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Rental Trends to Expect in 2026: What Market Pressures, Technology, and Professional Management Mean for Renters and Investors

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Attribution: Tim Sedgwick, Vice President of Operations, Real Property Management, a Neighborly company

2026 is here, bringing great news about the rental housing market conditions. While economic forecasts will always evolve alongside interest rates, inflation, and employment trends, several consistent indicators give us confidence in where the market is heading. These expectations are grounded in national housing data, decades of operational experience, and real time insights from a nationwide franchise network managing both single family and multifamily homes.

Demand for rental housing remains strong, affordability pressures persist, and professional management is becoming a stabilizing force for both residents and investors in an increasingly complex environment.

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Single Family Rentals Remain a Cornerstone of Demand

Single family rentals will continue to play a central role in the housing market through 2026. Many households remain priced out of homeownership, particularly first-time buyers facing higher home prices, insurance costs, and down payment requirements.

At the same time, millions of existing homeowners are effectively locked into historically low mortgage rates and are choosing to stay put rather than sell. This limit is available for sale inventory and further pushes households toward renting. Investors are also recognizing single family rentals as recession resistant assets that provide long term stability rather than short term speculation.

As a result, occupancy rates are expected to remain strong, with turnover staying below pre-pandemic norms. Rent growth, however, is settling into healthier territory. The rapid spikes seen in 2021 and 2022 are not expected to return. Instead, 2026 is likely to bring moderate national rent growth in the range of two to four percent, with Sunbelt markets slightly outperforming due to continued population growth and job migration. This balance between supply and demand supports a more sustainable rental environment for residents and owners alike.

Affordability Pressures Will Shape Housing Choices

While inflation has cooled overall, wage growth continues to lag the cost of living for many households. This reality will keep affordability front and center throughout 2026. More renters are expected to choose smaller homes, shared living arrangements, or multigenerational housing as they look for ways to manage monthly expenses.

These pressures are also driving increased regulatory attention. We expect ongoing scrutiny around fees, screening practices, and transparency, as well as expanded conversations around rent control in high-cost states. Affordability will remain a dominant public narrative, especially as maintenance and operating costs continue to rise.

Even with inflation slowing, maintenance expenses are still increasing at an annual rate of approximately three to six percent, driven by labor shortages and material costs. This environment highlights the value of preventive maintenance, strong vendor partnerships, and operational consistency. Professional management companies are better positioned to absorb these pressures than do it yourself landlords, who often struggle to keep pace with rising costs and compliance requirements.

Investors Are Returning with a Focus on Risk Reduction

As interest rates normalize, we expect small and mid-sized investors to reenter the market in greater numbers. However, their mindset has shifted. Rather than prioritizing rapid expansion, investors are focused on reducing operational risk and protecting long-term returns.

Professional property management, regulatory compliance support, and predictable maintenance solutions are now top priorities. Many investors who attempted self-management in recent years are returning to professional management after encountering regulatory complexity, rising maintenance costs, and increased resident expectations. In this environment, professional management is no longer viewed as optional but as essential infrastructure. Investors should be looking for professional property management that helps them understand the total return of their investment properties to optimize their returns in 2026.

Technology and AI Will Redefine Operations and Expectations

Technology adoption is accelerating across the rental housing industry, and 2026 will be a defining year for automation and artificial intelligence. AI enabled leasing tools, automated maintenance triage, inspections, and workflow systems are becoming standard rather than experimental.

Residents increasingly expect fast communication, transparency, and consistency, pushing operators toward more modern platforms. Resident benefit packages, which bundle services such as maintenance coordination, insurance options, and digital communication tools, are also gaining traction to improve the resident experience while creating operational efficiency.

These tools are not about replacing people. They are about allowing property managers to focus on higher value service, faster response times, and proactive care of the homes they manage.

Legislative Changes Will Elevate Standards

States including California, Colorado, New York, New Jersey, Virginia, and Minnesota are tightening habitability requirements and enforcement standards. These changes are elevating public conversations around resident safety, response time expectations, preventive maintenance, and operational transparency.

For professional operators, this shift reinforces the importance of systems, documentation, and consistent execution. For renters, it underscores the value of working with established management companies that understand compliance and prioritize safety and service.

What This Means for Renters in 2026

Renters who search strategically and understand how the market works experience far less stress and better outcomes.

Renters should begin their search online by identifying non-negotiables rather than aesthetics. Monthly rent including known fees, location radius, lease length options, pet policies, parking availability, and laundry access should be established first. Preferences such as finishes and amenities can come later.

Transparency is critical. Listings with few photos, vague descriptions, missing fee details, or pressure to apply before touring should raise concern. Professional management is often reflected in clear communication, complete disclosures, and consistency across listing platforms.

When viewing staged properties, renters should focus on layout, storage, lighting, room dimensions, and how the space will function day to day. Staging can be helpful, but it can also distract from practical limitations.

Functional amenities tend to matter most. In home laundry, reliable parking, responsive maintenance, energy efficient systems, and secure package delivery consistently rank higher than novelty features. Renters should evaluate total cost of living, factoring in transportation, utilities, parking, and maintenance responsiveness rather than focusing solely on base rent.

Guidance for First Time Renters

First time renters should understand the full cost of renting beyond monthly rent. Application fees, deposits, utilities, parking, renters’ insurance, and pet related costs add up quickly. Preparing documentation in advance and understanding screening criteria can make a significant difference in competitive markets.

