Rent To Retirement: Building Financial Independence Through Turnkey Real Estate Investing

Where should you invest in real estate in 2027? 🏡 In this BiggerPockets webinar replay, Dave Meyer and Rent To Retirement founder Zach Lemaster explain how to evaluate rental markets, compare deals, and use builder incentives to improve projected cash flow.

🗓️ Schedule a Free Consultation:
⁠⁠⁠https://hubs.ly/Q04wZWv40⁠

📍 PICKING A MARKET
Start with your goals, not the “best” market. Your budget, time horizon, and management style should guide your decision.

Zach’s criteria include:
✓ Landlord-friendly, business-friendly, tax-favorable states
✓ Median home prices under $400,000
✓ Metros with 40%+ renters, paired with mostly owner-occupied neighborhoods
✓ Diverse economies that don’t depend on one industry
✓ Secondary markets near major metros, including the Tampa-to-Orlando corridor

San Antonio is a featured example, with a diverse employment base and new construction opportunities discussed below $300,000.

💰 BUILDER INCENTIVES: THE DEAL COMPARISON
Dave and Zach analyze two duplexes under the same market conditions:
• $339,000 MLS duplex: approximately $110/month in projected cash flow and 1.25% cash-on-cash return.
• New construction duplex: a $106,000 incentive, split between a rate buydown and cash back, produces a roughly 14% cash-on-cash estimate in their discussion.
• $325,000 single-family home: a $57,000 incentive produces a roughly 10% estimate in the live analysis.

Zach explains why builders need to move inventory and how bulk purchases create negotiating power. He describes typical incentives of 8%–14%, with amounts and uses varying by property.

📅 Q4 2026: THE SHORT-TERM RENTAL TAX STRATEGY
Learn about the year-end strategy Zach discusses involving a qualifying short-term rental and cost segregation. His example estimates potential deductions around 30% of the purchase price—approximately $90,000 on a $300,000 property.

Zach also discusses RTR’s first short-term tenant placement guarantee. Ask the team about program terms. Closing alone does not establish tax eligibility; consult a real estate CPA about placed-in-service timing, participation requirements, and your circumstances.

⏱️ CHAPTERS
0:00 Welcome to the BiggerPockets webinar
4:10 Meet Dave Meyer and Zach Lemaster
7:31 Start with your investing goals
10:06 Cash flow, appreciation, and market fundamentals
11:58 Where to find market data
17:03 Zach’s market selection checklist
18:45 Sun Belt and secondary markets
20:01 Risks of relying on one industry
21:26 Why San Antonio?
24:54 Analyzing the $339,000 MLS duplex
28:54 Buying new construction in bulk
34:56 The $106,000 builder incentive
38:34 Combining rate buydowns and cash back
44:35 Reviewing the 14% return estimate
46:53 The $325,000 single-family example
50:17 Q4 tax strategy and cost segregation
52:53 Working with Rent To Retirement
54:33 Q&A: First out-of-state rental
56:28 Builder credits and 1031 exchanges
57:52 International investors and property management
58:57 Cash-back tax considerations
59:50 CapEx reserves and neighborhood classifications
1:01:19 Final takeaways

Disclaimer: This episode is for educational purposes and does not constitute investment, tax, or legal advice. Prices, rents, financing terms, incentives, and availability discussed reflect examples shared at the time of recording and may change. Financing is subject to lender approval and borrower qualifications. Cash flow, appreciation, and investment returns are not guaranteed.

🗓️ Schedule a Free Consultation:
⁠⁠https://hubs.ly/Q04wZWv40

📺 Subscribe to the YouTube Channel:
⁠⁠https://www.youtube.com/channel/UC_h1lnz1kM75Gj79VV8QtEg⁠⁠

🎧 Listen to the Rent To Retirement Podcast on the Go:
⁠⁠https://podcasters.spotify.com/pod/show/renttoretirement⁠⁠

📬 Join Our Newsletter Email List:
Submit your info at the top right corner of the page:
⁠⁠https://renttoretirement.com⁠⁠

#RealEstateInvesting #RentToRetirement #BiggerPockets #RentalProperties #NewConstruction

This episode is sponsored by…

NCH:
Set up an LLC to protect your investments! – https://nchinc.com/rtr

Looking for rental properties near Nashville? Franklin and Clarksville offer two different approaches to Tennessee real estate investing—but how do you decide which fits your goals?

