BiggerPockets Real Estate Podcast
Episode: How Many Rentals Can One Person Actually Manage?
Host: Dave Meyer (A) with Guest Henry Washington (B)
Date: November 19, 2025

Episode Overview

In this episode, Dave Meyer and Henry Washington tackle a crucial question for every real estate investor: How many rental properties can one person realistically manage themselves, and when is it time to hire help? Pulling from their own experience and the BiggerPockets community, they break down self-management versus professional property management, discuss efficient deal analysis, and answer additional listener questions about BRRRR strategy neighborhoods and how to prepare before buying the first property. The tone is informal, insightful, and full of tangible, real-world advice.

Main Discussion Points & Insights

1. How Many Rentals Can One Person Manage? (00:00 – 09:33)

• Community Question: Austin from California asks about the limits of self-managing rentals and the systems required for scale.

• Henry's Experience:

  • Henry managed up to 65-75 units by himself before hiring a property manager, though "not well."
    • “I got to about 65, 75 units seriously before I hired out a property manager.” (01:40, B)
    • Key to his ability: Excellent tenant selection, reducing tenant-related headaches.
    • Real challenge emerged with multiple turnovers at once and balancing with other business (flipping 15-20 homes/year).

• Dave's Perspective:

  • Hit his management limit at 10 units (while maintaining a full-time job).
  • Outsourced maintenance first, kept tenant selection and leases in-house.
  • Distinction between Property Management (tenant relations, rent, fixing issues) and Asset Management (strategy, improvements, selling, etc.)
    • “Property management, it’s not even that time consuming. It’s just the, when the time comes, is very variable and you need to be very flexible.” (05:54, A)

• When to Hire a Property Manager:

  • It becomes essential when vacancy times increase, maintenance lags, or you begin to drop the ball on proactive care.
  • Dave found outsourcing allowed for faster growth: “I wish I did it sooner…that was what was holding me back.” (06:15, A)

• Building vs. Managing:

  • Past a certain unit threshold (about 30+ doors), self-managing is essentially running a property management company: need systems, people, processes.
    • “Once you get past a certain point…if your portfolio is big enough, you’re not self managing. … You’re just building a property management company in house.” (07:37, B)

• Memorable Moment:

  • Henry describes vacationing in Hawaii and receiving a text that someone drove through one of his houses—his property manager handled everything:
    • “I literally didn’t think about it again after I got that text message and I was like, great decision here.” (07:07, B)

• Notable Quote:

  • “If you can analyze deals and pick tenants, you’re 90% of the way there.” (02:52, A)

2. Keys to Analyzing Deals Quickly & Confidently (12:44 – 19:09)

• Community Question: Shahab in Irving, Texas asks about analyzing deals swiftly, especially small multifamily or house hacks.

• Henry’s “Back of the Napkin” Method:

  • Initial screening is fast—look for rough ballpark viability (e.g. does it meet or beat the 1% rule?).
  • Reserve deep spreadsheet analysis for “level two” – only for serious contenders after first pass.
    • “Level one should be something you can do quickly that just lets you know what offer will get you in the ballpark.” (14:41, B)

• Dave’s Step-by-Step Process:

  1. Market Knowledge & Buy Box: Does this property fit your location, property type, and price (disqualify quickly if not)?
     • “It’s less about math. It’s mostly about knowing what you want.” (16:12, A)
  2. Calculator Analysis: Only for properties that pass step one, takes 10–15 minutes. Tools like the BiggerPockets calculator are handy.
  3. Double Check with Local Experts: Before offering, verify assumptions with your property manager/agent.
     • “A calculator is only as good as the numbers you put into it. If you’re just wrong on rent…you’re just wrong.” (17:05, A)

• Insight:

  • Don’t spend more than 30 seconds–a few minutes on step one; most deals won’t pass. If too many do, “your criteria are probably not strict enough.” (18:32, A)

3. BRRRR in C/D Neighborhoods – Does It Work? (21:32 – 27:58)

• Community Question: Salvatore in Rochester, NY wants to BRRRR but only sees viable cash deals in C or D neighborhoods. Is that a problem?

• Location & Strategy:

  • Lower-tier neighborhoods on average appreciate less than A/B, but there are exceptions.
  • Success depends on your goals:
    • If you want appreciation: A/B are better bets.
    • If you want forced equity/cash flow: C/D can work well, as long as you buy deeply discounted properties and renovate.
    • “The reason you do the BRRRR is because you don’t need market appreciation. You’re forcing that appreciation.” (26:03, A)
    • “If you’re able to get into a property in a B or C class neighborhood…getting the equity bump on the buy, you’re forcing the appreciation, it’s cash flowing and you can pull 50% of your cash out. It’s pretty solid win in my book.” (27:58, B)

• Big Caution:

  • Don’t overpay in C/D neighborhoods expecting appreciation to bail you out.
    • “Are you paying cash for a property at retail value and then renovating it and then hoping the market appreciates?... That’s not going to work.” (25:07, B)
  • Take time to know the neighborhood and market dynamics (10-year appreciation, tenant demand, etc).

4. Is It Ever Too Early to Take Action? (28:42 – 31:47)

• Community Question: Erica from Washington plans to house hack in about a year but wonders if now is too soon to talk to lenders or take action steps.

• Advice:

  • It’s never too early. Familiarize yourself with the process, meet lenders, attend local meetups, and get your finances in shape.
    • “Absolutely … I think it is very normal to spend a half a year or a year getting comfortable with the idea of investing before actually doing it.” (29:21, A)
  • Talking to lenders is useful – they’ll help you understand what you can afford and what to save for.
    • “Be honest with the lender and they will have an honest conversation with you.” (29:07, A)

• Preparedness vs. Fear:

  • There’s a difference between being thorough and stalling out of fear.
    • “Preparedness and fear are different questions. If you know you want to do this and you’re committed…do that, that’s just smart.” (31:02, A)

Memorable Quotes

• “If you can analyze deals and pick tenants, you’re 90% of the way there.” — Dave (02:52)
• “Once you get past…30 doors plus…You’re just building a property management company in house.” — Henry (07:37)
• “I literally didn’t think about it again after I got that text message and I was like, great decision here.” — Henry, on hiring a property manager (07:07)
• “If more than like 30% of the things you look at pass step one, your criteria are probably not strict enough.” — Dave (18:32)
• “The reason you do the BRRRR is because you don’t need market appreciation. You’re forcing that appreciation.” — Dave (26:03)
• “Preparedness and fear are different questions.” — Dave (31:02)

Timestamps for Key Segments

• Limits of Self-Managing Rentals: 00:00 – 09:33
• Streamlining Your Deal Analysis: 12:44 – 19:09
• BRRRR in Lower-Tier Neighborhoods: 21:32 – 27:58
• Prepping Before Your First Purchase: 28:42 – 31:47

Tone & Style

Dave and Henry are friendly, candid, and use lots of real-world, “in the trenches” examples. They occasionally poke fun at themselves and each other, and their advice is actionable yet realistic—acknowledging that every investor’s “limit” and best path are highly individual.

Takeaways

• Most can manage 5-10 rentals solo if working full time; more if you make it your day job and install good systems.
• Learning to choose good tenants and deals is far more powerful than any property management hack.
• Don’t get stuck in analysis paralysis: speed comes with experience, but knowing your “buy box” and market trumps any spreadsheet.
• BRRRR can work in C/D neighborhoods if you buy right and don’t count on market appreciation.
• It’s never too early to get educated and start practical steps—even a year before your first purchase.

For more advice or to ask your own questions, join the BiggerPockets forums and community.