Only nine percent of real estate agents are investors themselves.
Nine percent. That means more than 90% of agents have never bought a rental property, managed a long-term hold, calculated return metrics, evaluated cash flow, or dealt with the realities of running an investment portfolio. And if you’re an investor – or hoping to become one – that matters more than people realize.
Investing is not the same as traditional homebuying. And an investor doesn’t need the same level of service as a typical residential client. Investors need strategy. Investors need data. Investors need patience, pattern-recognition, and discipline. Investors need an agent who understands the grind, the numbers, and the long game.
Let’s talk about why that matters, especially in today’s market.
Why Investing Has Become More Challenging Since 2020
Before 2020, investors had wider margins, more inventory, and less competition from large institutions. Deals still required effort, but the math worked more often than not.
After COVID? Everything changed. Inventory tightened. Prices climbed. Rent appreciation slowed in some areas. Interest rates rose. Competition increased. And suddenly, the classic investing equation wasn’t penciling out like before.
Which means today’s investor has to work a lot harder to identify opportunities, and your agent needs to understand that process fully. Because when you’re investing, you’re not casually browsing homes. You’re analyzing them. And the process looks something like this:
You look at 100 properties.
You drive by 10.
You analyze the numbers on 3.
You make an offer on 1.
And if everything aligns, you get it.
Investors don’t fall in love with kitchens.They fall in love with cash flow.
That’s why working with an agent who treats investment buying like traditional buying simply doesn’t work. You need someone who understands the grind, someone who knows that real estate investing isn’t about speed, it’s about precision, consistency, and discipline.
Why the “Inbox Flooding” Approach Doesn’t Work
Many agents believe that serving an investor means sending dozens (or hundreds) of listings your way. That’s not helpful. That’s noise.
A true investor-friendly agent knows the difference between sending listings and sending opportunities. But sending opportunities requires work. An agent who values investors must understand:
• How to read rental projections
• How to identify strong rental corridors
• How to evaluate condition vs. potential
• What repairs impact future return
• How HOAs, taxes, MUDs and PIDs can all affect net income
• What lease rates the market actually supports
• The realities of cash-flowing a property in today’s environment
The barrier to entry is higher. The learning curve is steeper. And the patience required is significant. But when you’re the client? You deserve that level of expertise.
The 1% Rule – And Why It’s Harder Now
Let’s talk about one of the most basic investing principles:
The 1% Rule. The rule says for every $100,000 you invest in a rental property, it should generate $1,000 per month in rent.
$100,000 home → $1,000/mo rent
$200,000 home → $2,000/mo rent
$500,000 home → $5,000/mo rent
This rule was created to help investors quickly analyze whether a property would cash flow. But in today’s market? Hitting the 1% rule isn’t impossible, but it is rare. You need the right price point. The right rent potential. The right condition. The right characteristics (factors such as proximity to employment hubs, neutral economic indicators). And the right long-term appreciation outlook.
Finding a property that hits the 1% rule now often requires:
• Creativity
• Patience
• Analysis
• Risk evaluation
• Experience
And if your agent has never invested themselves, they may not understand how much screening it takes, or how to help you distinguish between potential and problem.
Why Investors Need More Than a Traditional Agent
Residential homebuyers choose based on lifestyle, preferences, timing, and personal needs. Investors choose based on:
- Return
- Repairs
- Risk tolerance
- Exit strategy
- Long-term yield
Those are two very different skill sets. An investor-focused agent knows:
It might take months to find the right property. You may have to walk away from multiple homes. You must be analytical, not emotional. Some deals require moving fast. Others require saying no, even when they look shiny.
A strong investor agent understands that success is measured in net profit, not curb appeal. And the right agent will never push you to buy something that doesn’t serve your strategy.
What I Tell Every Investor (and Future Investor)
Real estate investing is not effortless. It’s not instant. And it’s not passive at the beginning. But for the right person, it’s one of the most powerful wealth-building tools available.
As an agent who invests, analyzes, screens, and evaluates deals myself, I understand the complexity of today’s market and the patience it requires.
I also understand the emotional side:
The frustration of a deal falling through. The excitement when the numbers finally line up. The discipline of walking away when they don’t. The pride of locking in a long-term asset that builds equity over time. Investing requires patience. But it also requires partnership.
That’s where the right agent matters.
Client Testimonial
“Ashley is nothing less than exceptional. Her passion and dedication to her work and customers was clear from day one. She and her team are professional, responsive, and have a wealth of knowledge in the real estate business. I highly recommend her as a selling and buying agent. You’ll walk away with an exceptional customer experience.”
— April Estrada
FAQs – Working With an Investor-Friendly Agent
1. Why does it matter if my agent invests personally?
Because personal investing experience gives an agent firsthand understanding of cash flow, repairs, vacancy planning, and long-term strategy…things traditional agents may not navigate.
2. Is it normal to review dozens of properties before finding one that works?
Absolutely. Investors often screen dozens (or hundreds) before identifying one that fits their goals and numbers.
3. Is the 1% rule still achievable?
In some markets, yes but it often requires more patience, more strategy, and more analysis than before. Other metrics may be used when 1% isn’t feasible.
4. Do I need a large budget to start investing?
Not always. Many investors begin with smaller entry-level properties or long-term hold strategies that don’t require immediate cash flow.
5. What should I look for in an agent as an investor?
Look for someone with experience, strong analysis skills, patience, and a willingness to screen properties with you, not just forward listings from the MLS.
Work With an Agent Who Understands Investing
Whether it’s your first investment property or your fifth, you deserve someone who understands the math, the grind, and the long-term strategy behind every decision.
If you need an agent who will help you analyze, screen, negotiate, and structure your deals with confidence, I’m here to help.
Visit HART Realty Team
or message @AshleyHartRealtor
Your next investment doesn’t have to be guesswork.
Let’s build something strategic – together.