Matthew Seyoum sits down with Scott Pastel, a real estate professional with 21 years of experience, to explore Franklin’s luxury townhomes and Clarksville’s employment-driven rental market. They discuss purchase prices, rental income examples, new construction, and why the team managing your property matters just as much as the market you choose.

📍 Learn how local employers, neighborhood selection, and leasing strategies factor into evaluating an investment. Scott also explains how his team approaches tenant placement, seasonal lease renewals, and managing properties for out-of-state investors.

⏱️ EPISODE CHAPTERS
0:00 Introduction
0:53 Meet Scott Pastel and his real estate team
2:16 Why the team focuses on new construction
3:45 Looking beyond downtown Nashville
4:24 Franklin, Tennessee: Luxury rental opportunities
7:12 Franklin purchase prices and rental income examples
8:15 Matching a property to your investment goals
9:32 Clarksville: Location and market overview
10:24 Fort Campbell, manufacturing, and local employment
12:40 Why your local investment team matters
13:43 Property management and leasing strategies
14:39 Listing photos, guided showings, and dedicated leasing agents
16:51 Investing from a distance
17:17 Tenant-occupied properties and builder relationships
18:14 Interest rate buydowns and newer construction
19:46 Builder incentives and closing thoughts

Disclaimer: This episode is for educational purposes and does not constitute investment, tax, or legal advice. Prices, rents, financing terms, incentives, and availability discussed reflect examples shared at the time of recording and may change. Financing is subject to lender approval and borrower qualifications. Cash flow, appreciation, and investment returns are not guaranteed.

📧 Got a question or story to share?
Email us at: ⁠podcast@renttoretirement.com⁠

👍 Like this episode? Hit the thumbs up, subscribe, and turn on notifications so you don’t miss the next one!

💬 Comment below with your biggest takeaway from this episode!

🌐 Explore turnkey investing opportunities: ⁠⁠https://www.renttoretirement.com⁠⁠

🗓️ Schedule a Free Consultation:
⁠⁠https://hubs.ly/Q04wZWv40

📺 Subscribe to the YouTube Channel:
⁠⁠https://www.youtube.com/channel/UC_h1lnz1kM75Gj79VV8QtEg⁠⁠

🎧 Listen to the Rent To Retirement Podcast on the Go:
⁠⁠https://podcasters.spotify.com/pod/show/renttoretirement⁠⁠

📬 Join Our Newsletter Email List:
Submit your info at the top right corner of the page:
⁠⁠https://renttoretirement.com⁠⁠

#TennesseeRealEstate #ClarksvilleRealEstate #FranklinTN #RealEstateInvesting #RentToRetirement

This episode is sponsored by…

NCH:
Set up an LLC to protect your investments! – https://nchinc.com/rtr

Can a rental property help reduce your taxable W-2 income? 🏡 Matthew Seyoum and Tommy Brown break down the short-term rental loophole, cost segregation, and the questions investors should ask before pursuing this strategy in 2026.

Using a $300,000 property as an example, they discuss approximately $90,000 in potential deductions—and why a deduction is different from actual tax savings. They also explore material participation, Rent To Retirement’s tenant placement program, and how builder incentives can affect your investment numbers.

Whether you’re buying your first rental or expanding your portfolio, this episode offers a practical look at evaluating tax benefits alongside cash flow and your long-term goals.

📌 In this episode:
• Cost segregation versus the short-term rental tax strategy
• Material participation and the “substantially all” discussion
• Combining potential tax benefits with builder incentives
• Cash back, cash flow, and portfolio planning
• Depreciation recapture and considerations when selling

⏱️ Timestamps:
0:00 Introduction
0:08 RTR’s tenant placement program
1:30 How the STR strategy may offset active income
3:33 $300K property example: potential deductions
4:22 Cost segregation explained
5:55 Working with your tax professional
7:16 Real estate professional status and STR participation
9:19 The “substantially all” participation discussion
10:14 Combining tax benefits with builder incentives
12:32 Matthew’s investment example and cash-flow tradeoffs
13:10 Selling, depreciation recapture, and 1031 exchanges
14:30 Connect with an RTR investment strategist

📧 Got a question or story to share?
Email us at: ⁠podcast@renttoretirement.com⁠

👍 Like this episode? Hit the thumbs up, subscribe, and turn on notifications so you don’t miss the next one!

