From Handwritten Letters to 14 Units: How a College Freshman With No Credit Built a Cash-Flowing Portfolio

In This Article

Name

Logan George

Location
Tallahassee, Florida

Occupation
Insurance agency owner and real estate investor

Assets
14 rental units, $7,900/month in cash flow

Investment strategy
Direct mail, cold-calling for off-market deals, owner financing, buy-and-hold

Financing
Owner financing, conventional loans, private notes from mentors

Logan George was 18 years old, staring down $1,000 a month in rent for a college apartment he didn’t even want, with $15,000 to his name and no credit history. Instead of signing a lease, he handwrote 200 letters to homeowners in neighborhoods near Florida State.

One person wrote back. That single response became a four-bedroom townhome, three roommates paying rent, and the first domino in a portfolio that now spans 14 units.

Here’s how he built it.

You had no credit and $15,000 to your name. How did you actually buy your first property?

I wrote 200 handwritten letters to people in a few neighborhoods near my school that my dad picked out for me, communities from the late ‘80s and early ’90s with still some appreciation left in them.

One guy wrote back about a townhouse he wanted to sell. Since I couldn’t qualify for a loan, we worked out owner financing. I gave him $10,000 down and paid $110,000 for a four-bedroom townhome, and he covered a $6,000 deficit he had on his own loan and just took my monthly payments as cash flow.

I rented the other three bedrooms to my friends for $335 a room, split the power bill, and ended up getting paid about $500 a month to live there instead of paying rent myself.

How did you find your second and third deals, and what made owner financing keep working for you?

After that first deal, I pulled a list targeting two-to-four-unit properties and just started cold calling, sometimes 200 to 250 calls before getting a yes.

One call led to an older woman with a duplex who’d been getting mail offers for months but never responded to any of them. I offered her $180,000; she agreed on the spot, and I even paid for her move to make it easier for her.

Around the same time, I met Curtis through cold calling, a seasoned investor in his late 60s ready to exit. We agreed on $230,000 for a duplex with an attached garage, and since he was worried about the tax hit from selling outright, he offered to finance part of it himself at 6.75%, with me putting about 25% down.

That relationship turned into an actual mentorship. A year later, he even helped me evaluate a townhouse deal and wrote me a private note to cover what I couldn’t put down myself.

Your biggest deal was actually four duplexes at once. Walk us through how that came together.

I sold a townhouse I’d bought on the MLS, rolled the proceeds into a 1031 exchange, and after a few months of not finding anything, a duplex listing popped up for $225,000.

I found out through the listing agent that the seller actually owned the whole street, four duplexes total, and was dealing with bad tenants and management headaches from out in California. I asked what he’d do if I bought all four, and the agent came back with an offer of $185,000 each if I moved fast and took the whole package. That came out to $750,000 for eight units.

I put a large amount down, and the seller financed $500,000 of it at 6%, interest only.

Those duplexes needed work. What did the renovation and lease-up actually look like?

On day one, total rent across all eight units was only $4,100. Two tenants weren’t paying, and one unit was vacant.

You’ve kept your W-2 the whole time. Why not go all in on real estate now that you’re cash-flowing this well?

I left the car dealership between my first two duplexes because the hours were brutal, but I started an insurance agency right after instead of stopping work entirely.

Giving up a steady income actually slows down real estate growth, not speeds it up. Banks see you as more of a risk without W-2 income, even if your portfolio pays you more. Once your family depends entirely on real estate income, it gets a lot harder to walk away from a mediocre deal out of necessity instead of buying because the numbers are actually good.

Right now, I’m at 14 units total, $17,000 a month in rent, and about $7,900 of that is cash flow after expenses. My portfolio has to be a lot bigger before I’d even consider leaving the W-2.

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