Seattle Realestate

November 27, 2025

If you are just starting to explore Seattle real estate or thinking about buying your first rental anywhere, it can feel overwhelming and confusing. As a Seattle real estate agent who also owns seven properties by age 34, I’ve made decisions I’d absolutely repeat and a few I would handle differently if I could go back to my early twenties. When you are new, it is easy to get stuck overthinking timing, down payments, repairs, and long-term risks. The truth is, you learn a lot by doing—but you can shortcut that learning curve by borrowing someone else’s experience. In this post, I am looking back at my own journey, starting with my first purchase at 24, and breaking down the five key things I would tell my 22-year-old self if I had to start real estate investing all over again today.

Why Listen to This Advice?

I am a full-time real estate agent in Seattle, Washington.
I own seven properties, many of which are rentals.
My first investment was a modest Seattle condo purchased for around $300,000 with about $10,000 down.
Today, that same property has gained well over $200,000 in equity.

These are not theoretical ideas—they are lessons learned from real deals, real tenants, and real maintenance bills.

The 5 Things I’d Do If I Started Real Estate Investing Again

1. Invest As Soon As Possible in Something That Will Appreciate

If I could go back, the first thing I would tell my younger self is simple: get into real estate as soon as you reasonably can.

Real estate, like the stock market, has historically appreciated over time. The power is in the combination of:

Long-term appreciation
Mortgage paydown
Rental income

My own example:

I bought my first property in Seattle at age 24.
Purchase price was about $300,000.
I started with roughly $10,000.
Today, that property is worth somewhere around $450,000 to $500,000.
The equity gain is likely in the $200,000+ range over about 10 years.

For a modest property, that is a significant leap in net worth. Looking back, I would tell myself:

Do not wait for the “perfect” time.
Focus on buying a solid, well-located property in an appreciating market.
Plan to hold as long as possible to let appreciation and loan paydown work for you.

The longer you own, the more time the market has to work in your favor.

2. Use Lower Down Payments Strategically (3–12% Down)

The second thing I would emphasize to my younger self is that it is okay to put less than 20% down—as long as you fully understand the trade-offs and have a plan.

There is a common belief that you must have 20% down to invest. In reality:

Putting 3–12% down can help you get into the market sooner.
It can also allow you to diversify, instead of tying all your money up in a single property.

However, you need to understand private mortgage insurance (PMI):

PMI is charged when you put less than 20% down.
It is essentially insurance for the lender on the difference between your down payment and 20% equity.
If you put 20% down, you typically avoid PMI.
If you put less than 20% down, PMI is added to your monthly payment.

To use low down payments wisely, have a clear plan for how you will eventually remove PMI:

Options include:

Letting the property appreciate until your equity reaches 20% or more, then requesting PMI removal.
Making additional principal payments to reach 20% equity faster.
Refinancing into a new loan once you have enough equity or better terms.

The key mindset shift:

Lower down payments are a tool, not a mistake—if you understand the costs, have reserves, and have a strategy for the long term.

3. Learn to Do As Much As You Can Yourself Before Hiring Out

The third thing I would tell my 22-year-old self is to learn the jobs you plan to outsource later. This applies to property management, basic maintenance, and understanding how your properties actually work.

Areas I would focus on learning:

Property Management Basics

How to screen tenants properly
How to write and use a solid lease
How to market a rental and show it
How to set expectations and communicate clearly

Even if you plan to hire a property manager later, knowing these steps helps you:

Evaluate property managers better
Understand what you are paying for
Step in if something goes wrong

Basic Maintenance and Repairs

There is a fear that being a landlord means constantly fixing toilets and dealing with emergencies. In reality, many basic repairs are manageable if you are willing to learn:

Examples:

Fixing minor toilet issues
Simple plumbing adjustments
Small cosmetic repairs (paint, caulk, patching)
Projects like tiling a backsplash or doing light handyman work

You do not need to become a full-time contractor, but:

Watching a few tutorials
Attempting smaller projects
Learning terminology and processes

All of that helps you:

Understand what contractors are doing
Judge whether a quote is fair
Appreciate the value of skilled labor

Learning first, then outsourcing, gives you control, insight, and confidence as an investor.

4. Treat Your Real Estate Portfolio as a Retirement Plan

The fourth mindset shift I would give my younger self is to see real estate as a long-term retirement strategy, not just a short-term investment.

My personal approach has been:

Acquire as many quality properties as I reasonably can.
Focus on paying them off over time.
Use the future rental income as my version of a retirement account.

Why this approach makes sense to me:

National debt continues to rise.
Taxes are likely to increase over time.
The future of programs like Social Security is uncertain.

Real estate offers:

Tangible, real-world assets.
Income streams in the form of rent.
Equity growth through appreciation and loan paydown.

This strategy is not effortless. Compared to simply investing in the stock market, real estate:

Requires more management.
Comes with occasional headaches (tenants, repairs, vacancies).
Demands more hands-on involvement or oversight.

However, if you are willing to do the work (or build a trustworthy team), the payoff can be significant. I would encourage my younger self to:

Learn from podcasts, books, and other investors.
Decide early whether this long-term, income-focused model fits their personality.
Commit to building a portfolio that can one day support their lifestyle.

5. Always Factor in Ongoing Maintenance and Operating Costs

The fifth lesson is one I wish I had understood much earlier: your down payment is only the beginning.

As a new investor, it is easy to think:

“I have the down payment saved—so I can afford this property.”

What I failed to fully factor in on a few purchases were the ongoing costs, such as:

Regular maintenance (landscaping, cleaning, seasonal upkeep)
Unexpected repairs (windows, doors, appliances, pool heaters, water heaters, roofs)
Operating expenses that show up annually or irregularly

Before purchasing, I would now force myself to run the numbers on:

Monthly and annual maintenance estimates
A realistic reserve budget for repairs
Replacement timelines for major systems (roof, HVAC, water heater, etc.)

Questions I would ask:

What does it actually cost to keep this property in good condition each year?
What surprises could realistically happen in the next five years?
Do I have the reserves to handle those without panicking?

A deal only works if you can afford both the down payment and the ongoing responsibility of ownership.

Final Thoughts: What Would You Tell Your Younger Self?

Looking back from age 34 with seven properties, these are the five things I would firmly tell my 22-year-old self:

Get into real estate as early as you responsibly can.
Use lower down payments strategically and understand PMI.
Learn to manage and maintain property yourself before outsourcing.
Treat your portfolio like a long-term retirement plan.
Always run the numbers on maintenance and operating costs—not just the purchase price.

If you are just getting started, ask yourself: