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Rate Headwinds, Opportunity Timing in RE, This Week's Deals & More...
Indy Investor Update #110 | Taking Advantage of Rate Headwinds, Cash Flowing Triplex, Airbnb Deal, Furnished MTR Deal
Tyler Lingle
September 04, 2025
4 minute read | Taking Advantage of Rate Headwinds, Cash Flowing Triplex, Airbnb Deal, Furnished MTR Deal
The big news recently is in the world of interest rates…. ⤵️
The duel between Trump administration and Powell continues to heat up… The Trump’s stance has been widely broadcasted: He wants an alleviation of interest rates. He’s gone so far as to fire the head of Bureau of Labor & Statistics, and now is attempting to fire a Federal Reserve governor (not without some probable cause, as she did commit mortgage fraud… You know the whole lying about a property being your primary to get a better rate… The irony is rich, right?).
Between Trump’s overt bullying of said institutions & extremely questionable labor & economic data, it seems likely we know how this battle will end… Andreas Mueller writes about this duel here, (with much more eloquence than I).
Rates are almost certainly on the down-wind direction. Politically and economically there is pressure in that direction, it’s a matter of time.
Realities Now
Rates are already quite moderate. That’s because the mortgage-backed securities have already priced in a cut. Right now, you can get qualified for an investment property under 7%. FHA / House hack buyers are even a better situation with rates in the low 6’s.
By the time the Fed actually does it’s rate cut magic, the opportunity to get a deal with equity built in would have passed…. With more inventory (options) and lower rates, most outlets are predicting millions more Americans, including many first time buyers, entering the market by Spring ‘26. NAR predicts up to a million more home sales in 2026 versus 2025.
Here in Indianapolis, if we see a 5 as the first number on the rate by February, things will be going absolutely coo-coo. Guess what? Paying $10-20K more for a home wipes out any semblance of rate-savings, makes it harder to gain a profit when you go to sell, and doesn’t take into account the fact you can buy now and refinance.
Tyler, I get it? Don’t be a sheep and follow the herd — What are you saying?
IF, and only IF, you actually have the desire and means to invest or buy real estate in the next 12-18 months, here’s exactly how I’d approach it…
📝 Get pre-approved now. Check out what rate your mortgage lender is actually quoting you now and run some numbers. I bet it’s better than you think.
🐑 Beat the sheep. The sheep — the mass public — will be putting their showing shoes on come April ‘26, and the market will be a Black Friday-esque scenario. Getting out in Sept-Oct-Nov of ‘25 puts you in a huge advantage to score deals 10, 20, 30K less.
🔪 Use your leverage and negotiate hard with sellers. Right now, sellers are starting to get fearful as winter approaches. Active inventory is the highest it’s been in 4 years. Sellers will cash out even if that means taking an L on price.
💸 Consider a temporary 1-year rate buy down. You can negotiate $2500-5000 in seller credits and use that credit to buy down the rate temporarily as you wait for meaningful lower rates & a refinance scenario.
💵 Plan for a refinance to ease monthly payment. I always say, if rates drop 100 bp or more, then that is the time to consider a refinance. If your loan sits at 6.5% or above, then there could very well come a time to refinance in the next 24 months.
This Week’s Deals 🔥
Hand-picked deals both on and off-market!
‼️ Agents, wholesalers, investors, homeowners: Want your deal featured to our 2000+ subscribers in the Indy area? Email me your deal and we will get it on here if it looks like a good fit.
Deal #1: Off-Market Cash Flowing Triplex Surpassing 1% Rule
1126 N Rural St. Indianapolis, IN | Near Eastside
Info Sheet - Rents, expenses, photos, etc.