Reading the lease carefully is essential. Maintenance procedures, emergency response expectations, renewal terms, and early termination clauses should never be overlooked. Completing a detailed move in condition report with photos and videos protects renters at move out and prevents disputes.

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Looking Ahead

The rental market is becoming more balanced, more regulated, and more professionalized. Residents want safety and service. Investors want predictability. Professional management delivers both.

For media conversations and pitch planning, key themes will include rental affordability, investor strategy, resident service expectations, maintenance innovation, regulatory guidance, and the role of professional management as a stabilizing force in a shifting market. Those who understand these dynamics will be best positioned to lead the conversation and succeed in the years ahead.

SOURCE: Mike Steward, VP of Real Estate Sales for Real Property Management (RPM). Mike has more than 18 years of business ownership, including working in real estate. He is available to dive into the 2026 rental market shifts he is seeing, including:  

  • How economic pressures are pushing demand for short-term leases  
  • The growing impact of Gen Z and retiree renters on housing demand. 
  • Why remote and hybrid workers will continue to influence rental design and location choices  
  • The role of AI and smart tech in streamlining property management  
  • Why tech-enabled rentals will see stronger occupancy and retention rates 
  • Top cities to invest in vacation rentals  

Surviving and Thriving in 2026

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By Rick Tobin

As we kick off the new year here in 2026, many of us wonder if this year will be stronger or weaker and whether or not this will be more of a buyer’s market than a seller’s market. Either way, there will be success if we focus more on the potential solutions and opportunities more so than the temporary obstacles standing in our way.

Prices for goods, services, or assets like homes can be simplified by way of the Law of Supply and Demand as I learned in past Economics courses that I took as a student and later wrote as an author.

When supply exceeds demand, prices tend to value. Conversely, increasing demand and decreasing supply usually cause prices to rise.

Let’s review some factors that may cause home prices to be flat or drop here in 2026:

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Concerning Housing and Economic Trends

1. As of Q4 2025, U.S. home sellers or listed homes outnumbered buyers by 530,000, which was an all-time record high. This is partly due to home prices being at or near all-time record highs in most U.S. regions, while making housing costs more unaffordable.

For example, the U.S. home price-to-median household income ratio is close to 7.0x, near an all-time high. For comparison purposes, the 2006 housing bubble price peak was 6.8x.

The difference between the median U.S. home price ($426,800) and household income ($83,700) reached $343,100 in Q4 2025, which was the largest gap in history as per Barchart.

2. U.S. homebuyer demand is near the lowest level on record primarily due to how unaffordable payments and home prices are across the nation. The typical homebuyer needs to pay 39% of their gross income in order to afford to purchase a home. Sales demand plummeted to the lowest level in 40 years (only 4.7% of occupied homes sold in 2025, which was the lowest number since 1982), as per Reventure.

Please note that this is gross income (before taxes). In many states like California, the combination of state and federal taxes brings this monthly income much lower, so many buyers are paying upwards of 50% to 65% of their net monthly income to buy or lease a home.

3. We have an inverted housing market in so many different ways, especially as it relates to age. There are more home buyers over age 70 than under 35 in today’s upside-down housing market. The average U.S. home seller age in 2025 64, while the average Realtor age is 60 as per NAR. The average first-time home buyer in California last year was 49.

4. The published national home listing inventory supply is rising, while still being almost half of peak highs in 2007 when it reached near 4,000,000. Yet, this seemingly “good news” is offset by the possible “bad news” that’s included next as #4.

5. The distressed “shadow inventory” is much larger than the published national home listing supply. The national home listing inventory and published foreclosure date is nowhere close to being accurate and is artificially suppressed, partly due to the millions of distressed forbearance deal (FHA and VA loans, especially) situations where many homeowners haven’t made a single mortgage payment dating back as far as October 2020 when many of the Covid-19 forbearance plans started. As these distressed properties later become listings or go to foreclosure, the home listing supply should increase.

6. Average new U.S. home prices are now priced below older existing homes, which is something that rarely happens because most buyers are willing to pay a price premium for a new home with all of the fancy new appliances and other gadgets. Builders are so inspired to unload their unsold inventory that they’re offering massive credits to buyers to buy down their mortgage rates and pay for their closing costs.

Let’s take a closer look at data that was originally compiled by ResiClub as it relates to how unsold new home inventory increased between July 2016 and July 2025:

The unsold new home number for July 2025 was the highest number since July 2009 (126,000), which was when the housing market was near the previous bottom during the depths of the Great Recession.

7. The most important word in the “single-family home” description is family. As the family unit continues to rapidly decline, it will directly impact future home value trends.

Here’s some other family trends that I’ve shared in past articles such as The Interplay of Medical, Insurance, and Housing Financial Burdens:

* The overall divorce rate in Orange County, CA is 72%; it’s 60% in California; and 50%+ nationwide.
* 41% of first marriages end in divorce, 60% of second marriages end in divorce, and 73% of third marriages end in divorce.
* The average length of a marriage in the U.S. that ends in divorce is 8 years from start to finish.
* Since 1990, divorce rates for people over 50 have doubled; they’ve tripled for people over 65.
* The U.S. now has the highest percentage of single-person households in the world and lowest marriage rates ever.
* U.S. fertility rates are the lowest ever, as fewer babies are born.
* USA is #1 for highest teen pregnancy rate in the industrialized world.
* Approximately 50% of children are born to unmarried women under 30 here in the USA.

