Every Question You Have
Answered Honestly.

Turnkey real estate investing means buying a rental property that is already renovated or newly built, tenant-ready (or tenant-occupied), and professionally managed from day one. You own the asset and collect the income — without being a landlord, managing contractors, or screening tenants yourself. Equity on Repeat handles every step of the process for you: property sourcing, due diligence, renovation (if applicable), tenant placement, and property management partnerships.

Turnkey investing is ideal for three types of investors: (1) High-income professionals (doctors, lawyers, executives) who need tax benefits from depreciation and want passive income without the time commitment. (2) First-time investors who have capital but no real estate knowledge and want a guided, low-risk first investment. (3) Out-of-state investors who live in high-cost markets and want to invest in affordable cash flow markets without managing anything remotely. If you have capital, want passive income, and don’t want to become a real estate expert — turnkey is built for you.

Zero. We have walked complete beginners through every step of their first purchase hundreds of times. Our job is to make this simple — you make five key decisions, we handle everything in between. By the end of your free strategy call, you’ll know more about turnkey investing than most people who’ve been “researching” for years.

Our lowest entry point is approximately $35,000 down for Ohio properties priced around $141,000. Alabama new construction requires $57,000–$76,000 down. Florida Gulf Coast properties start around $78,000–$84,000 down. You’ll also want 3–6 months of reserves (roughly $5,000-$10,000) sitting in your account as a cushion. So realistically, plan for $40,000-$90,000 total liquid capital depending on the market.

No — and most of our investors never do. Our entire system is built for remote and out-of-state investors. Local teams handle inspections, tenant showings, and all boots-on-the-ground work. You’ll receive photos, inspection reports, and a full pro forma. You sign documents remotely. Most of our investors own properties in states they’ve never visited — and they prefer it that way.

Yes — with the right numbers and the right market. High rates compress cash flow, which is exactly why we’re transparent about realistic figures ($150–$595/mo net depending on market). The other five wealth levers — appreciation, equity build-up, tax savings, inflation hedge, and legacy — continue working regardless of interest rates. Many of our investors are also buying now with plans to refinance when rates drop, capturing both current cash flow and future rate savings.

Four key differences: (1) Honest numbers — we show real cash flow ($150–$595/mo net), not the $706–$800 competitors promise. (2) Multiple markets — we operate in 12+ markets so we find the right fit for you, not one city we force everyone into. (3) Active investors — our team invests in the same markets we recommend. (4) Relationship focus — we’re building long-term relationships, not one-time transactions. Most of our investors come back for property #2 within 12–18 months.

Honest net cash flow on our current properties ranges from $29 to $595 per month after all expenses. Most of our Alabama new construction properties produce $400–$500/month. Ohio properties range from $29–$118/month but have much higher cap rates. Florida properties hit $295–$595/month. If someone promises $700–$800/month, ask to see the full expense breakdown — those numbers almost always exclude property management, maintenance reserves, or accurate vacancy rates.

Every pro forma we provide includes: mortgage payment (principal + interest), property taxes, insurance (landlord policy), property management fee (typically 8–10% of rent), vacancy reserve (typically 5% of rent), and maintenance reserve (typically 1% of property value annually). No hidden costs, no surprises. We show every number before you commit.

Cash flow is just one of six simultaneous wealth levers. The others are: appreciation (3–5%/year average), equity build-up ($3,000–$5,000+ in principal paydown year 1), tax benefits ($5,000–$10,000+ in annual depreciation savings), inflation protection (your fixed mortgage + rising rents = growing margins), and legacy/wealth transfer (step-up in basis at death eliminates capital gains). When you add all six, total annual return on a typical property is often 25–40%+ of your down payment.

Cap rate (capitalization rate) is the annual net operating income divided by the property purchase price — it measures the unleveraged return on an investment. It does NOT account for mortgage financing. Our current properties range from 6.3% to 16.9% cap rate. Generally, 6–8% is considered strong for new construction in Sun Belt markets. Cap rates above 10% typically indicate higher risk markets or older properties that require more management. Higher cap rate ≠ always better — you have to understand what’s driving it.

It increases — sometimes dramatically. If you buy at 7% and refinance to 5.5%, your mortgage payment drops significantly. On a $250,000 loan, that’s roughly $220/month more in your pocket every month — permanently, until you sell or refinance again. Many investors buying today are “buying the property, not the rate” — knowing that a future refinance will turn modest cash flow into strong cash flow while they’ve been building equity and appreciation the whole time.

Typically 30–60 days. Day 1: strategy call and market selection. Week 1–2: property match and offer submitted. Week 2–5: under contract, inspection, financing, and closing. Week 5–7: tenant placement and lease signing. Month 2: first rent deposit. The timeline depends on financing speed and property availability, but this is the standard EOR investor journey.

30 minutes. No pitch, no pressure. We learn: your goals, your budget, your timeline, your tax situation, and what matters most to you. We share: honest market recommendations, realistic return projections, and the specific property types that fit your profile. You ask us everything you’ve been wondering. By the end, you have a clear picture of what’s possible — and you decide if and when you want to move forward. Most people leave wishing they’d done it sooner.

