You're listening to the Master Passive Income Podcast Network.

Welcome to the Master Passive Income Show.

My name is Dustin Heiner, and I'm here to help you create wealth, afford anything you want in life by investing in real estate and achieve financial freedom.

And in today's show, I am super pumped to share with you the key areas, the key cities and states in 2025 that are hot markets where you're going to be able to make cash flow, buy great properties, capture equity, and make a lot of money as you invest in real estate in 2025.

All right, let's start the show.

Welcome to the Master Passive Income Podcast where we talk about investing in real estate with a special focus on making enough money so you can quit your job and live the dream life.

And now here is your host, Dustin Heiner.

What's up?

What's up?

Super blessed as always to have you.

Here with me on the show.

Now, you heard that, right.

We're going to be talking all about the best cities and states for you to invest in to get passive income.

Now, we love investing for passive income, where you make 2, 3, 4, $500 a month or more in passive income from every single property.

I have many, many properties that make me over 500, 600 plus, even I have some properties making me $1,000 a month.

Just imagine if you have one property making you $500 a month in passive income, well, in one year, that is $6,000 without working.

If you had 10 properties, that's $60,000 without working.

My goodness, 20 properties, $120,000 without working.

That is so much money in your pocket where you no longer have to work for somebody else, but you could work for yourself.

Now, there's something super exciting that I.

Also want to talk to you and.

Give you a little bit of understanding about the federal government and what they're doing with the LLCs.

So I got to give you a.

Little back history before you tell you this really, really good News.

So in 2024, Congress or our government, the United States government, they basically said anybody who has an llc, a company, if you have a business that's an LLC anywhere in America, you need to give the federal government your personal, private information.

Even though the states already have them, they're saying, we're going to get past the states and get your information of every LLC you own.

So basically, you had to fill out a form that tells the federal government who owns the LLC what the ownership stakes are.

And here's the great news.

A district court, a federal district court.

In Texas actually struck down or put a injunction against it, basically stopping the enforcement for the federal government to enforce the penalizing.

Like, they still can collect the information if you want to, but they can't penalize you if you do not give them your information.

That is such great news.

This is literally middle of December that this came out.

I personally waited.

I said, you know what?

Lord willing, there's going to be some lawsuits against this and they'll pause or they'll have to stop and not allow this.

I don't want to give them my information if I don't have to.

So I've waited.

But now this beneficial ownership information form that you have to fill out give to the federal government, it's actually, it's not completely dead because federal government can appeal it, bring it back to life, and then we have to go file.

But right now there's a little stay of execution, I guess, as you would call it.

So we don't have to put our.

Information into the federal government.

So here's my perspective is the federal government is.

They're definitely overreaching.

They don't need this information.

The states have this information.

And so what I'm going to do is I'm going to wait until the injunction's gone or released or they go to the Supreme Court and Supreme Court rules in whatever way.

I'm going to wait until something happens that gives us a more definite information of we must file or we don't have to file.

So I'm just going to be patient and I'm really glad I waited this entire year.

So hopefully that's really good news for you, is that if you have not filed that beneficial ownership information form, then you can wait.

Now, if you create an LLC literally this year in 2024, then it was already submitted, which is a bummer.

But, oh, well, you can kill off that llc, start a new one.

So.

But oh, my goodness.

With that, I am super excited.

I am literally buying a new property in Akron, Ohio.

And yes, I'm telling you where I'm investing.

On top of the other great cities that I'm going to share with you today, I'm going to be sharing with you all the fantastic cities that we are going to be investing in.

And acronym is 1.

I'm buying this property for $125,000 and it's going to rent for $1,200.

Now, I know it doesn't necessarily hit the 1% rule, which means 1% rule.

If it could rent for 1% of the purchase price, per month, which is $125,000.

If it could rent for 1250, $1,250 a month, then it's a good gauge.

If it's possibly going to be good property, then you do more due diligence to see if it's a good property.

Well, with the interest rates right now and with the property management that I have, I'm going to be buying it and making with a DSCR loan, a debt service coverage ratio loan.

It's going to be under my business name.

Actually, another way I'm going to probably do it is I have a HELOC on one of my properties.

I might even just use that HELOC to buy the cash, buy it for cash.

So I have lots of options.

But it's going to be making me three or $400 a month in passive income even with a seven and a half percent interest.

So there are great deals out there.

I want you to be thinking that there are deals like don't think the world's against you or the economy is against you.

No, there are great deals out there.

You just need to know how to find them.

Obviously, I'm here to help you and this episode talking all about the great cities that we are investing in right now.

Now these cities, they are, I'm giving you a gauge or I'm giving you like, see like a bullseye.

I'm giving you hopefully some targets to shoot at.

But you're going to have to do your own due diligence.

Don't say, oh man, Dustin told me this is great.