💬 Comment below with your biggest takeaway from this episode!

🌐 Explore turnkey investing opportunities: ⁠⁠https://www.renttoretirement.com⁠⁠

🗓️ Schedule a Free Consultation:
⁠⁠https://hubs.ly/Q04wZWv40

📺 Subscribe to the YouTube Channel:
⁠⁠https://www.youtube.com/channel/UC_h1lnz1kM75Gj79VV8QtEg⁠⁠

🎧 Listen to the Rent To Retirement Podcast on the Go:
⁠⁠https://podcasters.spotify.com/pod/show/renttoretirement⁠⁠

📬 Join Our Newsletter Email List:
Submit your info at the top right corner of the page:
⁠⁠https://renttoretirement.com⁠⁠

#RealEstateInvesting #ShortTermRentalLoophole #CostSegregation #RentToRetirement #RentalProperties

👉 Click here: ⁠https://hubs.ly/Q04wZWv40⁠ to learn more about this program and speak with the RTR team to answer all your questions!

💰 How the 2026 Strategy Works

Learn how EVERYONE can use a cost segregation study to offset 5 or 6 figures of taxable income from your W2 (or any income source) in 2026, even if this is your very first rental! No real estate professional status needed!

Here’s how it works:

You buy a vacant new construction rental property from RTR, where you can receive up to $30K+ in incentives to be used as cash back, a rate buydown, or a price reduction—the choice is yours.
You take about 10 minutes to set up an Airbnb short-term rental listing following RTR’s guide.

RTR rents your home for 2–5 nights. You do NOT need to furnish the home. This establishes the home as a short-term rental for 2026 under the strategy discussed in the episode, potentially allowing you to use a cost segregation study to write off approximately 30% of the home value against your income in 2026.

RTR estimates 30% based on its experience. Example: a $300K home could potentially generate approximately a $90K tax deduction.

You can continue managing the property as a short-term rental, or turn it over to RTR’s management teams beginning January 1, 2027.
The potential result: 5 to 6 figures in 2026 tax savings while acquiring a quality new-construction rental property in a growing market.
And with the combination of RTR cash-back incentives plus potential tax savings, you could potentially recover a substantial portion of your original down payment—dramatically increasing your effective ROI.

That’s how Rent To Retirement helps investors pursue early retirement through real estate investing.

👉 Click here: ⁠https://hubs.ly/Q04wZWv40⁠ to learn more about this program and speak with the RTR team to answer all your questions!

⏱️ Timestamps

0:08 – How cost segregation can potentially offset active income
0:44 – Using the strategy with your very first rental property
1:11 – Combining RTR incentives with potential tax savings
2:18 – Why the 2026 program has limited availability
3:40 – How cost segregation works
4:26 – Using the short-term rental strategy without real estate professional status
5:14 – Passive losses vs. active income
5:37 – Important tax and legal disclaimer
5:59 – Estimating depreciation with a cost segregation study
6:53 – The 30% cost segregation example
7:23 – How a $300K property could generate an estimated $90K deduction
7:47 – Example: reducing $100K of taxable income
8:08 – What happens when deductions exceed your income
8:30 – Depreciation recapture and 1031 exchanges
8:54 – The short-term rental strategy explained
9:40 – The “substantially all” work test
10:12 – Three potential material participation paths
11:17 – Why the substantially-all test matters
11:39 – The under-7-day average stay requirement discussed
12:27 – Setting the property up on Airbnb
13:53 – Why the home does NOT need to be furnished for RTR’s placement
14:32 – What happens after the initial short-term rental stay
14:52 – Transitioning to property management in 2027
16:08 – Limited inventory and available new-construction properties
17:11 – Fort Pierce, Florida property example
17:56 – $339K property and 13% incentive breakdown
18:46 – Cash-back and cash-flow example
19:28 – Combining potential tax savings with RTR incentives
20:46 – Potential triple-digit ROI explained
21:29 – The 2–5 night RTR tenant placement process
22:47 – Alabama and Florida property examples
23:58 – Final recap and why timing matters in 2026

⚠️ Tax Disclaimer: This content is for educational purposes only and is not tax, legal, or financial advice. Tax outcomes depend on individual circumstances. Consult a qualified CPA, tax professional, or attorney regarding your specific situation.

