Is This a Good Time to Invest in Real Estate? 

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: “With home prices going up every year for the last decade, why would you want to get in real estate now?” 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 didn’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 doesn’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, “I think we can make it work if we just…?” 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 haven’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 70’s vintage apartment complex for 20 years. I’ll take the upside, and when the market gets hot, I’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 don’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; it’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. 

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; it’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. 

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; it’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. 

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; it’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.  

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; it’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.  

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

2022 Economic Update

Tom Berry, Co-Founder and CEO of Investor Loan Source, recently shared valuable information at the Wealth Club’s March Meeting. He shared his thoughts on what to expect with the recent changes in our economy and how those changes may affect real estate investors. 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; it’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. 

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 Choose the Right Real Estate Investment Loan

Most successful real estate investors understand that it takes time to achieve a return on their investments. The world of real estate can be filled with many unexpected twists and turns. However, choosing the right real estate investment loan may improve the possibility of great profits. Patience is key when building a lucrative portfolio.  Keep reading to learn how common mistakes can be avoided to achieve long-term success.

Be Sure to Run the Numbers

Before applying for a real estate loan, run the numbers to determine your profit margin. It is important to understand how much is needed to put into the property. For example, the property may stay on the market longer than anticipated. This could lead to a delay in paying off the loan.  Many first-time investors may lose money on their investment because they didn’t prepare ahead of time.  This could be avoided if an investor plans for this type of situation.

Have Enough Cash Reserves

Unforeseen expenses such as unplanned vacancies, make-ready costs, damages and maintenance are just a few of the unexpected costs to consider when investing in real estate.  Ensuring that you have sufficient funds set aside for each property to cover these costs is one factor in being successful.

Research Your Lending Options

Many first-time real estate investors start their search for funding by applying for a loan from their bank or a traditional mortgage company. They may soon discover that the process may not be as easy as anticipated.  Conventional lenders may view investment property real estate transactions as risky and there might be significant requirements in addition to a large down payment.

Private money lenders, like Investor Loan Source, understand real estate investing. Therefore, the funding may be quicker, and the rate of approval may be higher.  

Closing Thoughts

Real estate investing offers the opportunity for sustainable growth and financial freedom.  Starting small and starting with the right information could set you up for long-term success.  A little research and planning can go a long way when working to achieve your real estate investment goals.

The information provided is not investment, tax, financial or legal advice. Consult with a licensed professional. 


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; it’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. 

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 Flip a House

House flipping sounds like an easy and straightforward concept. But there is much more to finding a cheap house, purchasing it, and selling it for a profit. If it were that easy, the market would be over-saturated with house flipping real estate investors. A great deal of work goes into successfully flipping houses. Here are a few tips to consider before getting started.

Research Your Local Real Estate Market

Before purchasing a property to flip, it is important to know if your property is in an area where people want to live. Is it in an up-and-coming neighborhood? Is it in an area where people want to live? Thinking about these factors could determine your success or failure. No fix and flip investor wants the burden of a property that doesn’t sell. The objective is to flip quickly and understanding the market is an important factor in making sure that happens.

Examine Your Options for Financing

After researching the market and finding a property, now it is time to finance the deal. There are many ways to finance a real estate project. If an investor has enough cash on hand, they may fund the deal themselves. Leveraging may be an option for an investor that has equity in a property that they already own.  Additionally, a hard money loan can be a great option for someone who wishes to fix and flip a property.

Know the Cost

Depending on the property, the cost to repair a home for reselling can rise very quickly. One key factor to success can be knowing what repairs and improvements will add value to the property. Landscaping, upgrading appliances, and painting the exterior are just a few things to consider when preparing a fix and flip for reselling. Many real estate investors save money by making small repairs themselves while others prefer to hire contractors to do the work. Regardless of how the improvements are made, it is imperative that the work adds value.

Final Thoughts

Flipping houses does not come without risks. However, when informed decisions are made, the return on investment can be rewarding. Always perform due diligence and consult financial and legal professionals for sound advice.

The information provided is not investment, tax, financial or legal advice. Consult with a licensed professional. 


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; it’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. 

3 Tips for Real Estate Investors

Real estate investing is an exciting industry that could yield high returns for the savvy entrepreneur. While investing in real estate can be profitable, it is not for everyone. Real estate investing does come with some risks, and it takes a great deal of planning and research to be successful. If you are interested in venturing into the world of RE investing, we have three tips that may help you on your path to success.

1.Understand the Cost of Acquiring and Maintaining Property

Real estate investing can be costly. For example, a fix and flip property may require a loan for repairs and renovations. When investing in rental property it is important to consider additional costs like utilities, maintenance, and taxes

2.Examine the Location

The most important factor in the value of a property is its location. When deciding to purchase a property, consider the neighborhood and its proximity to attractions and amenities. Just because the price of a property is appealing does not mean it is a good purchase. Consider the long-term cost. Conduct research and ensure that your property is in a prime spot to increase the return on your investment. 

3.Build your Network

To be successful in the world of real estate investing, you must build solid relationships. It can be overwhelming to start in real estate investing. Having great connections can make your journey much smoother. Building solid relationships in the world of real estate investing is a key component of being successful. Additionally, attorneys, CPAs, lenders, inspectors, and contractors are people that will help grow a business. 

Closing Thoughts

Real estate investment can be an adventure. Be prepared for the ups and downs. When done properly, the smart investor can create great success. Surround yourself with insightful professionals that can take a real estate investor’s journey to the next level. 

The information provided is not investment, tax, financial or legal advice. Consult with a licensed professional. 


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; it’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. 

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