I'm going to jump into the city, whole steam.

No, you actually need to learn what to do first.

You need to know how to invest, get the right people, build the business, get everybody around you.

If you haven't got my free course, definitely get my free course.

MasterPassiveIncome.com freecourse or text the word rental to 33777 rental to 33777.

I will literally give you my course for free showing you how to do all this.

Now if I just told you, or let me say it this way, if I just gave you a property in any city and said, here you go, well that would be kind of like giving you a keys to a Ferrari without you even knowing how to drive yet.

No, I want you to learn how to drive, get the course.

And obviously we have coaching here at Master Passive Income.

We got coaches, I'm coaching, we have group coaching.

All the courses you need if you want to grow into multifamily apartment complexes which we're looking to pick up 100 unit apartment complex here pretty soon.

There's a lot of great properties and possibilities coming.

I'm super excited, so hopefully you are.

Man, if you've been listening to me the last couple of years and you haven't invested yet, yet, you need to get off the bench, you know, get in the game.

Because I kid you not, we're entering one of the best times ever to invest in real estate.

I am so excited.

I've got so many investors lined up, I got so many properties lined up that we are potentially going to go after.

But man, once this economy starts to move or change, we're going to have so many great deals that you need to be a part of Now.

I want to share with you all the amazing different cities that you can invest in cities and states so that you can get cash flow in all of your rental properties.

And I want to pause for a quick second and share that honestly.

I really want you to invest in real estate.

Now.

My new goal is to help 1 million people invest in real estate.

So two things I would ask from you.

Number one, if you get anything out.

Of this episode, please share it with somebody else.

Just say, hey, you know, check out.

Dustin and Master Passive Income.

He really wants to help a million people to invest in real estate.

That's number one.

Number two, I want to get you.

To invest in real estate.

Get my real estate investing course.

Absolutely for free.

Text the word rental R E N T A L to 33777 rental to 33777.

I'll literally give you my course, show.

You how to find the area of the country to invest, how to build the business first.

You know, I always talk about that.

And how to find the right properties.

How to make sure you're getting experts do the work for you and scale the business to where you're making $250 or more in passive income.

Scale it up to quit your job.

I'll literally get to you.

Or go to masterpassiveincome.com freecourse.

Obviously it'll be in the description, but I really, really want you to invest in real estate because the more that actual normal everyday people own real estate that are good landlords, the better everybody's life gets.

I'll be absolutely honest and say you do not need to invest in real estate in your backyard.

You don't need to make sure that.

You can drive to this location, maybe invest 30 minutes away, two hours away in fact.

Where we invest in Real estate.

We don't even ever see the property even before we buy it, let alone after we buy it.

We hire experts to do all this work.

And now we're going to talk about today.

Where is the best place to actually invest in real estate?

Where are my students buying rental properties?

Where are we seeing the best success for real estate investing?

Now, as we're getting this brand new year, I want to share with you the best places.

The first best place is Birmingham, Alabama.

My students are investing in Birmingham, Alabama.

We're finding great rental properties that make us a minimum of $250 a month in passive income.

Now, there's so many great things about Birmingham, Alabama.

Everything from the population increasing, crime is relatively low.

We can buy decent properties at a lower price, but then at the same time have high rent.

That is the best thing about having out of state investing, you know, away from where you live.

Like, if you live on the east and west coast, where it's really, really expensive to live well in, the Midwest is absolutely fantastic.

So the first area that I have my students look at is Birmingham, Alabama.

Go look for properties and I'll give you the criteria of the type of property that you want to be looking for.

This is what we do here at Master Passive Income, the cookie cutter type home.

3 bedroom, 2 bathroom, 1200 to 1500 square feet.

We don't want it too big, that it's going to be a lot of extra paint on the walls, extra toilets, extra everything to clean up and fix.

But we also don't want it too small where families don't want to rent.

We want to have tenants in their families that they live in there year after year after year where the family, the mom and dad work in the area, the kids go to school in the area, their church is right in the same neighborhood.

So we want these homes that people want to rent.

Now the first place, like I said, is Birmingham, Alabama.

You start looking at good cities.

Now I'm going to tell you, out of all these cities, there are bad areas of the city or not the best areas.

I wouldn't say bad, but not the best ones.

Now my suggestion, check out all the videos on my YouTube channel, check all the podcasts, all the articles that I've written on how to find great areas.

But also you want to learn how.

To build the business first.

If you don't build the business first, which means you get the experts in that area to do the work for you, then you're actually going to be losing so much money because you're not going to be doing it the right way.

Get my free real estate investing course.

Check the link in description masterpassiveincome.com freecourse I'll literally give it to you.

Or you can text the word rental to 33777.

I'll literally give you my free real estate Investing course rental the 33777 but link will be in the description with that.