👉 Click here: ⁠https://hubs.ly/Q04wZWv40⁠ to learn more about this program and speak with the RTR team to answer all your questions!

This episode is sponsored by…

NCH:
Set up an LLC to protect your investments! – https://nchinc.com/rtr

BLUPRINT HOME LOANS:
Get pre-approved with one of RTR’s preferred lenders at - https://bluprinthomeloans.com/renttoretirement/

What did investors really have to say at BPCon 2026—and what could sitting on the sidelines cost you? 🏡

Matthew Seyoum and Tommy Brown share their biggest takeaways from the BiggerPockets conference, including how conversations have changed from previous years. From frustration with the BRRRR strategy to growing interest in turnkey rental properties, hear what investors are considering as they navigate today’s real estate market.

Whether you’re researching your first rental property or expanding your portfolio, this episode explores why investors are rethinking their strategies, widening their search, and looking beyond monthly cash flow.

📌 In this episode:
• Why some BRRRR investors are exploring turnkey rentals
• How investor expectations have shifted since past conferences
• Historical stock market declines and home price comparisons
• Four potential benefits of rental ownership: cash flow, tax advantages, appreciation, and loan paydown
• Builder incentives, interest rate buydowns, and the opportunity cost of waiting
• Portfolio diversification versus trying to time the market

⏱️ Timestamps:
00:00 – BPCon 2026 recap
02:06 – What investors are saying
04:39 – BRRRR challenges vs. turnkey rentals
06:25 – The cost of sitting out
09:17 – Stock market concerns and diversification
12:12 – Historical stocks vs. home prices
16:58 – Four benefits of rental ownership
20:38 – Waiting for the perfect market
22:15 – Builder incentives and market timing

📧 Got a question or story to share?
Email us at: ⁠podcast@renttoretirement.com⁠

👍 Like this episode? Hit the thumbs up, subscribe, and turn on notifications so you don’t miss the next one!

💬 Comment below with your biggest takeaway from this episode!

🌐 Explore turnkey investing opportunities: ⁠⁠https://www.renttoretirement.com⁠⁠

🗓️ Schedule a Free Consultation:
https://hubs.ly/Q04wZWv40

📺 Subscribe to the YouTube Channel:
⁠⁠https://www.youtube.com/channel/UC_h1lnz1kM75Gj79VV8QtEg⁠⁠

🎧 Listen to the Rent To Retirement Podcast on the Go:
⁠⁠https://podcasters.spotify.com/pod/show/renttoretirement⁠⁠

📬 Join Our Newsletter Email List:
Submit your info at the top right corner of the page:
⁠⁠https://renttoretirement.com⁠⁠

📩 Have Questions for the Podcast?
Send them to: ⁠podcast@renttoretirement.com⁠
Your question might be answered in a future episode!

📧 Got a question or story to share?
Email us at: ⁠podcast@renttoretirement.com⁠

👍 Like this episode? Hit the thumbs up, subscribe, and turn on notifications so you don’t miss the next one!

💬 Comment below with your biggest takeaway from this episode!

🌐 Explore turnkey investing opportunities: ⁠⁠https://www.renttoretirement.com⁠⁠

🗓️ Schedule a Free Consultation:
⁠⁠https://bit.ly/3EE6KjZ

📺 Subscribe to the YouTube Channel:
⁠⁠https://www.youtube.com/channel/UC_h1lnz1kM75Gj79VV8QtEg⁠⁠

🎧 Listen to the Rent To Retirement Podcast on the Go:
⁠⁠https://podcasters.spotify.com/pod/show/renttoretirement⁠⁠

📬 Join Our Newsletter Email List:
Submit your info at the top right corner of the page:
⁠⁠https://renttoretirement.com⁠⁠

📩 Have Questions for the Podcast?
Send them to: ⁠podcast@renttoretirement.com⁠
Your question might be answered in a future episode!

#BPCon2026 #BiggerPockets #RealEstateInvesting #RentalProperties #RentToRetirement