How to Make Big Money as a Part-Time Real Estate Agent

The Necessities and Value

Actual property licensing necessities are decided on the state stage. Make sure you perceive the method for every state you wish to receive a license from.

Whereas there could also be some reciprocity between states, there could also be necessities for added coursework or exams from one to a different.

Here is a listing of issues you will have to do (and pay for) earlier than exhibiting your first home, and incomes your first fee examine.

  1. Take an actual property pre-license course. These actual property faculty programs range in content material, size (weeks vs. months), presentation (on-line vs. in particular person), and price. You possibly can count on to pay at the least $200-500 per course. There could also be textbooks and different supplies it’s important to purchase as nicely.
  1. Submit a license utility. Examine to see if it is advisable to apply for a license and register for digital fingerprinting. In Florida, the charges for these mixed prices is sort of $150, and costs could also be even increased in different states.
  1. Go a licensing examination. Licensing exams run from $40 to as a lot as $300-each time you are taking the examination. Research supplies could also be included in your pre-licensing course, however you might also determine to buy different actual property exam-prep supplies. Passing the check the primary time saves cash on paying to retake the examination.
  1. Discover a actual property brokerage who will work with you. After you go the examination, you’ll want a dealer to activate your license and to work below. This Real Estate Express article highlights 5 important steps to comply with in selecting a dealer. Brokers take a share of your commissions or cost a flat payment per home you promote. You might also should pay the dealer month-to-month charges for enterprise companies and facilities they supply you as an agent.


Lengthy-term Rental Properties

Lengthy-term leases are my private favourite funding. Why? As a result of they’re comparatively passive and since you make cash in 4 alternative ways!

  1. Appreciation
  2. Renters are paying down your debt
  3. Renters are additionally placing cash in your pocket
  4. Tax breaks

With solely two properties in my present rental portfolio, I’m nonetheless pocketing practically $1,000/month. However the true win has been by way of rising my internet price. The 2 properties have elevated in worth by a complete of $431,000 in only a few years!

There are tons of of assets for investing in actual property, however my favourite is The Millionaire Real Estate Investor by Gary Keller. That is the guide that acquired me began in actual property investing. It’s easy sufficient for anybody to select up, however thorough sufficient to information buyers to netting hundreds of thousands.

Sidenote: For those who haven’t already learn The Millionaire Real Estate Agent (additionally by Gary Keller), I extremely advocate that as nicely. It gives step-by-step directions to take your actual property enterprise from a single-person enterprise to a team-based empire.

Study extra: Top 10 Real Estate Investing Tips for New Investors

4. Various Actual Property Revenue

You possibly can nonetheless make cash in actual property even in case you don’t have the capital to buy a property. There are a number of methods you’ll be able to make investments your cash in actual property initiatives and obtain your truthful portion of the income.

Listed below are among the methods you can also make cash in actual property as a lender.

  • Actual Property Funding Trusts (REITs): In a real estate investment trust, the proprietor of a number of business properties sells shares to buyers. For those who purchase shares, you’ll be entitled to dividends generated by the income from every property. It’s an incredible funding choice in case you don’t have a number of capital to speculate.

  • Mortgage Funding Companies: Mortgage funding firms (MICs) are just like REITs, however they maintain total mortgages. You’ll receives a commission curiosity that’s generated from rental funds at every property.

  • Actual Property Funding Teams (REIGs): Actual property funding teams are non-public teams of buyers with their very own distinctive structuring. These are usually appropriate for under seasoned buyers.

Another methods to make cash in actual property embody:

  • Actual Property Choices:

    You pay a premium to purchase a property throughout a selected interval, at a predetermined value. Then, you’ll try to discover buyers who’re keen to pay extra for the property. Primarily, you’re incomes an actual property fee, however the threat is increased (though the returns could be a lot increased if finished efficiently).
  • Quick Gross sales:

    A brief sale is if you buy a property from a lender who’s behind on the mortgage. It is a sophisticated transaction and never beneficial for starting buyers.
  • Actual Property Agent:

    Real estate agents join actual property patrons and sellers and earn fee on transactions.
  • Property Supervisor:

    You can begin a enterprise managing business and residential properties for different actual property buyers.

Lengthy story quick: there are many methods to make cash in actual property!


Identical to weblog, a YouTube channel provides you a platform to generate revenue in a number of methods. You possibly can earn cash straight by way of affiliate hyperlinks, adverts, and sponsored posts. Or you need to use YouTube as a launching level on your services or products gross sales. Or you need to use it merely to serve your shoppers and entice new prospects.

Simply as you niche-down together with your weblog, it is best to area of interest down together with your YouTube channel. YouTube is the proper car for the house upkeep and repairs area of interest. You create step-by-step “how-to” movies for frequent residence repairs. Easy methods to repair a leaky faucet, the way to change an air filter, the way to set up a light-weight fixture. 

However don’t these movies exist already?

Yep, they certain do! Which proves that there’s cash to be made there; individuals are actively in search of that data. So discover a approach to put a spin in your movies to make them stand out. To not be sexist, however merely being a girl is a bonus on this area of interest. Extra single ladies are shopping for houses, they usually wish to know that ladies can deal with residence repairs. If 1 of the highest 10 search outcomes reveals a girl rolling up her sleeves and unclogging that drain, which video do you assume the typical single girl will determine to observe?

Not fortunate sufficient to be a girl? Spin your movies in your personal means. Attraction to fellow Packer followers by all the time carrying your cheese head and jersey. You’ll stand out and be memorable.  

3. Possibility a Property

A 3rd approach to make cash in Actual Property investing with out cash or credit score is to “Possibility” a property. 

How It Works

Such a transaction is just like a Lease Possibility, however very totally different as nicely. Contemplate it a Lease Possibility’s cousin, who is far hotter and extra enjoyable.

Right here is the easy distinction between the 2:

  • Lease Possibility: the vendor has agreed to take a month-to-month cost for a selected period of time, with a set buy value to come back in some unspecified time in the future sooner or later. I don’t settle for any lower than 5 years for these transactions and attempt to get ten years. 
  • Choice to Purchase: the vendor just isn’t accepting month-to-month funds. They’ve merely given you the unique proper to purchase a property at a sure value for a sure time period.

Why would a vendor select one over the opposite?

Let’s take a look at a couple of circumstances and causes which will persuade a vendor to determine a method or one other.

  • With an Possibility, the vendor can proceed to reside in the home. On the similar time, he/she’s going to proceed to make the month-to-month cost and deal with all upkeep and repairs.  The vendor could not wish to settle for month-to-month funds, with the thought of another person resides of their home.  Whereas they could be motivated to promote, the considered another person consuming dinner and strolling round bare the place they raised their kids could also be an excessive amount of for them to deal with. 
  • They might not have the time required for a Lease Possibility. If a vendor is ten months behind on their funds with foreclosures knocking on the door, and also you (the investor) don’t wish to make up these funds and there may be nonetheless a TON of fairness in the home, an Possibility could also be your solely alternative, in need of paying money.
  • With a straight “Possibility” the vendor has nothing to lose. You might have a set period of time to purchase their home, which you’ll solely do if and if you discover a purchaser at a better value than you’ve got an Possibility for.  In one of these transaction, your audience just isn’t the B/C credit score purchaser, however slightly the person with money or the power to go to a financial institution and get a mortgage.

Why You Ought to (or Shouldn’t) Make investments

The positives for you the investor, are as follows: You aren’t coping with tenant patrons, repairs left by tenant patrons, indignant sellers, evictions, lawsuits, month-to-month funds with no tenant-buyer… the listing goes on and on. 

The negatives are you don’t make any cash in any respect until you efficiently discover a certified purchaser throughout the time allotted in your Possibility to purchase. The vendor advantages as a result of they pay no Actual Property fee, they usually have the privilege of residing in the home if you are attempting to promote it.

Easy methods to Get Began in Actual Property Investing

  1. Resolve whether or not or not you wish to purchase and promote, purchase and hire, or select one other sort of involvement (administration, staging, and so forth.) in actual property.
  2. Select which kind of property, business or residential.
  3. Get preapproved for personal lending.
  4. Study the punch lists for inspections and value determinations, so that you’ll know what to search for in a property.
  5. Community. For instance, to set reasonable rehab targets, enlist a neighborhood contractor for estimates. Set up relationships with key gamers comparable to inspectors, appraisers, brokers and lenders.

Different Methods to Spend money on Actual Property

One choice is an off-the-cuff residential real estate option, which requires that you simply pay a payment, or premium, to have the precise to purchase a home for a specified interval for an agreed-upon value. You then discover buyers who pays greater than your choice value for the property. On this case, the premium you get is actually a finder’s fee for matching an individual searching for an funding with an individual trying to promote—no totally different than a actual property agent’s commission, actually. Though that is revenue, it does not come from proudly owning (i.e. holding the deed to) a bit of actual property.