Fully Leased
$4600 in gross rents, owner pays utilities
Asking $399,900
Deal #2: Turnkey On-Market Duplex
On Market, Duplex
Rented for $1100 / Side, tenants pay all utilities, leases coming up in January & May ‘26
Mechanicals & roof newer / in good condition
Asking $245,000
Deal #3: Bates-Hendricks Beaut - Owner Occupant or Airbnb Play
830 Iowa St. | Recent Client Flip!
Cool story, agent Trent Kiester on Roots team helped client buy this home and referred them to Off-Leash Construction who did a fabulous job on the reno! (See pic below for before / after)
Projected Revenue (Airdna Rentalizer): $84.5K
Asking $419,900
Deal #4: Off-Market Fully Furnished MTR Rental
2 beds, 1 bathroom, 720 sqft.
Comes fully furnished!
Unpriced but likely $175-200K
Has been rented for $2K-2.5K on furnished finder with documentation
As always, this is just a sprinkling of what’s out there. If you are looking for something specific, reply with your specific Buy Box and an expert buyer’s agent on our team will get hunting for you once a connection has been made!
Real Estate Advising
We spend all day every day looking at numbers, sifting through crappy deals to find the 2% worth looking at.
If you want an unbiased opinion on where to focus, where to start, how to start, schedule a time to chat on my Calendly.
No payments needed! Anyone can grab a slot on my calendar for 30 minutes!
The Best Content I’ve Consumed This Week
Alright you guys know that I like to be dialed in with the content I’m consuming both on the person growth & real estate side… Here’s my top recommendations for this week.
GET IN PODCAST with Nate Spangle — How to revive an Indiana small metro - What really happened to Terre Haute (and how to fix it) - The mayor of Terre Haute is only 29… And a stud! Great listen.
Derrick Christy on Roots Podcast — Derrick is the founder of many companies, but most well-known for being founder and CEO of Approved Mortgage. He’s also an expert at raising private capital and now doing syndication work. He’s also just a grounded and amazing guy.
Navigating A Seller’s Market: Shintan Shah’s Guide to Strategic Investing — Great episode from a systems software guy who is dominating Indy real estate. I learned a lot!
The Roots Podcast recently hit a milestone 250 subscribers. Hey, gotta start somewhere! Check out the podcast, do me a favor and press subscribe!
Upcoming Events in Indy for the Investor-Minded!
Our real estate events are always a ton of fun. Laid back, just authentic conversation about real estate, life, and everything in between! They are free and open to anyone, especially the curious.
Thursday, Sept 18th — 4-5:30pm — Real Estate Happy Hour w/ Roots co-sponsored by Neu Real Estate Group & Mamba Mortgage. Find details here!
December Real Estate Masterclass @ Guggman Haus Brewing — Topic: Finding Deals that Actually Make Sense led by Investor-Friendly Agents. Thursday, December 4th, Find details here!
New to Real Estate & not sure where to start?
I got your game plan!
Start by opening your mind and thinking bigger. Rich Dad, Poor Dad. Alex Hormozi. The Roots Podcast. BiggerPockets publishing. Whatever speaks to you!
Schedule a time to chat with us… You do not need to have any experience at all to chat with us! We start from the very beginning even if that means getting educated, building your credit, or simply bouncing ideas off someone!
Check out our Indy Investor Guides & Course. We have a series of videos breaking down how we analyze, run numbers, and maps breaking down the various areas of Indianapolis.
Get a mentor. Preferably someone close to your network that you can offer value, and gain wisdom from in exchange. Do what they say. Don’t know where to find a mentor? Come to our networking events!
Thanks for the read!
I started in real estate in mid-2021 after 4 years teaching in inner-city Indy. I found a passion for real estate after house hacking on Indy’s eastside. In 2023, a partner and I started Roots Realty Co.
Roots is a brokerage team part of the @properties brokerage in Indianapolis. We specialize in helping homeowners & investors Plant Roots & Build Wealth. We offer unique insights into Indy / Investing but also one-of-a-kind networking and education events. Come meet us…
Book a time to chat to delve into your goals! Whether you’re a seasoned vet or complete newbie to all of this.
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