Out of Town Real Estate Investor? Here's How to Buy Houston Properties Without Being There
One of the most common calls I get is from out of town investors who want to buy in Houston but don't know who to trust on the ground. They've heard the market is strong, they've run the numbers from a distance, and now they need someone local who actually knows what they're looking at. The good news is that buying investment property remotely is completely manageable if you build the right local team. The bad news is that most investors cut corners on exactly that, and pay for it later.
Build Your Local Team Before You Make an Offer
If that works out then hire an inspector. I am an accredited inspector, but you won't find me climbing in attics and through crawl spaces on deals I am buying as an investor. But then again, I am willing to pay to not spend hours getting dirty and gross. Plus, I spend that time saved on looking for my next deal. I believe in what I preach about taking yourself out of the emotional aspect and focus on the numbers; knowing how to do something doesn't mean you should.
For any market you're investing in remotely you need at minimum three local professionals before you make an offer:
A property manager or leasing specialist who actively works rentals in that specific submarket, not a sales agent who dabbles in leases. They'll tell you what tenants actually want, what rents are really achievable, and which blocks to avoid.
A licensed inspector who will send you a detailed report with photos within 24 hours. Pay extra for the thermal imaging and sewer scope. It's worth every dollar.
A construction consultant or contractor who can give you an honest repair estimate on site, not a ballpark from photos. Numbers made up from pictures are how remote investors get crushed on rehab budgets.
The Numbers Out of Town Investors Always Miss
Next you need a general idea of "repair" or make ready cost. Its also not a bad idea to calculate long term ownership cost. i.e. if the roof is 10yrs old, in 5-10yrs you are going to have to spend 10k+ on a new one. Thats 2-5k a year needing set aside for differed maintenance. The #1 reason I see people fail is that they FAIL to accommodate for maintenance cost. Rental property is expensive, and time consuming to keep looking 100%. And looking 100% is what gets you that "easy" money.
Why Houston Specifically Rewards the Prepared Investor
I have been doing investment contracting for 20+ yrs in Houston. Investing for almost 18. I have consulted for the 3 biggest retail/commercial property owners in Houston. The best advice to anyone I meet is to take a minute. Think past the typical or the facade.
"How its done" is touted most by people who aren't doing anything.
I've been the boots on the ground for out of town investors buying in Houston for almost 20 years. I walk the properties, review the numbers, assess the repairs, and tell you exactly what you're getting into before you wire a dollar. If you're looking at Houston deals from a distance and want someone local who's actually done this thousands of times: let's talk.
📅 Book a free 15-min strategy call: calendly.com/jeph-reit
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