8. The purchasing power of $1 fell to about 7 cents over the past 50 years, so most of the dollar’s decline in value has taken place during this 50-year time period that followed the removal of the dollar from the gold standard during the 1971-1973 years as I shared in the Asset Prices Surge Amidst Dollar Devaluation Trends article.

Because real estate is an exceptional hedge against inflation as home values tend to rise at least more than double the annual published inflation rates, this has actually been a positive for homeownership and a huge negative for other products and services.

9. The median household family income is not keeping up with rising costs for things like housing, cars, education and healthcare. This is partly due to rising divorce and unemployment rates and the ongoing collapsing purchasing power of the dollar.

For example, let’s compare income and expense data dating back to 1970, which was just one year before President Nixon removed our dollar from the gold standard and inflation skyrocketed, while our purchasing power imploded over the past 50+ years.

The median U.S. household income increased from $10,000 in 1970 up to $106,000 in 2025, which was an increase of 10x (or 10 times). Please note that this is household income, which may include multiple income sources from the adult occupants.

While the rising household income was a positive, the negatives were as follows during that same 1970 to 2025 timespan:

● Median U.S. home prices rose from $25,000 to $445,000 (double this amount in California), which was an increase of 17x.
● Median car prices jumped from $3,600 to almost $50,000, which was an increase of 14x.
● The median college price rose from $2,900 per year to $45,000, an increase of 16x.
● The average costs of healthcare per person skyrocketed from $350 to $14,600 per year, which was a massive increase of 42x.
Source: The Finance Newsletter

Positive Housing and Economic Trends

1. More than 40% of owner-occupied single-family homes are now owned free-and-clear with no mortgage debt. Homeowners with no debt are much more likely to not sell at hefty future discounted prices because many of these homeowners, or their heirs, can just sit back and wait for the housing market to strengthen again.

2. Large billion and trillion-dollar corporations like BlackRock, Vanguard (largest BlackRock shareholder), Blackstone (a BlackRock spinoff and the world’s largest commercial real estate owner) continue to purchase both residential and commercial real estate.

3. An increasing number of foreign buyers from places like China, Japan, and India keep purchasing U.S. real estate. As per this linked video from the Econofin team, there’s potentially a $56 billion dollar cash buyer invasion from foreign investors (a +44% foreign investor percentage surge) that is keeping real estate demand steady in many U.S. regions.

4. The ongoing “shadow inventory” of distressed residential and commercial real estate properties and mortgages, which includes the estimated all-time record high 12%+ of all FHA loans that are currently delinquent and trillions of dollars’ worth of ballooning commercial mortgages, are continued to be delayed via “extend and pretend” strategies or silently being sold off to huge investment funds. As a result, these strategies are artificially suppressing the residential and commercial real estate inventories that may keep values at least flat instead of rapidly declining.

5. Both short-term and long-term rates are expected to keep falling in 2026. Lower rates make home purchases more affordable for an increasing number of buyers. Mark Zandi, the well-known Moody’s Analytics economist, forecasts at least three rate cuts in 2026 as shared in this recent CNBC article.

6. Existing-home sales are projected to rise by around 14% in 2026, according to the National Association of Realtors (NAR) Chief Economist Lawrence Yun, partly due to lower rates and increasing home listings for sale.

7. The dollar is more likely to keep falling in 2026 which, in turn, should push asset values higher like we saw in 2025 with these asset gains:

● S&P 500: +16.65%
● Nasdaq 100: +20.14%
● Dow Jones: +13.40%
● Russell 2000: +11.31%
● Gold: +61.48%
● Silver: +139.21%

Source: The Market Hustle

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Back in Rome in 284 AD, Spain in 1607, the Netherlands in 1815, and Great Britain in 1931, each region saw the price of gold and silver triple just a few years before their economic and currency resets. We’ve seen the same thing happen here with skyrocketing gold and silver prices in the U.S. in recent times, interestingly.

8. Pending home sales jumped +3.3% month-over-month in November 2025, as per the NAR. This was the 4th-consecutive monthly gain, which matched the longest streak seen during the 2020 pandemic declaration dates. The West posted the largest pending home sales increase, which is very positive for our home state region of California and other nearby states.

9. There were almost 40 million more people who lived in the U.S. in 2025 than back in 2007. Because there’s still a shortage of affordable housing to rent or buy, the demand for properties should remain solid.

Be Proactive, Not Reactive

Whether you think that the housing market will boom, bust, or be flat in 2026 for your target housing region, there will still be opportunities.

For buyers, you may have much less competition to write up discounted offers that may be more likely to be accepted by a motivated seller with a property listing that is sluggish at 6 months DOM (Days on Market) or longer. It’s better to be the only buyer prospect than having to compete with 80+ other buyers or investors willing to pay prices well above the list price.

If both home values and rates drop significantly in 2026, it may allow you the option to buy your very first home or rental property. If so, this is positive news for you to build up your future net worth by being brave enough to purchase in today’s hectic world.

Please research on almost a daily basis to stay on top of housing market trends. In any type of housing market and economic cycle, there are fortunes waiting to be created for those people willing to take action instead of just being fearfully reactive and/or inactive.

The more you learn, the more likely that you will survive and thrive in 2026 and beyond.

Rick Tobin has worked in the real estate, financial, investment, and writing fields for the past 30+ years. He’s held eight (8) different real estate, securities, and mortgage brokerage licenses to date and is a graduate of the University of Southern California.

Rick provides creative residential and commercial mortgage solutions for clients across the nation. He’s also written college textbooks and real estate licensing courses in most states for the two largest real estate publishers in the nation; the oldest real estate school in California; and the first online real estate school in California.

Please visit his website at Realloans.com for financing options, join his investment group at So-Cal Real Estate Investors, and follow his new So-Cal Real Estate TV channel for more details.

Rick Tobin
Realloans (Real Estate Loans)
https://realloans.com/
Phone or Text: (760) 485 – 2422
NMLS 1934868
Equal Housing Opportunity / Equal Housing Lender
To quickly apply online: Loan Application
For our real estate course: Learn Real Estate

Please follow our new real estate channel (watch on television, computers, and phones): So-Cal Real Estate TV

Our Facebook business pages: Realloans, Inside Los Angeles, Inside Pacific Palisades, Inside Long Beach, Inside Huntington Beach, Inside Orange County, Inside La Jolla, Inside San Diego, Inside Lake Elsinore, Inside Temecula Valley, Inside Coachella Valley, and So-Cal Real Estate Investors.

Here are some of my articles: The Fall of 2025 and Rise of New Opportunities, The Intersection of Declining Home Sales and Creative Marketing, Are Lower Rates on the Horizon?, Weather Extremes, Homes, and Insurance Risks, The California Gold Rush Boom, and Are You Focused on Commercial Real Estate?

Please join my So-Cal Real Estate Investors group that meets at Canyon Lake Golf & Country Club, Shoreline Yacht Club in Long Beach, and online: So-Cal Real Estate Investors.

Asset Protection Services of America Trust Pay No Capital Gains Tax

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By Jay Butler

While some individuals and couples might escape low capital gains taxation under the new 2026 thresholds, most all investors will incur a capital gains tax liability upon the sale of an investment property.

The Scenario

So, in our scenario, “Bob” previously invested into a duplex. At the time of his purchase, he put $200,000 down toward his $500,000 acquisition. Over the years he invested another $200,000 improving the two units and eventually took-back $200,000 in depreciation. The property values continued to grow in his area and, when he decided to sell, the duplex had appreciated to $1.5 Million in value. Bob contemplated his $1 million in long-term capital gains tax dilemma and asked himself, “Could there be a way to legally and lawfully avoid paying any capital gains tax?” He would soon realize the answer was “yes”.

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On a side note, prior to purchasing, Bob had considered using a Self-Directed IRA or Roth to build his real estate portfolio – but elected not to take advantage of either. The minor costs involved in establishing an LLC structure and paying annual custodial services were not a deterrent. Even risks of turning the entire retirement account into a taxable event because of a self-dealing or prohibited transaction were not insurmountable. But the taxes would still come due for the Self-Direct IRA as they were withdrawn during retirement and, for the Roth, taxes would have already been paid going in. It’s not that either option was inherently bad, but neither choice was fully ideal – and so he left the property in his name.

Back to today, depending on his marital status and tax filing election, Bob was looking at paying a substantial amount in long-term capital gains tax under the new 2026 thresholds and he wasn’t keen on relinquishing it. Bob considered utilizing a 1031 exchange at the time of the sale but, while that was an intriguing idea, he would be forced to invest into another property of like-kind in a limited period of time. He needed a way to invest freely, as he saw fit, without all of the rules, risks and restrictions. Bob wanted to pay-down debt on other properties he held, reducing stress and increasing cash-flow. He also wanted to diversify his investments into precious metals and cryptocurrency, and desired to help his children with their college education and medical bills. Being tied-up in yet another real estate investment until retirement wasn’t going to help him accomplish his goals either.

The Solution

Bob chose to seek other existing solutions, and discovered the Benson Financial Irrevocable Spendthrift Trust. When he read the Legal Opinion drafted for an authorized agent Asset Protection Services of America Trust, he realized the answers he needed could be found within their proprietary trust instrument. Bob learned the original trust documents were drafted by two attorneys and Harvard School of Law professors. The first, Austin Wakeman Scott, authored the nine-book volume “Scott on Trusts” recognized as the leading treatise and authority on trust law in America. And the second, his protege’ Robert N. Benson, an experienced attorney who worked with a prominent wall street law firm providing legal acumen to high-net-worth individuals.

Their combined knowledge and experience enabled them to draft a trust based on contract law, established entirely upon the constitutional laws of our nation. Not only was their unique trust structure legal and lawful to the core, its very essence was rooted in the Internal Revenue Code and Treasury Regulations, and is supported by case law. In-fact, their trust documents were Copyrighted in 1999 as an original work. The Copyright Office duly noted that it was the first and only trust in American history to have ever been copyrighted. Having never heard of such a thing, Bob was encouraged to know the trust had already been in use for over half-a-century. Nobody wants to be a guinea pig. Knowing over 125,000 other clients had successfully made use of the trust before him (over a period of 53-years without ever having lost an audit), gave Bob the peace-of-mind and sufficient courage to move forward.

The Strategy

Bob purchased a book containing the copyrighted trust and was provided assistance in making use of those materials. He received his Certification of Trust, and corresponding Employer Identification Number (EIN) issued by the Department of the Treasury, with the proprietary Trust Agreement and supporting documents. Bob then prepared to sell his duplex into the trust by calculating his “Basis”. Taking the purchase price of his property ($500,000) and adding what he spent on improvements ($200,000), Bob subtracted from that ($700,000) amount the depreciation already taken ($200,000) and had his “basis” amount for his sale ($500,000).

