I do not invest in real estate to flip houses or chase quick wins.
I invest to build long-term wealth and create financial freedom. I believe, like Warren Buffett, that time in the market is more important than timing the market. And investors win the game of investing by acquiring quality assets at fair prices, and then holding on to them forever.
My real estate investing goal is simple:
Buy $1 million of real estate
Own $1,000,000 of real estate (have $1,000,000 in equity)
Generate $1,000,000 of income per year through real estate
This framework comes from The Millionaire Real Estate Investor by Gary Keller.
At the same time, my personal definition of financial freedom is:
$200,000 per year in reoccurring, and semi-passive income
That benchmark comes from applying Coach Carson's concept of a financial freedom number.
Everything I do in real estate ties back to these goals.
My Strategy
I do not chase home runs.
I focus on:
Building equity
Must be cash flow positive
I want a 15% ROI minimum in my first stabilized year
Long-term ownership
Process and effectiveness with my time
Because wealth in real estate is not built in one deal. Wealth is built by executing a clear plan over time.
My 3-Part Investment Plan
Part 1: Build the Foundation (10 Properties)
My first objective was to acquire 10 single-family rental properties.
Approach:
Just start and learn (Warrant Buffet says time in the market is better than timing the market.)
Buy cash-flowing properties
Use long-term fixed-rate debt
Make minimum mortgage payments
Why this matters:
Getting experience while reducing risk was my 1st priority
Builds a stable asset base
Reduces risk early (using fixed debt)
Part 2: Scale to 20 Properties and Increase Equity to $2 Million
This is important because creating equity is more important than cash flow at this stage, but I will not hold onto properties that negatively cash flow.
Once I reach 10 properties, then scale to 20.
Approach:
Continue acquiring disciplined deals
Begin strategically paying down mortgages with bi-weekly mortgage payments
Leverage a very conservative equity position to BRRRR my way to 20 properties
As of 2026 this is the stage I'm currently in.
Why this matters:
Leverage equity in individual properties and my current income to gain more equity (Read Coach Carson's book 'The Small and Mighty Real Estate Investor' if you haven't.)
Accelerates financial freedom by leveraging existing equity, but done in a safe way
Strengthens the portfolio
Part 3: Scale Into Larger Assets
After building a strong single-family portfolio, I will transition into larger properties.
Target:
5 apartment buildings or manufactured home communities
Approach:
Use my experience from earlier deals
Focus on scalable assets
Build long-term, generational wealth
My Buy Box
I do not buy deals randomly.
Every property must meet a defined set of criteria. Those criteria are:
Primary Strategy: Turnkey / Cash Flow Properties
This is my primary strategy to get to 10 properties.
Deal Type:
Turnkey
Section 8 eligible
25 to 40% down
Target Locations
Castle Hayne
Holly Ridge
Sneads Ferry
Jacksonville
Richlands
These are markets we actively manage, which gives us an advantage in pricing, rent data, and operations.
Property Criteria
Single-family home
3 bedrooms, 1 to 2 bathrooms
Built 1990 or newer
Class B
Avoid:
Crawl spaces
Townhomes
Shared walls or roofs
Condition
Mechanically sound
Minimal repairs required
Price Range
$180,000 to $225,000
Secondary Strategy: BRRRR Deals
This is my primary strategy to get to 20 deals.
I also pursue value-add opportunities when they meet strict criteria.
Deal Type:
Distressed properties
BRRRR strategy
Section 8 potential
Property Criteria:
Class C or D
Built 1950 or newer
3 bed / 1 to 2 bath
Price Range:
$25,000 to $125,000
My Return Requirements
Every deal must meet the same standard:
Minimum 15% total ROI in Year 1 stabilized. For more on how I analyze a rental property, use my deal analyzer
Total return includes:
Cash flow
Appreciation
Equity growth
Principal paydown
***And depreciation to offset active income (*I am not a tax professional – so consult your on tax professional but I’ll still do a video on this later.)
If a deal does not meet this threshold, I pass.
My Assumptions
To stay conservative, I underwrite every deal using the same assumptions:
Appreciation: 4.1% annually (know your market)
Rent growth: 3% annually
Expense growth: 3% annually
Maintenance and CapEx: 15% of rent
This keeps my projections realistic and protects against downside risk.
How I Evaluate Deals
I do not rely on gut feelings or market hype.
I use a standardized framework to evaluate every deal.
If you want to see exactly how I analyze properties, you can use my Rental Property Analysis Video Walkthrough.
What This Looks Like in Practice
In the following articles, I break down real deals I have done.
Some worked exactly as planned. Some did not.
You will see:
What I did right
What I got wrong
What I learned
Each deal ties back to this plan.
👉 First 10 Real Estate Deals -- Series Hub
Final Thought
This strategy is simple, but it requires discipline.
It requires:
Patience
Consistency
Long-term thinking
But executed over time, it creates something powerful:
Financial freedom through real estate.
Want Help Figuring Out Your Own Strategy?
Are you thinking about turning your own home into a rental property? Or perhaps you did that once and want to figure out how to get your second rental.
At Cedar Ridge Management, our mission is to enable financial freedom for owners, tenants, and teammates.
If you are interested in real estate investing, or have a home you want to rent out and want to partner with a local, investor-minded property manager, schedule a call with our team here.
We would love to partner with you.