Different choices embody:

  • Quick gross sales—this entails buying a house from a lender when the mortgagee is behind on funds. Short sales could be a time-consuming and complex proposition.
  • Lease choices—these are what the title implies. While you lease with an option to buy in a bull actual property market, the place costs are rising, you could possibly full the acquisition later at a decrease, pre-set value, or make a revenue by promoting your buy rights.
  • Contract flipping—as a substitute of flipping homes, one of these flipping entails the switch of the rights of a purchase order contract to a different purchaser. For those who can find distressed sellers and motivated patrons and produce them collectively, you could possibly make a revenue this manner.

11. Grow to be a Relocation Specialist

For those who’ve ever moved throughout the nation, firsthand that it’s a huge enterprise. Relocation specialists are actual property professionals who take this burden off movers by serving to them promote their present property, discover and buy a brand new one, and orchestrate particulars like packing, hiring movers, transporting autos, and processing visas.

Since relocation specialists should take care of various legal guidelines and laws in several states and international locations, it’s important to go an examination and develop into a Certified Relocation Professional. Being a relocation specialist could also be excellent for actual property professionals who’re obsessed with touring, seeing numerous cultures, and have strengths in group, planning, and speaking with shoppers.

Work Open Homes

Many potential homebuyers begin their home hunt by heading to open homes. That’s why an open home is a superb place to satisfy unrepresented patrons. For those who’re working for a good firm, it possible paired you with a mentor. Ask in case you can help at a number of of their open homes or in the event that they know one other agent who can be keen to allow you to.

Representing patrons is much less profitable than itemizing and promoting houses, however it’s a superb place to begin constructing your community and getting referrals.

The distinction between actual property brokers and realtors

You’ve most likely heard the phrases actual property agent and realtor used interchangeably, however there’s one most important distinction between them. A realtor is a licensed actual property agent or dealer who’s a member of the Nationwide Affiliation of Realtors.

Together with paying membership dues, a realtor agrees to uphold the affiliation’s requirements and code of ethics. Though changing into a realtor isn’t required, it might show you how to market your self as an professional and achieve the belief of extra shoppers.

What I Realized

Sometimes, that first yr is all concerning the purchaser, and my enterprise was no totally different. However towards the tip of the yr, I realized there are methods to generate extra listings early on and remodel your enterprise extra shortly, to the place you don’t have to indicate homes from 9 to five each day.

A method to do that is to drag up expired listings and For Sale by Proprietor. Name and inform them what it’s important to supply as an actual property agent, the advantages to them as the vendor, and the steps you’ll take to get their home bought. For those who’re taking a look at the way to generate expired and FSBO itemizing leads, try the submit I made on the REDX for real estate.

My recommendation to an agent who’s simply beginning is to take each networking alternative attainable and to continue learning. Go to coaching and conferences, watch YouTube movies, and community with individuals who have been the place you at the moment are. Study from them. 

As a result of the truth is, the hustle pays off and will provide you with the flexibleness down the street to do extra of the stuff you like and fewer of the stuff you don’t. My enterprise at present seems a lot totally different than after I first began. I’ve much more freedom in my day to provide again, assist brokers, and proceed constructing my model.

And you may get there too!

4. Contract flipping

A method you can make cash from actual property with out having to place up very a lot capital or credit score is to flip contracts. All it’s important to do is discover a distressed vendor and a motivated purchaser, then convey them collectively. Whereas finding a distressed vendor might sound tough, Clothier has systemized your entire course of for doing this. The trick with contract flipping is to determine the distressed vendor and find a ready-to-go purchaser.

By bringing these events collectively, you’ve got lower out the necessity to go attempting to find a purchaser after you’ve got entered a contract. That state of affairs presents extra threat. As an alternative, by finding the sellers and the patrons beforehand, you’ll be able to simply enter right into a contract with the boldness that you simply will not get caught having to shut escrow on the property.

To do that, you’ve got to have the ability to determine both vacant houses or houses which might be behind on their mortgages. That is the difficult half. You are successfully looking for distressed sellers, however houses which might be already vacant are primed for a chance like this.

6. Industrial Property Leases

Industrial actual property is likely one of the quickest methods to make cash in actual property. This implies flipping properties and growing them, including worth to properties so as to enhance their internet incomes by way of renovations and upgrades. You’ll additionally seek the advice of on initiatives which may take extra seasoned actual property buyers to see to fruition.