Purchase Price + Improvements
(Less Depreciation) = “Basis”

In keeping with contract law, a Bill of Sale was prepared for Bob and he sold the duplex out of his individual name and into the trust at the agreed upon amount of $500,000. A Promissory Note was executed in financial consideration for the sale, and title was transferred by Quitclaim or Warranty Deed. The duplex was listed for sale at $1.5 Million and Bob signed-off on all the closing documents in his capacity as trustee of the trust. After the property was sold and the closing completed, the entire $1.5 Million was transferred from escrow to the bank account under the name and EIN of the trust.

Bob did not incur any capital gains taxes on the sale of the property into the trust, as the amount of the sale was equal to his after-tax investment in the property, and saved him between $154,478 (Married Filing Jointly) and $177,239 (Married Filing Separately). Likewise, the Irrevocable Spendthrift Trust did not incur any capital gains tax from the sale of the duplex as, in accordance with the copyrighted trust agreement and IRC §643(a)(3), the entire sale amount was allocated to the corpus (or body) of the trust.

IRC §643(a)(3) – Capital Gains and Losses

“Gain from the sale or exchange of capital assets shall be excluded to the extent that such gains are allocated to corpus and are not (A) paid, credited or required to be distributed to any beneficiary during the taxable year, or (B) paid, permanently set aside, or used for the purposes specified in §642(c). Losses from the sale or exchange of capital assets shall be excluded, except to the extent such losses are taken into account in determining the amount of gains from the sale or exchange of capital assets which are paid, credited or required to be distributed to any beneficiary during the taxable year. The exclusion under §1202 shall not be taken into account.” [Emphasis Added]

The Savings

The entire $1.5 Million from the duplex property sale is now firmly in the trust’s bank account, without any taxes having been removed. Bob is the acting trustee over the trust and authorized signatory over the trust bank account. Thus “Trustee Bob” may, at his sole and absolute discretion, determine the “how, what, when, where, why, or even if” trust assets shall be utilized. Under the original and proprietary trust agreement, there are no requirements whatsoever for the trustee to distribute any monies to the beneficiaries during the taxable year. So, Bob is now free to pay-down existing trust debts and/or re- invest those monies into any other form, including but certainly not limited to, precious metals, cryptocurrency or even additional real estate investments which may, or may not, be of like kind – all in a time frame of his choosing. Here is what Bob saved on this transaction alone, and he could only imagine what that amount might grow to over time!

The Summary

The Trust is not a perpetual tax avoidance scheme, but a tax deferral mechanism, without all the cumbersome rules, risks and restrictions. Should Trustee Bob “distribute” cash to the beneficiaries, that could inevitably lead to a taxable event for the said beneficiaries. Distributions for health, education, maintenance and support (HEMS), are often taxable to the beneficiary if they consist of taxable income generated by the trust. However, if the distributions are from the trust’s principal, they generally are not taxable income to the beneficiary as indicated by standing IRS Private Letter Rulings. Additionally, IRC §2503(e) provides that qualified transfers made directly to an educational institution or medical care provider for someone else’s benefit are not subject to gift tax.

While the scope of benefits from utilizing our Benson Financial Trust exceeds the purview of this overview, upon Bob’s death, the trust experiences no probate court, no death tax, no estate tax, no inheritance tax, no generational-skipping tax, and no stepped up basis on trust assets. Instead, the beneficiaries may become the new trustees and immediately take-over control of all trust assets. Not even spouses of the new trustees may invade assets of the trust given the spendthrift provisions supersede pre-nuptial and post-nuptial agreements. This is how many wealthy families have taken humble beginnings and grown them into impressive estates, allowing the control of that wealth to be passed-on from generation to generation. “Own nothing; control everything.” You don’t have to wait to be a multi- millionaire to take advantage of our irrevocable spendthrift trust. Quite the opposite. Your chances of becoming a millionaire improve exponentially by taking advantage of our original, proprietary and copyrighted Benson Financial Irrevocable Spendthrift Trust.

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Documentation

Please visit our Irrevocable Spendthrift Trust webpage and download the Free Information Package with Legal Opinions on our Benson Financial Trust today. Visit us at www.AssetProtectionServices.com.

Consultation

To “Schedule an Appointment” just ‘click’ on the top right-hand corner of any page at https://www.assetprotectionservices.com/ and reserve your free 90-minute consultation now.

Disclaimers

“ Bob” is a fictional character and any resemblance to real persons, living or dead, is purely coincidental and unintentional. No representations or warranties are given or implied to render any accounting, financial, investing, legal, tax or other professional advice.

MEET JAY BUTLER

Jay Butler is the Trustee of Asset Protection Services of America Trust, Manager of State Trustee Services LLC and the former Vice-President of Sales and Marketing for Corporate Support Services of Nevada, Inc. Mr. Butler holds a Bachelor’s Degree of Fine Arts from Boston University.

Jay has provided customized business entity structuring for clients in all 50 states along with some of the most respected names in the industry including the Jay Mitton organization “the father of asset protection” and Real Estate Investor Association seminars. He also appeared in numerous magazine articles in Reality 411, Ca$h-Flow and REI Wealth.

While working with Wealth Protection Concepts, LLC under the tutelage of the former Las Vegas and North Las Vegas city attorney Carl E. Lovell Jr. (now deceased from Leukemia), Mr. Butler was bestowed the title of “Asset Protection Planner” for his competency and experience. He also co-authored the first edition of his book “Cover Your Assets: Legal Authorities on Asset Protection, Tax Strategies and Estate Planning” © 2006 with Dr. Lovell.

