The stock market may be climbing back to record highs, but warnings from investors such as The Big Short star Michael Burry that a bubble could burst “sooner than later” are prompting some people to consider alternative investments.
Real estate is often among the first options mentioned as a way to diversify a portfolio. But for people who are not already wealthy, how practical is it to begin investing in property?
The good news is that you do not need unlimited savings to enter the real estate market or gain exposure to the possibility of long-term property appreciation.
Nadia Evangelou, principal economist and director of real estate research at the National Association of Realtors, told the Daily Mail that the combination of rental income and rising property values is one reason real estate can appeal to long-term investors.
Property appreciation can also magnify the impact of a relatively small initial investment. For example, if you put $50,000 down on a $400,000 home, any increase in value applies to the entire $400,000 property—not only to the money you initially invested.
Evangelou said the typical American homeowner has accumulated more than $230,000 in home equity over the past decade. Still, homeowners and investors should remember that property prices can decline, and real estate returns are never guaranteed.
Unlike purchasing shares online, owning property involves a range of ongoing expenses. Mortgage payments, property taxes, insurance and repairs can all weigh on returns—and create costly pitfalls for inexperienced investors.
Jeff Lichtenstein, the founder and broker of Florida-based Echo Fine Properties, has taken part in more than 10,000 real estate transactions. He said those expenses are why beginners should start with a manageable property, keep the strategy straightforward and limit their potential losses while gaining experience.
Here are his recommendations for entering real estate investing while avoiding the beginner mistakes that can erode your profits.
You do not need a property empire or unlimited savings to get started, with real estate offering the potential for rental income and long-term growth in property values
1. Start with the home you actually live in
For someone buying their first property, Lichtenstein said one of the most sensible strategies may be purchasing a home they intend to live in and improving it over time.
Instead of immediately taking on a separate rental property or renovation project, you have a place to live while potentially increasing its value through practical upgrades.
“The best way to start investing in real estate is a home that the investor will be residing in and can fix up while they are living in it,” Lichtenstein told us.
This approach may also limit the downside. A new investor is not immediately responsible for a separate investment property while learning how mortgages, maintenance and property management work.
2. Keep the first property small
That does not mean taking on an enormous fixer-upper that demands a large construction crew and a substantial amount of cash.
Lichtenstein recommends keeping the first project modest, since mistakes are difficult to avoid when you are still learning the business of real estate investing.
“A smaller property hedges the amount you can lose on a mistake,” he said.
That might mean choosing a modest single-family home, condominium, townhouse or another smaller property that is financially manageable instead of stretching your budget to its limit.
3. Know your neighborhood inside out
A property that looks like a bargain can quickly turn into a poor investment if you do not understand who wants to live there—or who might be willing to buy or rent it later.
Nadia Evangelou, principal economist and director of real estate research at the National Association of Realtors, told the Daily Mail that rental income and property appreciation are key reasons real estate can attract long-term investors
Lichtenstein says understanding the local market is ‘critical’ and warns investors against simply copying the style or preferences they know from another part of the country.
Evangelou agrees that location should be a major consideration for would-be investors.
She recommends looking at areas where jobs and populations are growing, as these trends can help support demand for housing.
A beautiful property in the wrong location may not be much of an investment if there are few people willing to rent or buy it.
4. Don’t build your dream house – build what buyers want
One of Lichtenstein’s cautionary examples involved an investor who built a home in the style of a North Carolina farmhouse in South Florida.
The problem? There was not much of a local market for it.
The lesson is simple: your personal taste is not necessarily a selling point.
Before spending money on a renovation or new build, look at nearby properties that are actually selling and what buyers are paying for.
But unlike buying a stock with a few clicks, property comes with mortgages, taxes, insurance, repairs and plenty of opportunities to make an expensive mistake
Jeff Lichtenstein, founder and broker of Echo Fine Properties in Florida, has been involved in more than 10,000 real estate transactions
5. Think about who will buy it
A property can be beautifully renovated and still struggle to sell if it is aimed at the wrong audience.
Lichtenstein points to South Florida, where an investor might renovate a two-story home with the primary bedroom upstairs without considering that many older snowbirds may prefer – or require – easier single-level living.
The cheapest renovation is often the one you don’t need to redo later.
6. Work out every cost – not just the mortgage
One of the easiest ways for a beginner to fool themselves is to look at the mortgage payment and forget everything else.
Evangelou stresses that investors need to consider the full cost of owning a property, including property taxes, insurance, repairs, maintenance and HOA fees.
And those costs don’t disappear simply because a property is generating rent.
Investors should also factor in renovation and holding costs, as well as the possibility that a property could sit empty between tenants or take longer than expected to sell.
A deal that only works if everything goes perfectly may not be much of a deal at all.
7. Make the property help pay for itself
Rental income can be one of the major attractions of real estate, but investors don’t necessarily need to start with a large apartment building.
Evangelou says a duplex can provide one relatively accessible option: an investor could live in one unit while renting out the other.
There are other possibilities, too, such as renting out a room, basement or accessory dwelling unit, where local rules allow it.
The rental income can potentially help offset some of the property’s ongoing costs, although investors still need to account for vacancies, repairs and other expenses.
For a first-time investor, Lichtenstein says one of the smartest moves can be buying a home you plan to live in and improving it while you are there
8. Learn the local buying season
Real estate is not just about location, location, location – timing matters, too.
In South Florida, Lichtenstein says January through June is the busiest part of the season, with January through April particularly important for snowbirds and April through June attracting more families.
An investor who puts a property on the market in July could potentially find themselves waiting months for the right buyer.
And every month spent waiting can mean more mortgage, insurance, maintenance and other carrying costs.
9. Build your contractor dream team
Even the most hands-on investor cannot do everything alone. Lichtenstein says having reliable contractors is key, particularly when renovations are involved.
‘It takes some time to build up a trusted team,’ he says.
Rather than simply choosing the cheapest quote, beginners should look for professionals with a strong track record who communicate clearly and can actually deliver the work on schedule.
Before signing on the dotted line, investors should also investigate potential repairs, permits and other issues that could turn a seemingly cheap property into an expensive one.
The goal is to discover the costly surprises before you own them – not after.
Investors should think of property as a long-term investment, where rental income, mortgage paydown and potential increases in property values can work together over time
10. Think long term – or consider a real estate investment trust (REIT)
The biggest beginner mistake may be assuming real estate is an easy route to fast money.
Evangelou says investors should think of property as a long-term investment, where rental income, mortgage paydown and potential increases in property values can work together over time.
But prices can fall and property can be expensive, time-consuming and hands-on. For those who want exposure to real estate without buying a house or becoming a landlord, REITs, or REITs, offer another route.
Evangelou says REITs can be an option for people who want to invest in real estate with less money and without taking on the responsibilities of being a landlord.
Investors can buy shares rather than taking on an entire property themselves, although REITs come with their own risks and returns are not guaranteed.
The right option will depend on an investor’s finances, goals and tolerance for risk.
But for would-be landlords and flippers, Lichtenstein’s message is refreshingly straightforward: start small, know your market and don’t bet the house on your first attempt.
After all, the goal of a first property is not necessarily to become a millionaire overnight. It is to learn the game without paying an eye-watering tuition fee.