The hidden cost of leverage: Why today’s real estate investors need to be more conservative than ever

For decades, leverage has been one of the greatest wealth-building tools available to real estate investors. The ability to control a large asset with a relatively small amount of cash has helped countless investors build portfolios, generate passive income and create long-term wealth.

But somewhere along the way, many investors began treating leverage itself as the investment strategy. In today’s market, that approach can be dangerous.

With property values near historic highs, interest rates significantly above the levels investors enjoyed during the 2010s and operating expenses continuing to climb, investors who maximize real estate leverage often discover that their “cash-flowing asset” produces little cash flow at all.

The difference between a successful rental property and a struggling one is often not the property itself—it is how much debt is attached to it.

Why buying right matters more than ever

Older generations of investors often referenced the “1% Rule.” The concept was simple: A rental property should generate monthly rent equal to at least 1% of the total acquisition cost, including renovations.

A property purchased and renovated for $200,000 should ideally generate $2,000 per month in rent. The rule was never perfect, but it served as a useful screening tool because it provided a margin of safety.

Today’s investors face a much different environment.

Rapid appreciation over the last several years has pushed property values higher than rents in many markets. As a result, finding properties that meet the 1% benchmark has become increasingly difficult. Many investors respond by accepting lower returns while simultaneously increasing real estate leverage to make deals work.

That combination can be particularly dangerous.

When investors pay premium prices and then finance 75%, 80% or even more of the property’s value, they leave little room for error if rents soften, vacancies increase or unexpected repairs occur.

The expenses many investors underestimate

One of the most common mistakes made by new investors is focusing solely on the mortgage payment while ignoring the true cost of ownership. 

Rental properties generate far more expenses than principal and interest payments. Owners must account for:

• Property taxes
• Insurance
• Maintenance and repairs
• Capital expenditures
• Vacancy losses
• Leasing costs
• Property management
• Legal and accounting expenses
• Utilities and common-area costs (multifamily)

In practice, operating expenses consume a significant portion of rental revenue. Industry benchmarks often place multifamily operating expense ratios between approximately 35% and 50% of gross income, with many larger or older properties trending toward the higher end of that range.

Single-family rentals vary considerably by market and property type, but many investors underestimate how much income is lost to taxes, insurance, maintenance, vacancy and reserves over time. Industry analyses commonly place operating expenses in the 35% to 50% range before debt service.

The problem is not merely expenses. The problem occurs when investors layer excessive debt on top of those expenses.

A property may appear profitable before financing costs, yet become a break-even or negative-cash-flow investment once a highly leveraged mortgage is added.

The BRRRR strategy’s most overlooked risk

Few investing strategies have gained more popularity than BRRRR: Buy, Rehab, Rent, Refinance, Repeat. At its best, a BRRRR strategy can be an effective method for recycling capital and expanding a rental portfolio. At its worst, it can encourage investors to extract every dollar of available equity from a property.

Many BRRRR investors focus heavily on one question: “How much cash can I pull out during the refinance?”

A better question may be: “How much debt should I leave on the property?”

The refinance stage is where many investors unintentionally create future problems.

By refinancing to the maximum loan-to-value ratio, investors increase monthly debt service while reducing future cash flow. What initially feels like a successful refinance can become a long-term burden if rents fail to rise as projected or expenses exceed expectations.

The irony is that many investors celebrate getting all of their cash back out of a deal while ignoring the cumulative cost of doing so.

The transaction costs nobody talks about

Every stage of a heavily leveraged real estate investment carries costs.

An investor may incur:

• Acquisition closing costs
• Loan origination fees
• Hard-money interest
• Construction financing costs
• Appraisal fees
• Refinance closing costs
• Title expenses
• Recording fees
• Additional lender reserves

Individually, these costs may seem manageable. Collectively, they can consume tens of thousands of dollars.

Many investors become so focused on recovering their original cash investment that they overlook the fact that every refinance effectively restarts portions of the financing process and adds new transaction expenses. Over time, these costs reduce overall returns and increase the amount of leverage attached to the asset.

Cash flow is more important than maximum leverage

The ultimate purpose of a rental property is not simply to own real estate. It is to produce sustainable returns.

A property that generates strong, consistent cash flow with moderate leverage is often a superior investment to a highly leveraged property with little or no monthly profit.

Investors should stress-test every acquisition by asking:

• What happens if rents decline?
• What happens if vacancy doubles?
• What happens if insurance increases?
• What happens if a major repair occurs during the first year?
• What happens if interest rates remain elevated longer than expected?

If the investment only works under perfect conditions, it may not work at all.

A margin of safety never goes out of style

Real estate investing has always rewarded patience and discipline.

The investors who survive multiple housing market cycles are rarely the ones who maximize real estate leverage. They are typically the ones who maintain adequate reserves, buy at reasonable prices, and leave enough equity in their properties to withstand unexpected challenges.

In today’s environment of elevated values, higher borrowing costs and increasing operating expenses, conservative underwriting is no longer optional.

The goal should not be to borrow the most money possible. The goal should be to build a portfolio that remains profitable even when things do not go according to plan.

Because in real estate investing, leverage can accelerate wealth creation—but it can accelerate mistakes just as quickly.

Jesse Brewer is a local county commissioner in Boone County, Kentucky, and has been serving his constituents for 8 years. 
This column does not necessarily reflect the opinion of HousingWire’s editorial department and its owners. To contact the editor responsible for this piece: zeb@hwmedia.com.