Real Estate Investing for Beginners: How to Build Wealth with Rental Properties (Even Out of State) Real estate has a way of sitting in the back of your mind. You hear someone mention a “rich grandma” who owned rentals. You meet people who seem to have “extra money” and they casually say, “We have a couple properties.” Or you hit a point in your career where you realize: I don’t want to leave what I love… I just want another way to grow wealth. That’s why this episode of The Seed felt personal for me. I lived in the real estate world for years. I’ve seen the best parts of it — and the parts that can chew you up if you’re not clear on what you’re actually building. And in this conversation with Melissa Nash, we get into the real side of real estate investing: the long game, the systems, the risks, the mistakes people make, and why owning even one property can change your financial future. This isn’t a “get rich quick” episode. It’s a “build long-term wealth with intention” one. Real Estate Is Still One of the Most Powerful Wealth Tools Melissa’s story starts the way a lot of real estate stories do — with observation. Her husband’s grandmother owned single family homes in Los Angeles decades ago, bought them with a disciplined approach (including that classic 20% down mindset), held them, and built a retirement from them. Then something happened that’s far more common than people realize: when she passed, the family sold everything. The generational wealth ended — not because it wasn’t valuable, but because no one understood how to manage it. And that right there is the lesson: Real estate isn’t just about buying property. It’s about learning how to hold it. Entrepreneurship, Recession Lessons, and the “Now What?” Moment Melissa is an entrepreneur at heart. She built a children’s clothing company that took off — until 2008/2009 changed everything. Stores closed. The market shifted. The business wasn’t recession proof. And instead of walking away from what she built, she sold it — even if it wasn’t a massive payday — because value is value. Trademarks, inventory, brand equity… that matters. Then came the question most business owners hit at least once: What’s next — and how do I build something that lasts? That’s when real estate came back into the picture. Why Being a Real Estate Agent Isn’t the Same as Being an Investor Melissa got her real estate license in California thinking it would be the best way to learn investing. And then she realized something that many agents quietly feel: Real estate can steal your time if you’re not careful. Open houses, weekends, evenings, constant availability… it’s not “freedom” by default. And for her, the lifestyle mismatch made one thing clear: If she wanted to stay in real estate long-term, she needed a model that protected her time — and that’s where investor-focused real estate came in. Out-of-State Real Estate Investing: Why It Works Here’s what Melissa said that I want you to sit with: The math doesn’t math in California the way it can in the Midwest or South. Many investors start in high-cost markets and hit a wall. Out-of-state investing opens options because you can often buy in affordable markets where the rent-to-price ratio supports real cash flow. She bought her first rental in Birmingham, Alabama — and she did it without trying to play agent in a state where she didn’t know the laws, contracts, or norms. That matters. Because investing out-of-state isn’t about ego. It’s about systems. What “Turnkey” Real Estate Investing Actually Means Turnkey can mean a lot of things, but in the way Melissa describes it, the goal is simple: A property renovated for investor ownership A tenant-ready setup A vetted property management system Numbers that work from month one (or at least cover the property sustainably) The point isn’t “easy.” The point is structured. And she emphasized the part people skip: You’re not just buying a property. You’re buying a team. The Two Things That Separate Smart Investors From Stressed Investors If you take nothing else from this conversation, take these: 1) Reserves are non-negotiable Vacancy is not an “if.” It’s a “when.” Maintenance is not an “if.” It’s a “when.” So if someone says, “I have $40,000 to invest,” the real question is: Does that include reserve money set aside? Because buying a property without reserves isn’t investing — it’s gambling. 2) Property management can make or break you Melissa was blunt (and she’s right): asking only about the management fee is missing the point. Most charge roughly the same range. The real question is: What do they actually do — and how do they protect you? One example she shared that I love: home warranties. You can buy one after purchase, add coverage like sewer line protection, and a good property manager will actually coordinate warranty calls for you — meaning you stay hands-off while your systems handle the headache. That’s the game. The Power of One Property Melissa said it best: Your tenant is essentially buying you a house over time. When you zoom out, you’re getting: Cash flow (even modest) Appreciation Mortgage paydown (someone else paying your principal) Inflation hedge (locked-in loan with tomorrow’s dollars) Tax benefits (often substantial when structured correctly) This isn’t Lamborghini overnight. This is long-term wealth with intention. Women and Real Estate Wealth We also touched on something that deserves more space: Women need to play a bigger role in real estate investing. Not as a “trend.” Not as a hustle. But as a legitimate wealth-building strategy — especially for women who want a diversified financial life that doesn’t rely on a single salary stream. The goal isn’t to become a finance robot. The goal is protection, options, and freedom. Listen to the Episode If you’ve ever said: “I want another income stream, but I don’t want to blow up my life.” “I’m curious about rentals but I don’t know where to start.” “I want long-term wealth — not constant grinding.” This conversation will meet you where you are. Listen to the full episode of The Seed with Melissa Nash and start building your knowledge one smart step at a time. If you’re feeling overwhelmed, behind, or like your time is constantly slipping through your fingers, it’s not because you’re doing it wrong. It’s because no one ever taught you how to manage time in a way that honors: Energy Priorities Real life That’s why I host my live-only Time & Productivity Session — focused on implementation, not theory. And if you’re craving connection, accountability, and honest conversations about building something that lasts, you’ll find that inside The Patch, the Dandelion-Inc membership. Because staying in the game? That’s the work — and it’s enough.