You Own It. 100%
Your name on the deed — not a share of someone else's deal
Sell Whenever You Want
No lockup periods, no sponsor approval needed
Keep Every Tax Benefit
Depreciation, 1031 exchanges — all yours
Rent Hits Your Account
Government-backed rent — consistent, reliable, no chasing tenants
From run-down houses to certified Section 8 rentals—we handle the entire transformation
We source distressed properties at 20-25% below ARV in Toledo's best rental neighborhoods.
Our vetted contractor network transforms each property to meet Section 8 standards and pass inspections.
We screen and place Section 8 tenants who stay an average of 5+ years, with rent paid directly by the government.
Government-backed rent changes the math on rental investing.
Lower turnover means fewer vacancies and less money spent re-leasing.
HUD deposits rent directly to your account — no chasing tenants for payment.
HUD adjusts Fair Market Rents annually, so your income grows without renegotiating leases.
Low prices. High rents. Landlord-friendly laws. The math just works.
70%
Entry prices of $40–70K let you acquire multiple properties with the same capital that buys one house elsewhere.
15–20%
HUD's Fair Market Rents in Toledo consistently exceed what conventional tenants pay — boosting your cash flow from day one.
Top 5
Ohio's eviction process is straightforward and fast, giving you legal protection if issues arise.
30 Days
High Section 8 demand in Toledo means qualified tenants are ready and waiting for approved properties.
Here's how the most common approaches to rental investing stack up.
| Rent Ready S8 | Syndications | Do It Yourself | |
|---|---|---|---|
| Ownership | 100% — your name on the deed | Fractional share of a larger deal | 100% — your name on the deed |
| Hands-On Work | None — we handle everything | None — sponsor handles everything | All of it — you are the operator |
| Control | Full — sell, refinance, or pivot anytime | None — sponsor makes all decisions | Full — sell, refinance, or pivot anytime |
| What You Pay | $12k flat fee (can be financed into loan) | 2% acquisition + 1–2%/yr management + 20% of profits | Variable — travel, contractors, mistakes, and your time |
| Minimum to Start | ~$25–30k (purchase + rehab + fee) | $25–50k typical minimum | ~$25–30k plus significant time investment |
| Exit Timeline | Anytime — you own it | Locked for 3–7 years typically | Anytime — you own it |
| Tax Benefits | Full — depreciation, write-offs, 1031 exchanges | Limited — passed through at sponsor's discretion | Full — depreciation, write-offs, 1031 exchanges |
| Best For | Investors who want full ownership without the work | Investors who want zero involvement and accept less control | Experienced investors with time and local market knowledge |
Ownership
100% — your name on the deed
Hands-On Work
None — we handle everything
Control
Full — sell, refinance, or pivot anytime
What You Pay
$12k flat fee (can be financed into loan)
Minimum to Start
~$25–30k (purchase + rehab + fee)
Exit Timeline
Anytime — you own it
Tax Benefits
Full — depreciation, write-offs, 1031 exchanges
Best For
Investors who want full ownership without the work
Ownership
Fractional share of a larger deal
Hands-On Work
None — sponsor handles everything
Control
None — sponsor makes all decisions
What You Pay
2% acquisition + 1–2%/yr management + 20% of profits
Minimum to Start
$25–50k typical minimum
Exit Timeline
Locked for 3–7 years typically
Tax Benefits
Limited — passed through at sponsor's discretion
Best For
Investors who want zero involvement and accept less control
Ownership
100% — your name on the deed
Hands-On Work
All of it — you are the operator
Control
Full — sell, refinance, or pivot anytime
What You Pay
Variable — travel, contractors, mistakes, and your time
Minimum to Start
~$25–30k plus significant time investment
Exit Timeline
Anytime — you own it
Tax Benefits
Full — depreciation, write-offs, 1031 exchanges
Best For
Experienced investors with time and local market knowledge
A Toledo-based team with boots on the ground — not a remote call center.
[Team Photo / On-Site Work Photo]
70+
Properties Closed
Since 2022
20+
Active Investors
Many on 2nd+ property
Local portfolio. Direct Housing Authority relationships. Vetted contractor network.
