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RLFree Real Estate, 3625 River Road N, Keizer, OR (2026)

07/31/2026

The tax advantages of owning a small-plex that most first-time investors don't know about.

This is one of the most underappreciated parts of real estate investing — and it's one of the biggest reasons the wealthy keep buying property.

Here are four tax benefits that apply to small-plex owners in Oregon:

1️⃣ DEPRECIATION
The IRS lets you depreciate the value of a residential rental property over 27.5 years. That means you can deduct a portion of the building's value every single year — even if the property is appreciating in real life. It's a paper loss that reduces your taxable income.

2️⃣ MORTGAGE INTEREST DEDUCTION
The interest portion of your mortgage payment on rental units is fully deductible as a business expense.

3️⃣ REPAIRS & MAINTENANCE
Every repair, every maintenance call, every service visit on the rental units — deductible.

4️⃣ PROFESSIONAL SERVICES
Property management fees, accounting fees, legal fees related to your rental? All deductible.

Now here's the kicker: when you're house hacking, these deductions apply to the rental portion of your property — not your personal unit. But even partial deductions on a duplex add up to real money at tax time.

I'm not a CPA — always work with a tax professional. But understanding these benefits is a big part of why the numbers on a small-plex are even better than they first appear.

Drop a 💰 if this changes how you're thinking about it.

Let me help you buy your first or your next investment property! Follow for more!

07/29/2026

What is an FHA loan — and why is it the most powerful tool a first-time small-plex buyer in Oregon has?

If you're buying your first 2–4 unit property and planning to live in one of the units, an FHA loan is almost certainly the best place to start. Here's why.

💡 LOW DOWN PAYMENT
FHA loans allow as little as 3.5% down on a 2, 3, or 4-unit property — as long as you occupy one unit. On a $400,000 duplex, that's $14,000 down instead of $80,000.

💡 FLEXIBLE CREDIT REQUIREMENTS
FHA loans can be approved with credit scores as low as 580. You don't need perfect financial history — you need a plan.

💡 RENTAL INCOME COUNTS
Lenders can count a portion of the projected rental income from the other units to help you qualify. Your tenants literally help you get the loan.

💡 COMPETITIVE RATES
FHA rates are often comparable to conventional — sometimes better — especially for buyers with moderate credit scores.

💡 THE ONE CATCH
You must live in the property as your primary residence for at least one year. After that, you can move out, convert it to a full rental, and do it again.

That one-year commitment is what most investors call "the best year of their financial life."

Questions about FHA loans on multi-units in Oregon? Drop them below or DM me directly. 🏠

Let me help you buy your first or your next investment property! Follow for more!

07/27/2026

MYTH: Being a landlord means middle-of-the-night emergency calls forever.

I want to be real with you — yes, things break. That's ownership.

But here's what actually happens with a well-run small-plex:

✔️ You set clear communication expectations upfront in the lease — text for non-emergencies, call only for true emergencies
✔️ You build a short list of reliable vendors: a plumber, an electrician, a handyman
✔️ You collect a maintenance reserve each month so repairs aren't stressful when they happen
✔️ If you want true hands-off ownership, a property manager handles ALL of it for 8–10%

The investors I work with across Oregon aren't losing sleep over their rentals. They planned ahead, set boundaries, and built systems.

The "nightmare landlord" story is almost always a story about someone who didn't have a plan — not about real estate itself.

Have you ever hesitated on buying a multi-unit because of this fear? Tell me in the comments. 👇

Let me help you buy your first or your next investment property! Follow for more!

07/24/2026

What separates investors who build wealth from those who just break even?

They understand the difference between gross rent and actual return.

Two investors buy identical duplexes in Oregon. Both bring in $2,400/month gross rent. Same purchase price. Same mortgage.

Investor A looks at $2,400 and thinks "great cash flow."

Investor B runs the real numbers:
→ 5% vacancy allowance: −$120
→ 10% maintenance reserve: −$240
→ Insurance & taxes: −$280
→ Net operating income: $1,760
→ Mortgage payment: −$1,650
→ Actual monthly cash flow: $110

Investor A is surprised every time something breaks. Investor B already planned for it.

$110/month isn't life-changing on its own — but Investor B also has a tenant paying down their mortgage, a property appreciating over time, and tax advantages working in their favor.

Real estate wealth isn't built in the cash flow alone. It's built in the full stack — cash flow + equity + appreciation + tax benefits.

Run the full stack on every deal. Not just the headline number.

Want me to run a full stack analysis on a property you're looking at? DM me the address. 💬

Let me help you buy your first or your next investment property! Follow for more!

07/22/2026

The 5 things every first-time small-plex buyer in Oregon needs to know before making an offer.

Most buyers focus entirely on the purchase price. Here's what actually determines whether Most buyers focus entirely on the purchase price. Here's what actually determines whether deal is good.

1️⃣ RENTAL RATES, NOT LIST PRICE
What the units can actually rent for tells you everything. Research comparable rentals in that zip code first.

2️⃣ ROOF, PLUMBING & ELECTRICAL
On a multi-unit, a bad roof isn't just an inconvenience — it's a bill that hits all units at once. Factor repair costs into your offer.

