Is This a Good Time to Invest in Real Estate?Ā ļæ¼

By Tom Berry

This is a question I have heard over and over every year since I started investing in real estate. And this question comes in many forms. My favorite is the negative form that goes something like this: ā€œWith home prices going up every year for the last decade, why would you want to get in real estate now?ā€ Real estate, like any other investment asset, does fluctuate in price. However, this happens much slower than most other assets. When real estate falls in value, it tends to be for a shorter period, and then up it goes again. 

And of course, all real estate is local. Some high-growth areas didnā€™t even see price declines in single-family homes during the great recession. Others saw modest short-lived decreases. For these reasons, real estate has been seen as a great long-term investment for centuries. But there are other reasons why I always answer our original question with a resounding YES. 

When someone thinks of investing in real estate, they typically think of flipping or holding rentals of single-family homes in their town or neighborhood. When I think of real estate investing, I divide it into five columns. Then I pick one or two from each column. Here are the categories: Asset Class, Investment Strategy, Market / Sub-Market, Price Point, and Target Profit.

Here are a few options that I may pick from each category. But understand, some of these columns could have dozens of options to choose from.

Again, this is a very short list to show examples of what each list would have. What we are doing here is creating something the professional investors call a buy box. This buy box. Is used as a tool of discipline and efficiency. The buy box helps with discipline because you have set the criteria for what you will buy before ever looking at the first property. Now, all you need to do is stick to your own rules. The buy box helps with efficiency because the second I see a potential property that doesnā€™t meet my buy box, I discard it and move on to the next one. This allows me to analyze large numbers of potential deals in a short period. 
 
How many times have you heard someone say, ā€œI think we can make it work if we justā€¦?ā€ You can fill in the blank for yourself. This is undisciplined investing. How many times have you heard someone beating that same project up for months trying to make something out of nothing? This is a time-waster and is incredibly inefficient.

Now, taking this conversation full circle, I would also argue that using a buy box allows us to be profitable investors in any market. All we need to do is pick different options from the columns above for the market we are facing at the time. 

Let me explain, in 2008 when I first got into real estate investing full time, we were fixing and flipping single-family homes in greater Houston. We found out quickly that our geography choice was way too large for a two-person team, and we re-adjusted to focus on Galveston County, TX. Mid 2008, as our flips sat on the market, we quickly realized we needed to change direction and switched to single-family homes and traditional rentals in Galveston County, TX with an after rehab value of $120,000 or less with $30,000 equity or more. 

After piling up 28 of those, we changed again in December 2010 to apartment buildings and apartment complexes in Galveston County, TX. This included traditional rentals: $25,000/ door all in or less, 12% CAP Rate or higher. I know! I havenā€™t seen those numbers since then either. 22 months later, the apartment market started going up again and we stopped buying and went back to houses. 

After accumulating around 425 houses and apartment units, we changed direction again and started selling off the apartments. A couple of years ago, we started selling off the rental houses. Some on owner finance terms and some outright. In the years between, we have bought office buildings, self-storages, single-tenant commercial buildings, a mobile home park, and shopping centers. As the market changes, I change strategy and asset class. This gives us the maximum opportunity to make money at any time. 

Make no mistake, I consider myself a buy & hold investor. I like to hold long-term and rent assets. This allows me to capture appreciation and let my tenants buy my properties for me through rent payments. BUT, if someone offers me more than what I think my property is worth, it’s SOLD! I am not going to hold a 70ā€™s vintage apartment complex for 20 years. Iā€™ll take the upside, and when the market gets hot, Iā€™ll let someone else take on the ownership risk. Then, I will move my chips (equity) to a different table.

So, should you get into real estate investing right now? I donā€™t care if you are reading this in 2022 or many more years from now; the answer is YES! Although, the HOW you invest may be completely different answers in each case.


