Detroit. If you don't have a backup plan, you're in for a rough time.

I don’t say any of this to scare people off—I’ve navigated all these challenges and built a great portfolio. But I do want people to go in with eyes wide open. The folks who struggle in Detroit are the ones who expect smooth sailing.

Happy to share more if anyone’s considering the market. Detroit can be a fantastic place to invest if you’re prepared for the realities that come with it.

lol it is a lengthier post so I don't blame you!

I mean... OP had 3 questions listed in a 1, 2, 3 format. I was just replying in the same format, trying to make it easy to read. 

I hate big walls of text and believe most people do too.

 I don't use it, bud but thanks for the compliment I guess.

Hey Zeina,

If you’re looking for a solid rent-and-hold market outside of California, Detroit is definitely worth considering. It’s one of the few places where you can still buy affordable properties, get strong cash flow, and see appreciation in the right areas.

I personally built a 12-door portfolio there, and while it wasn’t easy, the market fundamentals are strong—affordable entry prices, high rental demand, and a city that’s been seeing steady growth. That said, Detroit is highly neighborhood-dependent, so having the right team in place is crucial.

If you’re open to learning more, happy to share insights on how to navigate the market effectively!

Hey Byoung,

You’re thinking about the right things upfront, which is key for long-distance investing. I built a 12-door portfolio in Detroit, and the process wasn't easy, but it's one of the few markets where BRRRR and strong cash flow still work—if you have the right setup.

A Few Thoughts on Your Questions:

1. First Step After Picking a Market

Instead of just running numbers on MLS listings, learn the market dynamics first. Things like neighborhood trends, tenant demand, and financing options will shape your strategy more than a basic 1% rule analysis.

2. Finding Renters & Vacancy Risks

This depends heavily on where you buy. Some areas have near-instant tenant demand, others sit vacant for months. Talk to local investors, study rent comps, and understand how leasing cycles work in your chosen market. If you’re considering Section 8, some cities (like Detroit) have high demand, which can reduce vacancy risk.

3. Building a Team – Who to Focus on First?

Your #1 priority is an investor-friendly agent or someone on the ground who truly understands the market. From there:

• Property management (critical for long-distance investing).

• Contractors (especially if you plan to add value).

• Lender (if financing is part of your plan).

Detroit is still one of the few places where BRRRR works well, and cash flow and appreciation are both on the table. If that’s something you’re open to, happy to share more insights and help however I can.

Hope this helps!

Hey Ryan, welcome!

I'm also based in CA and invest out of state (Detroit). Where are you buying your rentals?

Hey Matt,

We're still seeing strong numbers on 2-4 unit properties in Detroit, particularly on the off-market side. The MLS is tougher, but cash-flowing small multi-family deals are still very doable with the right approach. Happy to share insights if you're open to exploring a market like Detroit.

Leslie, sounds like you and your sister are in a great position with the capital and mindset to scale quickly. Detroit is a great place for that, but as you probably already know, it takes work and strategy.

For background, I moved from CA to Troy, MI, back in 2017, lived there for five years, and built my Detroit portfolio aggressively—12 doors in 2.5 years, generating $16,000/month in gross rents. It wasn’t easy, but it was one of the best moves I made. I now live back in CA, and my portfolio runs fully managed, but getting there took a lot of legwork upfront.

A few things that stood out from your post:

• If you’re focused on appreciation over cash flow, you’ll want to be highly selective in Detroit. There are strong path-of-progress areas, but you need to know the nuances.

• BRRRR still works, but it's not what it was 3-4 years ago. Appraisals are tricky, and refinancing can take time. Having cash ready to deploy is a huge advantage.

• Turnkey is viable but expect to pay a premium. If you want to build equity quickly, some level of hands-on involvement is key.

• I’m curious how you’re structuring your property management. If you plan to self-manage initially in MI but go full management in Detroit, you’ll want a very dialed-in team. That’s where a lot of investors struggle.

If you’re interested, happy to share more insights or resources to help you strategize. You’re thinking through things the right way, and Detroit can be a fantastic place to execute your plan if you get the right setup in place.