Uvestly / Out-of-state rental properties
Out-of-state real estate investing
Priced out at home? Buy where the math still works
Out-of-state rental property investing lets you own a home that pays you every month, in a market you can afford, without moving there. Here's how it works, what it costs, and how to do it without guessing.
Why investors buy rentals out of state
In a lot of cities the numbers stopped working. Home prices went up faster than rents. Buy a rental there and the rent often won't cover the mortgage, taxes, insurance and repairs. You'd be paying every month to own it.
Other markets never got that expensive. Rents are close to what they are anywhere else, but homes cost a fraction as much. That gap is where cash flow comes from.
Typical price of a home in a high-cost metro. 20% down is $100K+, and the rent rarely covers the payment.
A real Uvestly listing in Memphis, TN. Projected cash flow is $406/mo after the mortgage at 6.75% with 20% down.
That's the whole idea. Your zip code shouldn't decide whether you can build wealth with real estate. You don't need to live in an affordable market to benefit from one.
How to pick an out-of-state rental market
Don't pick a market because it's cheap. Cheap and empty is a trap. Check these six things first.
Price to rent
A quick screen is the 1% rule: monthly rent near 1% of the price. It isn't a law, but if rent is 0.5%, the cash flow usually isn't there.
Jobs and people
Look for population and job growth, and more than one big employer. A military base, a hospital system or a university keeps renters coming.
Landlord-friendly laws
How long does an eviction take? Are there rent caps? States like Oklahoma, Arkansas and Tennessee are known for being easier on owners.
Taxes and insurance
Property tax and insurance can wipe out cash flow. Get real quotes before you buy, not national averages.
The age of the home
Older homes cost less up front and more later. New construction costs more, but roofs, HVAC and water heaters won't need replacing for years.
A team on the ground
You can't fix a leak from 1,000 miles away. The market only works if a good property manager works there.
The team you need, already built
Most investors stall here. Finding a lender, a property manager and an inspector in a city you've never visited takes months. Uvestly already works with these people in every market we buy in.
- Lenders who specialize in investment loans
- Property managers who find and screen tenants
- Insurance agents who write landlord policies
- CPAs and cost segregation pros for the tax side
- Asset protection and 1031 exchange intermediaries
- We handle the negotiation and the transaction
How it works with Uvestly
A free call with Heather
Your budget, your goals, how hands-on you want to be. No cost and no pressure.
Homes that fit
You see vetted properties with a full proforma: price, rent, every expense, and the cash flow left over.
Financing and inspection
An investor lender gets you approved. The home is inspected and the numbers are checked again before you commit.
Close and collect rent
The property manager places a tenant. Many of our homes close with a tenant already in place.
Where we're buying right now
24 homes on the list today, 20 of them built in the last two years. Updated October 5, 2026.
What it costs you
Uvestly is paid by the seller, the same way a listing agent is paid on most home sales. The buyer pays us nothing. You still bring your down payment, closing costs and a cash reserve, and your lender charges what lenders charge.
That means our advice isn't tied to a fee from you. If a home doesn't cash flow, we'd rather you didn't buy it.
There's a tax side too. A rental can lower what you owe through depreciation and other write-offs. How rental property lowers your taxable income.
Questions investors ask
Can you buy a rental property in a different state?
Yes. Nothing stops you from owning a rental in any state. Plenty of investors never live near their rentals. What makes it work is the team on the ground: a lender who does investor loans, a property manager, an inspector, an insurance agent and a CPA who knows rentals. Uvestly puts that team in place for you.
How much money do I need to buy an out-of-state rental?
It depends on the price and the loan. Most investor loans want 20 to 25% down plus closing costs and reserves. On a $134,500 home, 20% down is $26,900. That's a big reason investors in expensive cities buy out of state. The same down payment that's a fraction of a local home can buy a whole rental somewhere else.
Do I have to see the property in person?
No, though you can. Most Uvestly clients buy from the numbers, the inspection report, photos and video. A lot of the homes are new construction, so there's less to inspect and fewer surprises in the first years.
Who manages the rental if I live far away?
A local property manager. They find and screen tenants, collect rent and handle repairs. Their fee is already counted in the cash flow numbers we show you, so what you see is closer to what you'll actually keep.
What does Uvestly cost?
Nothing to the buyer. The seller pays our commission, the same way a seller pays the listing side on most home sales. You still pay your normal down payment, closing costs and loan costs.
Which states are best for out-of-state rental investing?
The best markets have three things: prices you can afford, rents that cover the mortgage with room to spare, and landlord-friendly laws. Right now most of our inventory is in Oklahoma, Arkansas, Tennessee. See the Oklahoma rental properties page for live listings.
Ask Heather where the math works right now
Heather Marchant has helped 850+ investors buy rentals since 2011. Tell her your budget and your goals. She'll show you what's available and what it would really pay you each month. No cost, no pressure.