Investor Loan Source, a private money lending company, provides high-quality investment property loans to private real estate investors at the lowest costs possible. Our process for providing real estate investors with private lending is unique. We place emphasis on the hard asset and value of the collateral (property) and less on the borrower. Our asset-based real estate investment loan model means we can provide more money lending to more investors than is available from standard bank loan models. At Investor Loan Source, providing real estate investors hard money loans is our business; itā€™s all we do. We offer several business real estate loans products designed to serve a variety of investors and property profiles, including private money lending for properties to sell on owner finance.Ā 

How We Help Commercial Real Estate Investors

Many real estate investors are familiar with how we can provide funds for residential projects. However, Investor Loan Source can help developers with larger commercial projects. In the video below, Tom Berry explains how we provide funding for investors who seek to expand their business.


Investor Loan Source, a private money lending company, provides high-quality investment property loans to private real estate investors at the lowest costs possible. Our process for providing real estate investors with private lending is unique. We place emphasis on the hard asset and value of the collateral (property) and less on the borrower. Our asset-based real estate investment loan model means we can provide more money lending to more investors than is available from standard bank loan models. At Investor Loan Source, providing real estate investors hard money loans is our business; itā€™s all we do. We offer several business real estate loans products designed to serve a variety of investors and property profiles, including private money lending for properties to sell on owner finance.Ā 

To learn more about Investor Loan Source, visit our website or follow us on LinkedInFacebook, and Twitter. To apply for a loan, click HERE.

How to Add Value to Your Properties

Your property is a valuable asset. Many investors are constantly looking for ways to increase its value. In the video below, Tom Berry shares practical ways to add value to your property during an inflationary period.


Investor Loan Source, a private money lending company, provides high-quality investment property loans to private real estate investors at the lowest costs possible. Our process for providing real estate investors with private lending is unique. We place emphasis on the hard asset and value of the collateral (property) and less on the borrower. Our asset-based real estate investment loan model means we can provide more money lending to more investors than is available from standard bank loan models. At Investor Loan Source, providing real estate investors hard money loans is our business; itā€™s all we do. We offer several business real estate loans products designed to serve a variety of investors and property profiles, including private money lending for properties to sell on owner finance.Ā 

To learn more about Investor Loan Source, visit our website or follow us on LinkedInFacebook, and Twitter. To apply for a loan, click HERE.

How to Get Started in Real Estate Investing

Have you thought about becoming a real estate investor? Tom Berry, CEO of Investor Loan Source, provides three important tips on becoming a successful investor in the real estate industry.

For more tips and advice, follow Tom Berry on Facebook and Instagram.


Investor Loan Source, a private money lending company, provides high-quality investment property loans to private real estate investors at the lowest costs possible. Our process for providing real estate investors with private lending is unique. We place emphasis on the hard asset and value of the collateral (property) and less on the borrower. Our asset-based real estate investment loan model means we can provide more money lending to more investors than is available from standard bank loan models. At Investor Loan Source, providing real estate investors hard money loans is our business; itā€™s all we do. We offer several business real estate loans products designed to serve a variety of investors and property profiles, including private money lending for properties to sell on owner finance.Ā Ā 

To learn more about Investor Loan Source, visit our website or follow us on LinkedInFacebook, and Twitter. To apply for a loan, click HERE.

The Importance of Due Diligence

Tom Berry, Co-Founder and CEO of Investor Loan Source, recently shared his thoughts on the importance of due diligence. He shares tips and stories to help real estate investors make better decisions when it comes to purchasing investment properties. Click the video below to view the entire presentation.


Investor Loan Source, a private money lending company, provides high-quality investment property loans to private real estate investors at the lowest costs possible. Our process for providing real estate investors with private lending is unique. We place emphasis on the hard asset and value of the collateral (property) and less on the borrower. Our asset-based real estate investment loan model means we can provide more money lending to more investors than is available from standard bank loan models. At Investor Loan Source, providing real estate investors hard money loans is our business; itā€™s all we do. We offer several business real estate loans products designed to serve a variety of investors and property profiles, including private money lending for properties to sell on owner finance.Ā Ā 

To learn more about Investor Loan Source, visit our website or follow us on LinkedInFacebook, and Twitter. To apply for a loan, click HERE.