When residing in Zug, Switzerland, Mr. Butler was the Associate Director of “CO-Handelszentrum GmbH” providing Swiss company formation and administration services and executed a full-range of fiduciary responsibilities including client support and international corporate compliance services (KYC, FATCA, AML and FATF).

Jay builds his relationships through consistent attention to detail and reliable support. He has traveled extensively throughout the United States (having visited 49 of the 50 states), explored 40 nations worldwide, and has lived in a total of 7 countries throughout North America, Central America, the Middle East, North Africa and Europe. Jay holds dual citizenship in the United States and Italy and permanently resides with his wife and daughter in Puglia.

Asset Protection Services of America Trust

Jay Butler, Trustee

732 South 6th Street
Suite N
Las Vegas, Nevada 89101-6948
Office: (775) 461-5255


Website: www.AssetProtectionServices.com

The First-Time Investor’s Roadmap to Buying and Managing a Rental Property

By

By Gwen Payne

Buying your first investment property is a bold and strategic step toward financial growth. For many first-time investors, real estate represents a tangible path to wealth — one that balances risk, cash flow, and long-term appreciation. But navigating this world without preparation can be costly. This guide offers practical, field-tested tips for purchasing and managing an investment property that performs over time.

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Quick Snapshot: What to Keep in Mind

● Budget with precision. Factor in purchase price, closing costs, repairs, and reserves.

● Location is leverage. The right area drives tenant demand and property value.

● Cash flow trumps speculation. Look for properties that generate income now, not “someday.”

● Management matters. A great property can still fail under poor management.

● Protect your investment. Insurance and maintenance planning keep surprises small.

The Big Picture: Laying the Groundwork

Start with clarity about your financial position and goals. How much risk can you handle? Do you want steady rental income, long-term appreciation, or both? Define what success looks like before you look for listings.

A simple benchmark for beginners is the 1% Rule: monthly rent should be about 1% of the property price. It’s not perfect, but it helps screen out low-yield options early. Tools like a rental property calculator make it easier to project returns, compare purchase scenarios, and ensure your chosen property fits your financial goals.

How to Choose the Right Property

Step-by-Step: Buying and Managing Like a Pro

1. Assess your finances. Secure pre-approval for financing to understand your buying power.

2. Research neighborhoods. Compare rent prices, vacancy rates, and school ratings.

3. Assemble your team. Include a real estate agent, inspector, attorney, and accountant.

4. Run the numbers. Calculate NOI and verify your expected return matches your goals.

5. Inspect thoroughly. Never skip the inspection; it protects you from hidden issues.

6. Negotiate smartly. Use inspection findings to negotiate price or credits.

7. Close with reserves. Keep at least three months of expenses set aside.

8. Market the property. Use high-quality photos and honest listings to attract reliable tenants.

9. Screen tenants carefully. Background, credit, and income checks prevent most problems.

10. Stay proactive. Maintain the property, respond quickly, and track finances monthly.

If you’re managing the property yourself, it helps to stay organized with recurring tasks like scheduling repairs, handling tenant questions promptly, and keeping records of all maintenance. Many new owners lean on a simple property management checklist to stay consistent with those day-to-day responsibilities and avoid missing important steps.

Avoiding Costly Surprises with a Home Warranty

One of the most underestimated challenges for first-time investors is unexpected repairs. A leaking water heater or broken HVAC system can wipe out your monthly profit instantly.

That’s why many investors secure a home warranty to help offset major repair costs. For example, you can look into this one to cover critical systems and appliances that may fail without warning.

Beyond warranty coverage, it’s essential to document every repair, replacement, and upgrade. Keeping detailed records supports future resale value and simplifies deductions.

FAQ

Q: How much should I save before buying an investment property?
A: Plan for at least 20% down, plus 3–5% in closing costs and 10% of the purchase price for reserves or repairs.

Q: Should I manage my own property or hire a manager?
A: If you live nearby and have time, self-management can save money. If not, a property manager (typically 8–10% of rent) keeps operations smooth.

Q: What’s better — a single-family or multi-family property?
A: Start small. A single-family property is easier to finance, manage, and sell later.

Q: How do I know if the rent covers the costs?
A: Add up mortgage, taxes, insurance, and expected maintenance. Ensure the rent exceeds those expenses by at least 10–15%.

Practices That Separate Good Investors from Great Ones

● Reinvest early gains into upgrades that boost rent or reduce turnover.

● Stay tax-aware. Understanding rental property tax deductions helps you maximize cash flow while staying compliant.

● Keep digital records. Property management apps can automate expense tracking and rent collection.

● Think long-term. Avoid flipping too soon; steady ownership often yields better returns.

● Review insurance annually. Premiums fluctuate, and small savings can add up.

Reality Check: A First-Time Investor’s Checklist

● Confirm stable income and debt-to-income ratio
● Get pre-approved for financing
● Research rental comps in your target market
● Hire an inspector and review reports carefully
● Verify landlord-tenant laws in your state
● Estimate your property management workload
● Build a repair fund before listing the property
● Evaluate your exit strategy before purchase

Dig Into Rental Laws

If you want to better understand the legal and practical sides of renting, explore reliable federal resources on landlord responsibilities, tenant rights, and rental assistance programs available through the U.S. Department of Housing and Urban Development. It’s a valuable reference for anyone managing a property for the first time.