Real results from out-of-state investors like you
[Property Photo]
“I was skeptical about investing out of state, but Rent Ready S8 made it completely hands-off. I've closed on three properties in 14 months and pulled almost all my capital back out on each one. Now I'm using that same $70k to buy my fourth.”
Michael R.
San Diego, CA
[Property Photo]
“On my first deal I only had $4,000 left in after the refi and I'm cash flowing $320 a month. That's almost 100% return on my money. The team handled everything from finding the property to placing the tenant.”
Jennifer T.
Austin, TX
[Property Photo]
“We wanted to build passive income but didn't have time to manage properties ourselves. Rent Ready S8 found us two properties, handled both renovations in 8 weeks, and got tenants placed within 3 weeks of completion.”
David and Sarah K.
Denver, CO
[Property Photo]
“I started with $85k. After 14 months, I have 4 properties, all tenanted, and I still have $62k liquid. Each cash flows $280-320/month. I'm on track for a fifth by summer.”
Marcus L.
Seattle, WA
Real metrics from our Section 8 BRRRR deals in Toledo
20-25%
Equity Created at Purchase
Buy below market value
75%
LTV Cash-Out Refinance
Industry standard refinance terms
$0 - $8k
Cash Left in Deal
After refinancing
$200 - $350
Monthly Cash Flow
After mortgage payment
50-100%+
Return on Cash Left In
Based on cash remaining in deal
Most investors see their first rent check 5–8 months after signing.
1–3 months
Your time: ~2 hours total
Strategy call, property sourcing, due diligence, and closing. Timeline depends on deal availability and title work — both vary deal to deal.
2–3 months
Your time: Photo updates only
Full renovation to Section 8 standards, HUD inspection prep, and all permit work. You'll get progress photos throughout.
1–3 months
Your time: ~30 min (lease approval)
Tenant screening, Section 8 inspection, and lease signing. Housing authority controls inspection scheduling, which affects timing. First HUD payment arrives 30–45 days after move-in, then rent deposits monthly.
See how the numbers work with your own deal. Adjust the inputs and watch your returns update in real-time.
Fixed service fee (not editable) — see what this replaces
Annual Cash Flow
$6,326
Cash-on-Cash Return
59%
With $100,000 you could acquire
9
properties
Our flat fee covers everything from finding the deal to placing a quality tenant. Compare what you'd pay doing it yourself or using typical turnkey providers.
4-6 flights to Toledo for walkthroughs
Hotel stays and rental cars
Vetting contractors remotely
Managing renovations from out of state
Learning Section 8 regulations yourself
Vacancy costs while you figure it out
Costly mistakes from inexperience
$15-20k+
in time, travel, and mistakes
Hidden markup in purchase price
You pay retail, not wholesale
Less equity from day one
Inflated appraisals may not refinance
No transparency on true costs
Fee buried where you can't see it
Can't finance the hidden fee
$15-25k+
hidden in inflated pricing
Deal sourcing and negotiations
Full renovation management
Section 8 paperwork and inspections
Lead testing and certification
Tenant screening and placement
Rent rate negotiations with HUD
Lender intros and PM transition
$12,000
flat fee (financeable)
Vacancy Risk
Section 8 tenants stay 5+ years on average. Massive waiting lists ensure quick re-leasing.
Rent Default
Government pays 70-100% of rent directly to you. More reliable than private tenants.
Repair Costs
We renovate to HUD standards before tenant placement. Properties start in excellent condition.
Market Decline
You buy at 20-25% below ARV, creating an equity buffer against market fluctuations.
No hidden fees. No surprises. Just straightforward pricing.
| Fee Type | Typical Manager | Us |
|---|---|---|
| Monthly management | 12-15% of rent | 10% of rent |
| New tenant placement | 1 full month of rent | $0 |
| Section 8 management surcharge | $25-50/month | $0 |
| Annual inspection coordination | $100-200/year | $0 |
| Lease renewal fee | $150-300 | $0 |