Passive income in the real estate industry is income that is derived from an investment to produce cash flow. This might include purchasing and maintaining investment properties such as:

• Single-family residential rental properties
• Multifamily residential rental properties
• Commercial rental properties

Cash flow comes from the monthly rent paid by tenants, and profit comes from having rents high enough to cover the mortgage and associated operating expenses. Getting the right deal is essential for generating profitable passive income and ensuring you're protected through market swings.

You can improve your lifestyle. 

With enough passive income from real estate investments, you can sustain your day-to-day living. By building income streams that don’t require you to do anything after the initial time investment, the profits are deposited monthly into your bank. This can potentially allow you to do the things that you want to do in your life, including:

• Going from full-time to part-time work
• Changing careers 
• Starting a business based on your passion 
• Supporting different stages of your life

The financial independence, retire early (FIRE) movement is catching on, and for many people, this means aggressive investing and saving so they can enjoy the fruits of their labor for longer. Generating passive income makes this approach even more sustainable in the long run.

Real estate is a smart investment.

Real estate historically appreciates in the long run, so it is widely seen as a smart investment. Real estate is also a great way to diversify your portfolio because the cash flow from investment properties isn’t usually correlated with what is going on in the stock market. Passive income also grows over time due to inflation. Increasing property values usually correlates with increases in passive income because rents will typically increase.

Additionally, if you’re good at and smart about real estate investing, the rates of return can be very attractive, and you can generate enough passive income to cover your expenses which gives you the flexibility to work or not work a traditional job.

Be smart about the deal.

This is the most challenging aspect of creating passive income. Finding the right property to buy at the right price point comes down to doing the research. If you're just starting and don't have a lot of capital, you might want to search for properties in less expensive neighborhoods. Understanding the costs is also essential, so run a lot of spreadsheets with different scenarios, especially if you have limited experience. Understand that you'll need a 20-40 percent down payment based on the scenario and budget accordingly. This might mean buying a property in a smaller town with lower prices. Filter your search by price, and look at the rental market in the area to make sure rents cover your mortgage.

Be connected.

Join local real estate clubs and make it known what you’re looking for. Building connections can help you avoid bidding wars because people will bring deals directly to you. Knowing potential tenants and what kind of space they might need also helps in knowing what type of demand is out there. Local professionals also know where the deals are and may be willing to share a few secrets with you.

Be specific.

Tell people what you are actively looking for, including the property type, price range, location, and any other details. The more people know about exactly what you are looking for, the more likely you are to find the right deal for your situation. The best deals often come from friends and family.

Be prepared.

You need to act quickly when a deal comes your way. Build relationships with brokers, lenders, contractors, and any other people you might need to help you make quick decisions. 

Be disciplined.

Always be actively looking for properties that fit your criteria. Stay within your price range and limit your location search, so you’re not tempted to go outside your predefined limits. It’s also important not to get too attached to a deal because that could lead to poor decisions.

Be mindful of the location.

The farther you get away from your home base, the more difficult it is to manage a property. If your goal is to generate passive income with a manageable time investment, the location of the property is important. If you can't be near the property, it helps to have friends or family close by. Research and pick a location that you feel comfortable with.

Be aware of market trends.

The real estate market is impossible to accurately predict, but there are some trends that are likely to influence it. For example, with an upcoming surge of baby boomers relocating, you can expect a shift in available housing inventory in the coming years.  

Be visionary. 

Think about how a property can be improved and look beyond the surface-level issues. For example, a family that is selling a property owned by a hoarder might be willing to make a deal because they don’t want to handle cleaning it out. If you’re willing to take on (or pay for) that initial effort, it could mean decades of passive income from the investment.

To find residential properties, look for homes in desirable areas that need cosmetic improvements but don’t have major structural issues. If you’re interested in investing in commercial properties such as retail, office, mixed-use, and smaller apartment buildings, look for distressed properties in locations near key traffic arteries.

Take out a traditional loan.

Conventional bank loans have a lot of benefits—they typically have lower rates and are widely available—but they are not always the right fit for investment properties. First of all, not all properties qualify for this type of loan, especially in the commercial realm, so it might not be an option at all. It can also be difficult to get this type of loan if you have nontraditional income streams or bad credit. Most importantly, conventional loans take at least 30 days to close. If you’re competing to purchase a property, a 30 day offer will likely get declined.

Receive an investment from friends and family.

Many people start their real estate investment activities with money from friends or family. This can be a good starting point for the first-time investor—assuming your network has the capital to contribute and the willingness to do it. This approach can also be a good way to raise money for a down payment on a hard money loan, which limits the amount owed to personal connections. You could start an investment fund with like-minded family and friends as well.

Remember speed is essential.

No matter which route you choose, time is of the essence because you must jump on hot opportunities when they arise. Competition can be fierce with cash offers and bidding wars, which is why hard money loans are a great choice for real estate investors.