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Wrapping It All Up

Buying your first investment property can be both thrilling and intimidating. The key is to plan thoroughly, buy wisely, and manage proactively. Keep your finances disciplined, your tenants happy, and your property in great condition — and your investment will reward you over time.

Success in real estate isn’t luck; it’s structure, systems, and steady execution.

Gwen Payne

Gwen Payne is a stay-at-home mom with an entrepreneurial spirit. Over the years, she has mastered raising her two daughters while side hustling to success through small ventures based on her passions — from dog walking to writing to e-commerce. With Invisiblemoms.com, she hopes to show other stay-at-home parents how they can achieve their business-owning dreams.

How to Scale Your Real Estate Business with AI Employees

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By Hugh Zaretsky

The next decade will be the most automated, strategic, and data-driven in business. AI employees & intelligent automation are no longer optional tools.

ACHIEVING GROWTH, EFFICIENCY, AND LEVERAGE WITHOUT LINEAR HEADCOUNT

For decades, scaling a real estate business meant one thing: more people. More agents, more assistants, more coordinators, and more overhead. Today, artificial intelligence is changing that equation. AI “employees,” combined with thoughtful automation, allow real estate professionals to increase capacity, improve decision-making, and deliver a more consistent client experience without scaling payroll at the same rate as revenue.

There are ONLY two ways to scale a business and increase profits or return on investment (ROI). You would either need to cut overhead and costs or increase revenue. What if you could do both at the same time? That’s right! With AI employees, you can actually build a scalable business that will continue to grow and cut your overhead at the same time. This scalable business model is repeatable in any industry and any area of real estate, including a real estate broker, agents, or real estate investing business.

AI employees are software-based agents, such as conversational chatbots, predictive analytics models, workflow automations, voice AI, review AI, and our CEO Brain AI, that perform repeatable tasks traditionally handled by humans. Hugh and our team have developed some proprietary AIs for our software platform, while others we use are universal and can be used with any platform.

Automation is the connective tissue that links these tools to CRMs, marketing platforms, transaction systems, and property management software. Together, they replace or augment routine work, freeing professionals to focus on negotiation, strategy, and relationships.

This article explores how AI can be applied practically in real estate operations, from lead generation and CRM management to transactions, marketing, and property management. The goal is not technology for its own sake, but leverage—measurable improvements in speed, accuracy, and scalability.

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WHY AI IS ESSENTIAL FOR SCALING A REAL ESTATE BUSINESS

Real estate professionals rarely stall due to a lack of opportunities. They stall due to operational bottlenecks, including slow lead follow-up, inconsistent nurturing, manual transaction coordination, and time-consuming market analysis. AI addresses these constraints for a real estate broker, agent, or investor.

By automating lead capture and qualification, AI ensures prospects receive immediate responses—24 hours a day—while predictive analytics identify which inquiries are most likely to convert. Workflow automation reduces administrative drag by routing documents, triggering reminders, and tracking compliance milestones automatically.

The result is leverage. Small real estate broker or investor teams can now operate like larger ones. Real Estate Agents spend more time advising and negotiating, and less time chasing emails, scheduling appointments, or updating systems. In this context, automation is not a cost center. It is a force multiplier.

THE CORE PROBLEMS AI SOLVES IN REAL ESTATE OPERATIONS

Scaling challenges in real estate tend to fall into three categories: follow-up gaps, administrative overload, and information fatigue.

AI-driven conversational tools eliminate the follow-up gap by capturing and qualifying leads instantly. Predictive lead scoring prioritizes outreach based on conversion likelihood, ensuring real estate agents and investors focus their time where it matters most. Automation workflows handle scheduling, document routing, and status updates, reducing errors and missed deadlines.

These improvements translate directly into higher conversion rates, faster transaction cycles, and better client satisfaction, all without increasing headcount. This is a great way, as a broker or investor, you can help your agents or team scale their business as well.

AI EMPLOYEES: ROLES THAT SCALE YOUR BUSINESS

Real estate agents and investors often get bogged down doing backend work instead of closing more deals. Let’s think in terms of tools, instead of roles. As a business scaling strategy, we can assign AI employees specific functions:

• Lead Generation handles funnel, website, and quiz building with 24/7 lead capture for qualified leads to help scale a business.
• Virtual Assistants manage calendars, reminders, and routine client communications.
• Voice AI – This way, you never miss a call from a customer. The AI answers your phones 24/7, never needs a day off, and is always happy to talk to your customers.
• Transaction Coordinators automate checklists, deadlines, and document workflows.
• Marketing AI generates listing copy, personalizes ads, and tests creative variations.
• CEO Brain AI – Helps business owners and brokers manage projects and scale their business.

Each AI role combines conversational interfaces, analytics, and automation logic to complete end-to-end tasks. Implemented incrementally, these AI employees replace manual processes while preserving human oversight and compliance.

AI FOR LEAD GENERATION AND CRM OPTIMIZATION

Modern AI-powered CRMs do more than store contacts. They segment audiences automatically, recommend next-best actions, and trigger outreach based on behavior and intent.

Conversational AI converts website visitors into structured CRM records, while predictive scoring models—trained on historical data—surface high-propensity leads. Automated nurture sequences maintain consistent engagement without manual effort, reducing lead leakage and increasing overall conversion efficiency.

The most effective tools integrate natively with existing CRMs or offer robust API connectivity, ensuring data remains centralized and measurable.