Yes. We work with investors doing 1031 exchanges regularly and can coordinate with your Qualified Intermediary to meet identification and closing deadlines. We can also introduce you to our QI partners if you need a referral. Mention your 1031 exchange on the strategy call so we can flag inventory that can meet your timeline. The 45-day identification window is tight — it’s important to start looking at our available properties before you close on your relinquished property if possible.

You get connected to your property management team and receive access to an owner portal showing your property’s status, income, and expenses in real time. You’ll get monthly financial reports and an annual 1099 for tax purposes. We stay in touch — when you’re ready to scale to property #2, we’re already working on finding it. Most investors hear from us at least quarterly with market updates and new inventory alerts.

Most investors use conventional investment property loans — the same type of financing as a primary residence, but with 20–25% down and a slightly higher rate (typically 0.5–0.75% higher than owner-occupied). Requirements: 620–680+ credit score, debt-to-income ratio under 45%, and 6 months of reserves. We can introduce you to investor-friendly lenders who specialize in rental property loans. If you’ve already been declined by a bank, ask us about DSCR loans, which qualify based on the property’s income, not your personal income.

DSCR stands for Debt Service Coverage Ratio. A DSCR loan qualifies you based on the property’s rental income — not your personal income, W-2s, or tax returns. If the rent covers the mortgage, you qualify. This makes DSCR loans ideal for self-employed investors, high earners with complex tax returns, or investors who already own multiple properties. Most DSCR lenders require 20–25% down and a minimum credit score of 620. Interest rates are typically slightly higher than conventional loans.

Fannie Mae conventional financing allows up to 10 financed properties. After that, you’ll shift to portfolio loans, DSCR products, or commercial lending. Most investors building to 4–10 properties stay within conventional financing for the first several years. We can connect you with lenders who specialize in multi-property investors when you’re ready to scale.

Yes — through a Self-Directed IRA (SDIRA). An SDIRA lets you use retirement funds to purchase real estate. The rules are strict (no self-dealing, all expenses must come from the IRA, all income must return to it), but the tax-advantaged growth can be significant. We’ve worked with SDIRA investors before and can point you toward specialized custodians. This strategy requires advance planning — discuss it on your strategy call if it’s relevant to your situation.

The primary mechanism is depreciation. The IRS allows you to deduct the value of a residential rental property over 27.5 years. On a $300,000 property (80% of value = building), that’s $10,909/year in paper losses — a real deduction with no cash outlay. In the 37% tax bracket, that saves $4,036 per year in federal taxes alone. You can also deduct mortgage interest, property taxes, insurance, repairs, property management fees, and travel to inspect properties.

REPS is a special IRS designation that allows real estate losses to offset W-2 or active income — not just passive income. To qualify, you must spend more than 750 hours per year in real estate activities AND more hours in real estate than any other profession. For a physician or executive working full-time, this is difficult to qualify for. However, a spouse who manages the properties can qualify, making REPS a powerful strategy for high-earning couples. This is a complex area — consult a real estate CPA before pursuing it.

A 1031 exchange (named for IRS Section 1031) lets you sell an investment property and reinvest the proceeds into a new one — deferring all capital gains taxes. You have 45 days to identify replacement properties and 180 days to close. Used correctly, you can roll profits from one property into a larger one, again and again, indefinitely deferring taxes and growing your portfolio. When you eventually pass the properties to your heirs, the step-up in basis eliminates the deferred gains entirely. This is one of the most powerful wealth transfer strategies available to real estate investors.

Strongly recommended. A general CPA will file your return accurately. A real estate-specialized CPA will proactively find $5,000–$20,000+ in savings through cost segregation, bonus depreciation, passive loss optimization, and entity structure strategies that most generalists simply don’t know. We can introduce you to our CPA partners who focus exclusively on real estate investors. The fee is almost always lower than the first year’s additional savings.

We work with established, vetted property management companies in each of our markets. After closing, you’re introduced to your dedicated property manager who handles tenant relations, maintenance coordination, monthly reporting, and rent collection. You own the asset — they operate it. You’re never on the hook for 2am phone calls, maintenance emergencies, or tenant disputes.

Your property manager handles non-payment, late notices, and the eviction process from start to finish. You’re notified and kept informed, but you never have to deal with the tenant directly. Alabama’s eviction timeline is 7–10 days. Florida and Ohio also have efficient landlord-friendly processes. Good tenant screening (which your PM handles) minimizes this risk significantly — most investors go years without a problematic tenant.

Typically 8–10% of monthly rent for ongoing management, plus a one-time leasing fee (often 50–100% of one month’s rent) when a new tenant is placed. This is fully included in every pro forma we show you — we never show you cash flow numbers that exclude management fees. On a $2,100/month rent property, management runs roughly $168–$210/month, which is already deducted in our published net cash flow figures.

Yes. You own the property — you choose who manages it. If you’re unhappy with your property manager at any point, we can introduce you to alternative management companies in your market. Most management contracts have 30–60 day termination clauses. We take PM quality seriously and have replaced underperforming managers for investors before. Your experience matters to us beyond the initial sale.