The next city that I find my students are doing really, really great in is Kansas City, Missouri.

Kansas City, Missouri is actually doing really, really well.

On top of that, I'll give you another side.

One is St.

Louis, Missouri.

St.

Louis and Kansas City.

Now these are Midwest properties.

Prices are much lower than you would expect and the rents will be higher.

Now, in both of these cities, I give you literally two cities right in one, you have Kansas City, Missouri and St.

Louis, Missouri.

They are both really, really great areas for you to invest.

Where you're going to buy a home for, let's say, $100,000.

And with that $100,000, you will also be able to rent it enough to where you're making money in passive income.

And our suggestion here at Master Passive Income is to make $250 or more from every single property that you make.

So you calculate all of your expenses.

You take your income, which is how much you could rent the property for, and you deduct the 2.

So the difference is your passive income.

Once you start figuring out your expenses, then you get your experts to tell you how much you could rent the property for.

Then you make an extra $250 a month.

10 properties at $250 a month, that's $2,500 a month.

That's $30,000 a year without working.

20 properties is $60,000 a year or $5,000 a month in passive income.

So we got Birmingham, Alabama.

We also have Kansas City, Missouri.

We also have St.

Louis, Missouri.

These are all great cities for you to invest in.

Next up is Indianapolis, Indiana.

A great place.

Actually, my students have invested in there for a little while now.

And when you're finding these properties, you're going to have some rougher areas.

But what you do is you have your property managers and your realtors, your contractors, the experts to tell you, hey, this is a bad area.

This is a good area.

That's a good property.

That's a bad property.

On top of that, your property manager will let you know how much they can rent it for.

If you think you could rent it for 1500, but you could only rent it for $1200 or $1200, well, you will actually be losing money.

So what we do as real estate investor, here's a master passive income.

We build the business, get the experts to actually do the work for us first.

And the next city that is really, really good for my students is Milwaukee, Wisconsin.

Now, it's a little colder up there, just like another city we're going to talk about in Ohio.

But when you're investing in certain areas that are a little colder, you have a little nuances of what you're going to do with the weather.

Because when it gets cold in Ohio and Wisconsin, people don't really move.

So my suggestion is once October gets around and you don't have a property rented, lower that rental price so that you can get a tenant in there.

Because you do not want a vacant.

Property over the winter.

Now, Milwaukee, Wisconsin, you're going to have a lot of great properties in there.

And you have to realize that there's a bunch of like, is weather factors that you're going to have to worry about or be considerate of.

Like the painting, you have to paint the walls, the outside walls more often because like in Arizona, where I personally live and invest, we have more fading.

Like the paint fades and it doesn't look as good.

But in the, in the Midwest and obviously in the Northeast, you're going to have a lot more cold where the paint starts to flake and chip off.

So you have to scrape those down and paint them up.

So I've actually had cities, my city where I invest in, come by and tell me, well, hey, this property has too much flaking paint.

You actually need to scrape all that off and paint it brand new.

So when you're investing in these winter type areas, these winter, these cold type of cities, you want to make sure that you have these types of things going in your mind.

Like, tenants don't like to move in the winter, they love to move in the summer.

Lots of them move in the summer, as well as painting, making sure that your pipes don't freeze and all that good stuff.

And the next city that my students have been doing amazing work in is Memphis, Tennessee.

Memphis, Tennessee.

Now, not everybody is going to live in every single one of these cities.

Like, you might not even care to visit these cities.

Any of these cities that I'm mentioning, you might not care to even visit them.

You probably wouldn't even want to live there.

But other people will.

I'm not saying anything bad about them.

Just realize the mindset of an investor we build a business and that business has inventory.

In Memphis, Tennessee, there is lots and lots of inventory.

In fact, one of my students, Benjamin, in two years, he bought 22 units, 11 duplexes, 22 units, and was making like $8,000 a month in passive income in just two years.

Imagine being able to do that in anywhere in the country and you don't have to be able to drive to, but you hire experts and then they do the work for you.

So next up is Memphis, Tennessee, where you are going to be able to find really inexpensive properties, but then also have decent rents.

Where if you take care of the property, take care of the tenants, you're going to be making a lot of money in passive income.

Now, the next one that my students are finding a lot of great properties would be Dayton, Ohio.

Dayton, Ohio is actually doing a very, very good job of having really, really low prices as well as rents are considerably higher compared to the price of the homes.

So my students are doing is we're finding homes that they can buy and fix up and rent out for $250 a month more in passive income.

Now, all over Ohio, you're going to find lots of great little pockets or little cities that you're going to want to invest in.

Another one.

I'll give you another one in Ohio.

So first is Dayton, Ohio is really, really good place, good area to invest is.

Next one is Canton, Ohio.

Canton, Ohio is also doing very, very well for my students.

