Forget “Hot Markets”—Start Here Instead

How to draw your "ideal market" on a map

Author

Roger Blankenship
January 02, 2026 • Estimated Reading Time: 3 minutes

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The Best Place to Buy Your First Investment Property

If you’re waiting for the “perfect market” to buy your first investment property, you’re already behind.

The best place to buy your first investment property isn’t a city, a state, or a hot ZIP code someone hyped on YouTube. It’s much simpler—and far more effective.

Here’s how to find it.

Take out a map.

Now mark the furthest place you would drive for a nice evening out. Dinner, a show, maybe meeting friends. A distance that feels reasonable—not heroic.

Got it?

Now, start at that point and draw a circle from there on the map with your home in the center of it. That’s your territory.

Why Your First Deals Must Be Local

For your first few properties, what matters most is proximity, not market trends.

You need to:

  • See your properties frequently

  • Meet contractors in person

  • Check progress without scheduling a field trip

  • Stop by on your lunch hour if something feels off

Early momentum comes from speed, visibility, and control. Distance kills all three.

I don’t care if your local market is “hot,” “cooling,” or “tough.” Markets don’t execute deals—people do. And early on, you are the system.

“But My Area Is Hard…”

It’s ok. Keep looking.

Inside your circle, look for a deal you would actually drive to:

  • On a weekday

  • Between meetings

  • Without resentment

That constraint forces discipline. It sharpens your deal analysis. It keeps you engaged instead of passive.

Out-of-state investing works—after you know what you’re doing. Not before.

The Hidden Advantage

Your first few deals aren’t about maximum profit. They’re about:

  • Learning faster

  • Making fewer expensive mistakes

  • Building confidence through repetition

Being local compounds all of that.

Once you’ve done one or two deals inside your circle, expanding outward becomes a choice—not a gamble.

Start where you already live your life.

That’s how momentum is built.

Personal note from Roger

I rarely open my calendar for one-on-one sessions.
As we head into year-end, I’m opening 10 private strategy calls for real estate professionals and small business owners who want clarity going into 2026.

Click here for more information and to schedule a call.