Why I Just Bought 3 Duplexes — Even at 6.75% Rates | Real Estate Market Is Shifting

Send us Fan MailEver wondered when the real estate market would finally shift in favor of buyers? That moment has arrived, and I'm seizing the opportunities.Despite mortgage rates hovering around 6.75%, I've purchased more properties in recent months than I had in years. This past week alone, I closed on three duplexes (six units total) - including a remarkably clean $100,000 property generating $1,800 monthly in rental income. These "set it and forget it" buildings with new roofs, gutters, and minimal maintenance requirements represent my current acquisition strategy.But the rental property landscape faces significant challenges. Insurance costs have more than doubled on my older buildings, with premiums on properties from the late 1800s/early 1900s jumping from under $1,000 annually to nearly $5,600 combined. This dramatic increase has prompted me to strategically rotate out of aging properties into newer 1950s-60s constructions with lower maintenance burdens. Property taxes have skyrocketed, renovation expenses continue climbing, and lending costs remain substantially higher than historical averages. While rents have increased, they haven't kept pace with these mounting expenses.For aspiring investors, I offer this critical advice: be extraordinarily careful with your first few acquisitions, as they establish the foundation for your entire investment journey. Equally important - maintain your full-time employment while building your portfolio. Even with 87 units and approaching 100 by year-end, I'm nowhere near considering leaving my airline and military careers. Lenders strongly prefer employed investors because they demonstrate additional income capacity if properties underperform.The security of stable employment provides both financial protection and enhanced borrowing power. Many new investors mistakenly believe a small portfolio can immediately replace employment income, when successful financial independence through real estate typically requires years of consistent growth and management experience.What's your approach to building wealth through real estate while balancing other career commitments? I'd love to hear your thoughts and questions in the comments!