There's a lot of great things going on in Canton, Ohio, from attractions to people going in there.

We have Airbnb and some of my students have Airbnbs there as well, short term properties.

And with that, we make more money every single month because we're renting it per day instead of per month or per year.

What happens then is we have these cities that in Ohio we're actually making more and more money comparatively.

Like if you invest in San Francisco, bought a house in San Francisco, you can't rent it to make passive income.

It's going to be very, very hard.

But in places like Dayton and Canton, Ohio, you're going to have great success there.

And the next city is Hammond, Indiana.

Now you can buy properties as little as $100,000 and make $250 or more in passive income.

And remember, just because you're not going to want to live there, you might not, but other people absolutely will.

So what we do is we buy these properties, fix them up, get experts to do all the work for us, and then rent them out for passive income.

Hammond, Indiana, we are having great success there because you're finding lower priced homes.

They're not like the $20,000 homes, but they're 100 to 125, maybe even $150,000, and you're still making great money and passive income.

Another great city that we are finding good success in is Adamsville, Alabama.

It's a little smaller of a city.

Birmingham is a much bigger city.

One of our other cities that we talked about here now, Adamsville, Alabama, you're also going to find really, really good homes.

You're probably going to find $135,000 homes that you're going to be able to rent and get passive income.

Now, these homes, you have bricks, probably brick exteriors.

You have a lot of great tenants in there, and it's a little smaller.

So the little caveat is you're going to have to do a little extra work to make sure you find the right property managers.

You have a little extra work to find the right inventory.

Because what we do here at Master Passive Income is we find a city that we want to invest in.

And with that city, we also make sure that we have the entire business built out.

We want to make sure we have enough property managers.

Well, if you think about this, if a city is very, very small with a lot of few rental properties or really just few homes in general that people would want to buy and rent, well, then you have fewer property managers.

In bigger cities, you have a lot more property managers to choose from, which makes it easier on you to find one that fits you.

I kid you not, my students, we've had hundreds and odd thousands of students.

Now when we go and find a city, it's really hard to find the right property manager for us.

We interview 5, 10, 15 property managers, as many property managers as it takes before we find the right one that fits into our business that we can make sure that we trust, they can communicate well with us and we can allow them to make us money, which is the most beautiful thing.

Now in all of these cities, when.

We'Re investing out of state, we want to make sure that we don't lose money on any of these properties.

Now what happens is we hire the experts.

They make sure we know how much it's going to cost to fix up.

We make sure we know how much it's going to be able to rent for what our expenses are so that before we even buy a property, we know what to expect.

Just like you're going to build a business where you're selling candy Bars.

If you're selling a candy bar for a dollar and you knew every day you can sell it without a shadow of a doubt you could sell it for a dollar.

And if you can buy that same Candy Bar for 50 cents, well, you'd make 50 cents from every single candy bar.

You would absolutely do this.

You do it all day, every day.

Well, what if you did not actually sell it for a dollar, but you sold it for 25 cents?

You bought it for 50 cents, but you could only sell it for 25 cents.

You would be losing money, losing 25 cents every single month.

We as investors, we look at our properties as inventory.

Every single one of these cities, in fact, anywhere that you invest, even if it's your own city that you live in, consider that inventory.

This is not a property that you're going to fall in love with.

This is unless it is and you're going to move into it.

But other than that, what you're going to do is you're going to view it as inventory that other people will utilize until they move out and then you get a fixed up and put somebody else in there.

So these are the cities.

We have Birmingham, Alabama.

We also have Canton, Ohio, Dayton, Ohio.

We have Kansas City, Missouri, St.

Louis, Missouri.

We have Adamsville, Alabama, Indianapolis, Indiana, Memphis, Tennessee.

So many great cities.

But if you could see where these are, these are in the Midwest.

We even have students investing in Florida, South Carolina, North Carolina, like in the Southeast.

We're also investing there.

But if you look about the Midwest is still a fantastic area of the country.

So you guys get out there, start investing, use this list, start finding the properties, build the business first and become super successful investing in real estate.

And watch this video right here.

Hey, I hope you enjoyed the video.

Now if you want to make passive income by investing in real estate or grow your investments to achieve financial freedom, well, consider joining the real estate wealth builders mastermind with me now.

In the mastermind, we have people that in as little as 18 months have bought enough properties, 12 rental properties to make money for them passively for financial freedom.

And you can too.

It's not about having a lot of money to invest.

It's about having access to the right information, the right community of people and the right coaching.

If you're interested in joining, I want you to check the link description and join us so that you become financially.

Free by investing in real estate.

And that is it for today.

Go ahead and get my free real.

Estate investing course Text word rental to 33777 R E N T A L to 33777.

You can also join my Real Estate Wealth Builders group coaching.

Get all my courses.

All right, guys, we'll see you in the.