1. On-line Actual Property Investing Websites

On-line investing websites have modified the sport lately. With these websites, you’ll be able to personal fractional shares of actual property initiatives. What this implies is you can get publicity to actual property, however you don’t have to provide you with enormous sums of capital or take care of tenants. It is a strictly passive income strategy.

Fundrise is my prime decide on this class as a result of you can begin with little or no cash and you do not want to be an accredited investor. Right here’s a hyperlink to our full Fundrise Review.

For different websites, you have to certify that you’ve got a internet price over a specific amount or make a sure sum of money per yr.

How It Works

With Fundrise, you can begin with as little as $500. You open an account and choose from a variety of portfolio choices. Fundrise expenses a administration payment of round 1% per yr, which is pretty low in contrast with different choices, and its 2021 annualized return was 22.99%! You possibly can see how my Fundrise account has performed here.

What You Acquire

Investing this manner, you achieve a ton of freedom and also you achieve publicity to the true property asset class with little or no cash or effort. 

What You Danger

You don’t get to essentially use any native experience you will have, and also you don’t essentially get the pleasure that comes from visiting an actual property mission that you simply wholly personal, enhance, and might see simply. For some individuals, that’s a giant draw to investing the old school means!

Get Began With Fundrise

Increasing your Referral Base

Whereas sustaining a powerful presence in your community is important, there are different methods to spice up your referral base and construct your community. 

Make Associates with New Residence Builders 

One in all my favourite methods of increasing my community was to make pals with new residence builders. There are such a lot of new residence communities on the market, which suggests the chance right here is huge. I might bounce between a number of communities every weekend, bringing espresso, providing to convey them lunch, or simply popping in to go to for a half-hour right here or there.

My major objective was to construct a working relationship and see how we might work collectively to attain the frequent objective of promoting homes. Usually getting in entrance of them confirmed them that I used to be hungry for enterprise, and I used to be keen to work for it. 

9 of my twenty-eight transactions that first yr had been listings I obtained by way of the relationships I constructed within the new residence neighborhood. Builders would have a shopper are available wanting to purchase a home however had a home to promote, and I used to be the person for the job. I might additionally supply to do open homes on stock houses, or sit in on their mannequin residence as wanted. 

Over time, I had established such a presence in th

Over time, I had established such a presence within the totally different builder communities that I used to be requested by a number of managers to talk at their weekly gross sales conferences. I developed a move-up program referred to as New Residence Now. I’d convey tacos or donuts to the gross sales assembly, and go over my background, my distinctive advertising plan, what I might do for sellers, and the small print of my move-up program. 

I want I might have stored the momentum up with this, because it was a good way to construct traction, enhance manufacturing, and achieve confidence in what I needed to supply. 

Realtor Referrals 

As you’ve got definitely gathered by now, actual property is all about relationships. One other nice relationship to foster is your community with different actual property brokers within the space. 

Realtor referrals usually happen when an agent has a purchaser or vendor however can not assist them for one cause or one other. The agent could also be out of city or focusing their enterprise on listings, for instance. 

Or, the referral might come from an agent exterior of your MLS. Possibly you met an agent at a conference and exchanged numbers. Otherwise you reached out to brokers out of your hometown.

Right here, an agent in Mississippi might have a vendor of their space, wanting to purchase a house in Texas. That agent will, after all, assist the vendor in Mississippi, however will attain out to you to assist the shopper discover a residence they love in Texas, placing cash in your pocket. 

Lender Referrals 

Working with lenders is an integral a part of the true property course of. Sometimes, I’ll refer two lenders I like to recommend to my shoppers. It could be unusual to ask your most popular lender to ship enterprise your means, however ultimately, you might be each working towards a standard objective.

I didn’t understand the potential till afterward within the yr, however I did see two transactions got here from lender referrals in 2013.

8. Industrial actual property

One of many nice alternatives in actual property for making a substantial sum of money is to put money into business actual property. Industrial actual property builders focus not solely on flipping properties but in addition on growing them, including worth to properties so as to enhance their internet incomes by way of renovations and upgrades. Additionally they seek the advice of on initiatives which may take extra seasoned actual property buyers to see to fruition.

Ali Safavid, founding father of 5209 Investments, says business actual property is likely one of the most profitable sources for each revenue and income in the true property market. So long as you could find methods so as to add worth to the trade, investing in business actual property might be one of many largest revenue turbines you will discover.

Individuals all the time want workplace house and retail to run their companies. These bodily places are bread and butter in the true property area of interest. As you develop, you could find methods to open up buying malls, develop giant scale buildings and extra. However it’s important to begin someplace.


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