One House Annually: Your Easy 10-Year Journey to Financial Freedom - Side Hustle Nation

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      Dustin Heiner returns to the show to present his tested strategy: acquire one profitable investment property each year for ten years. While it may seem easier in theory, Dustin has successfully retired early from the cash flow generated by his 30+ rental properties and now assists others in achieving similar success at MasterPassiveIncome.com.

      Dustin views real estate as a business focused on income generation rather than speculation. He has developed systems that consistently produce monthly cash flow while also building equity—his 16-year-old daughter recently purchased her first property utilizing these same strategies. (Explore Dustin's free real estate investing starter course to learn more about his proven systems.)

      Tune in to Episode 691 of the Side Hustle Show to discover:

      - How to identify cash-flowing properties in the current market

      - The precise team-building strategy that avoids landlord nightmares

      - Innovative financing methods that require minimal down payments

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      The 10-Year Financial Freedom Blueprint

      Dustin's approach is refreshingly straightforward: stop thinking as an investor and start thinking as an income creator. Avoid betting on appreciation or timing the market; concentrate on properties that yield positive cash flow from the outset.

      Here's how it functions:

      - Year 1: Acquire one property that generates $300/month in cash flow.

      - Year 10: Own ten properties generating $3,000-$5,000/month in passive income.

      However, the real power lies in what Dustin refers to as the “six ways you earn money” in real estate:

      1. Monthly cash flow – Immediate passive income

      2. Forced appreciation – Purchasing below market value and renovating

      3. Market appreciation – Properties historically double in value every 15 years (according to Dustin)

      4. Mortgage paydown – Tenants contribute to repaying your loan principal

      5. Tax advantages – Depreciation and expense deductions

      6. Equity recycling – Utilizing accumulated equity to finance additional purchases

      A single property worth $150,000 with a $15,000 down payment could yield over $650,000 in total returns over 30 years — and that doesn’t account for potential rent increases.

      Finding Cash Flow in an “Unaffordable” Market

      You might think, “Housing is unaffordable everywhere!” However, Dustin’s daughter just purchased a 3-bedroom, 2-bath house in Ohio for $125,000 that rents for $1,350/month — surpassing the sought-after 1% rule.

      The key is to look beyond coastal areas. Dustin and his students are discovering opportunities in:

      - Ohio (Cleveland, Canton, Akron)

      - Indiana

      - Tennessee (outside Memphis)

      - Alabama

      - Texas (select markets)

      Beginner search criteria:

      - 3 bedrooms, 2 baths

      - 1,200-1,600 square feet

      - Purchase price of $85,000-$150,000

      - Target areas with strong rental options

      Utilize Redfin, Zillow, or Trulia to filter properties, but don’t let the options overwhelm you. Instead, adhere to Dustin’s systematic method.

      The Business-Building System That Prevents Disasters

      Many new landlords fail because they buy properties first and then scramble to find management. Dustin changes this approach entirely.

      Build your business BEFORE acquiring properties.

      Step 1: Identify Your Property Manager First

      - Interview six different companies

      - Call each company three times (on Monday, Wednesday, and Friday)

      - Assess their responsiveness — if they don’t return your call within 24-48 hours before receiving your money, consider it a warning sign

      - Ask the crucial question: “Will you manage this specific property?”

      Step 2: Secure Financing Options

      Rather than relying on traditional mortgages based on your income, consider DSCR loans (Debt Service Coverage Ratio). These commercial loans depend on the property’s rental income rather than your personal income — ideal for new investors or those with fluctuating income.

      Dustin’s 16-year-old daughter qualified because the $1,350 rent from the property comfortably covered the mortgage, taxes, and insurance, leaving over $300 for cash flow.

      Step 3