PROPERTY MANAGEMENT AND OPERATIONAL AUTOMATION

In property management, AI reduces friction by automating tenant communications, rent reminders, and maintenance triage. Chat-based portals resolve common questions instantly, while predictive maintenance models—fed by operational data and IoT sensors—anticipate issues before they escalate.

These systems lower operating costs, reduce downtime, and improve tenant retention. The key is integration: AI must work within existing property management platforms to ensure data continuity, privacy, and auditability. This is how successful investors scale a business.

HOW TO INTEGRATE AI WITHOUT DISRUPTING YOUR BUSINESS

Successful AI adoption follows a disciplined path: assess, pilot, measure, and scale.

Start by identifying processes with the highest ROI, typically those that consume the most agent hours or directly affect conversion. Select vendors based on integration capability, data security, and transparency. Pilot narrowly, with defined KPIs such as response time, conversion rate, or hours saved. Then expand gradually.

Clear ownership, clean data, and governance matter more than flashy features. AI works best when it enhances existing workflows rather than replacing them overnight.

GENERATIVE AI IN MARKETING AND LISTINGS

Generative AI has transformed real estate marketing by accelerating content creation while maintaining consistency. Listing descriptions, virtual staging images, social media posts, and ad creatives can now be produced at scale—then refined by human judgment.

The most effective teams use structured prompts, review workflows, and disclosure standards to ensure accuracy and compliance. When paired with analytics, generative AI enables rapid A/B testing and personalization, lowering cost per lead and increasing engagement.

THE EVOLVING ROLE OF THE REAL ESTATE PROFESSIONAL

As AI absorbs administrative and analytical tasks, the role of the agent shifts. Professionals become advisors, negotiators, and relationship managers—supported by AI-generated insights rather than replaced by them.

Key skills now include interpreting data, overseeing AI outputs, and applying human judgment where nuance matters most. New KPIs emphasize conversion velocity, client satisfaction, and revenue per agent, reflecting this higher-value focus.

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MEASURING RESULTS AND LOOKING AHEAD

The benefits of AI in real estate are measurable. Firms routinely report faster lead response times, reduced administrative hours, fewer transaction errors, and improved conversion rates. Early wins often appear within weeks for lead automation and within months for transaction workflows.

Looking ahead, AI will continue to push the industry toward more autonomous operations, AI-assisted valuation and underwriting, and hybrid human+AI teams. Firms that invest early in data infrastructure, governance, and training will be best positioned to compete.

FINAL THOUGHT

Scaling a real estate business no longer requires scaling complexity. With the right AI employees and automation strategy, professionals can build operations that are faster, smarter, and more resilient while staying firmly in control of the relationships and decisions that define long-term success.

As a full-time real estate investor for the past 20 years, I have been waiting for technology to catch up so that any size investor, broker, or agent can leverage it to scale their business. I saw this during my 10+ year IT career: the power of technology to consolidate costs while allowing big business to scale. It is finally here for any size real estate investor, broker, or agent to do the same thing for their business. To learn more about my team and I go to www.hughzaretsky.com

ARE YOU READY TO SCALE SMARTER WITH AI?

If so, then join our next Launch Button AI challenge to accelerate your learning and start scaling your business without adding additional costs. Most of our challenge members have actually reduced their technology costs and increased their productivity. I will show you how my team and I have leveraged AI to scale and grow our business. Our case studies will show you how entrepreneurs have gone from new TikTok accounts to creator level in less than 30 days. How one business owner got 20 appointments booked by implementing her first workflow and automation system.

The next decade in real estate or any busy will not be the busiest, but it will be the most automated, strategic, and data-driven. AI employees and intelligent automation are no longer optional tools; they are the operating advantage that allows small business owners to outperform larger competitors.
If you’re ready to implement AI responsibly, increase productivity, and scale without burning out your people or your margins, Join our next Launch Button AI Challenge or go to https://yourailaunch.com/

By Hugh Zaretsky
Real Estate Investor, Agent, Speaker, Training and Amazon Best Selling Author in 4 Categories

www.hughzaretsky.com

www.thelaunchbutton.net

www.eframily.com

[email protected]

PH: 941-216-0225

Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411Expo.com or our Eventbrite landing page, CLICK HERE.

Virtual VIP MeetUp – “Deal Maker’s Meeting”

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Network with VIP Investors from Across the State & Nation…Online.

NEW VIP MEMBER’S ONLY VIRTUAL MEETING

Hello Realty411 Investors;

We hope you enjoyed the New Year’s festivities with your loved ones. We want to extend a warm Thank You to everyone, individuals and companies, who supported our publication by becoming a VIP member in 2025.

We are excited to announce our NEW VIP Virtual Meeting is now scheduled for all of our VIP members. This special online session is for those who have attended our previous webinars and live events as paid VIP guests.

If you are a VIP, be sure to register for this Exclusive Virtual Meeting.

What You’ll Learn:
* Listen to Real-Life Deal Examples
* Learn from Investment Mistakes & Triumphs
* Our Investing Pro will Listen to Your Deals
* Network Online with Other Investors
* This in an Interactive Session for All
* Our Goal to Assist, Encourage, Educate

Webinar Details:

📅 Date: Wednesday, January 7th, 2026
⏰ Time: 6:00 PM PDT / 7:00 PM MDT
8:00 PM CDT / 9:00 PM EDT
💻 Where: ONLINE

VIP MEMBERS: REGISTER HERE

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Sign up now and join us! In addition to access to this VIP member’s-only virtual meeting, our latest magazine will be mailed to you. Please be sure to include your mailing address: CLICK HERE.