3️⃣ CURRENT LEASES & TENANT STATUS
Are rents at, above, or below market? Existing leases transfer with the property — know what you're inheriting before you close.

4️⃣ LOCAL VACANCY RATES
Strong rental demand protects your income. Ask your agent (hi 👋) about average days on market for rentals nearby.

5️⃣ YOUR ALL-IN MONTHLY NUMBER
Mortgage + taxes + insurance + maintenance reserve. Run this before you fall in love with a property. The math has to work even in a slow month.

Save this post — you'll want it when you're ready to make your first offer. 🏠

Let me help you find your first or your next investment property! Follow for more!

07/20/2026

MYTH: You need a property manager to own a rental — and that eats all your profit.

Here's the truth about property management on a small-plex.

Professional property managers typically charge 8–10% of monthly rent. On a duplex bringing in $2,000/month, that's $160–$200. Completely manageable — and fully deductible as a business expense.

But here's what most new investors don't realize: when you're house hacking and living on-site, you ARE the property manager. You're handling things yourself for free, which means your cash flow is even stronger in the early years.

And when you're ready to hand it off? That 8–10% fee is already built into smart deal analysis from day one.

Property management isn't a profit killer. It's a cost you plan for — and often don't even need yet.

What's your biggest concern about managing tenants? Drop it below — I read every comment. Let me help you find your first or your next investment property!👇

07/17/2026

The BRRRR strategy on Oregon small-plex properties — explained simply.

BRRRR stands for: Buy · Rehab · Rent · Refinance · Repeat

Here's how it works in the real world:

BUY: You find a distressed duplex or triplex priced below market — needs work, but the bones are good.

REHAB: You fix it up. New paint, flooring, kitchen update. Cost depends on the property, but the goal is to force appreciation.

RENT: Both units are now move-in ready and renting at market rate. Your income is strong.

REFINANCE: Because the property is now worth more (you forced that appreciation), you do a cash-out refinance — pulling out much of your original investment.

REPEAT: You take that cash and do it again on the next property.

Done right, this strategy lets you grow a portfolio without constantly coming up with fresh down payments.

Is every deal a BRRRR deal? No. But in Oregon markets where distressed small-plex inventory still exists, the opportunity is real.

Curious if a property you're eyeing could work as a BRRRR? DM me — I'll help you evaluate it. 💬

07/15/2026

How to analyze a duplex deal in under 5 minutes.

Most people think real estate math is complicated. It's not. Here's the framework I use:

STEP 1 — What does it rent for?
Find out what both units rent for (or could rent for at market rate). Add them together. That's your gross monthly income.

STEP 2 — Apply the 50% rule.
As a rough estimate, about 50% of gross rent goes to expenses — taxes, insurance, maintenance, vacancy, management. Subtract that from your gross income.

STEP 3 — What's your mortgage payment?
Use an online calculator. Plug in your price, down payment, and current interest rate.

STEP 4 — Do the math.
Gross rent × 50% = Net operating income
Net operating income − Mortgage = Monthly cash flow

If you're house hacking and living in one unit, your effective housing cost = Mortgage − What the other unit(s) rent for.

EXAMPLE:
Triplex at $450K | 5% down | $2,900/mo mortgage
Two rental units bring in $2,200/mo combined
Your effective housing cost: $700/mo — in Oregon.

That's the power of the small-plex.

Want me to run these numbers on a real property for you? DM me the address. 🏠

07/13/2026

MYTH: Interest rates are too high right now — it's a bad time to buy a multi-unit.

I hear this constantly. Here's the other side of that argument.

Yes, rates are higher than they were a few years ago. But consider this:

✔️ Rental rates across Oregon have stayed strong — meaning your income still works
✔️ Less buyer competition means more negotiating power for you
✔️ You can refinance later when rates drop — you can't go back and buy at today's prices
✔️ Every month you wait is a month your future tenants are paying someone else's mortgage instead of yours

The investors who built real wealth didn't time the market perfectly. They bought when the numbers made sense — and they found deals where the numbers made sense even in a high-rate environment.

Waiting for the "perfect" rate is the most expensive decision most buyers never realize they're making.

What's holding you back from making a move right now? Be honest — drop it in the comments. Let me help you buy your first or your next investment property!👇

07/10/2026

Let's talk about how everyday Oregon investors are building a portfolio from scratch.

It starts with one small-plex.

Here's the roadmap I've seen work time and again:

🏠 Year 1–2: Buy a duplex, triplex, or 4-plex using an FHA owner-occupied loan. Live in one unit. Let the rent from the others cover most or all of your mortgage.

🏠 Year 2–3: Your property appreciates. You've built equity. You do a cash-out refinance or use savings to put a down payment on property #2 — and repeat.

🏠 Year 5–7: You now own 2–3 small-plex properties. Your tenants are building your net worth every single month.

This isn't theory. This is what disciplined Oregon investors are doing right now in markets across the state.

The biggest barrier isn't money. It's not knowing the roadmap.

Now you do.

Ready to start mapping out your first deal? DM me — let's look at what's possible for you. 👇

RLFree Real Estate

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