A couple earning six figures from 28 rental units explains how they use a ‘buy box’ to ensure positive cash flow
-
Ted and Jamie Garber own 28 rental units in Florida, focusing on cash flow and return on investment.
-
They began investing in 2020 to create additional revenue streams.
-
They are looking for undervalued properties in their market that meet the 1% rule.
Ted and Jamie Garber, two real estate investors, have specific cash flow and return on investment goals for each of their rental properties.
“Every lease should reduce cash flow immediately and, on average, pay back our initial investment within three to six years,” Ted told Business Insider, adding that they treat each unit as if it were its own miniature business.
The Florida couple began purchasing rental homes in 2020 to create an additional income stream and accelerate their business. progress towards financial independence. As of 2025, they own 28 units across 15 commercial and residential properties, as BI confirmed through the Brevard County Property Appraiser.
The average return on cash is just north of 20 percent, Ted said.
To ensure immediate cash flow, they narrowed down the “buy box” – the set of criteria they wanted to see in a property before purchasing. Here’s exactly what they’re looking for.
1. Their backyard property. The Garbers, who live in Brevard County on Florida’s east coast, like to keep their investment properties close to home, at least for now.
“We’re still focused on our backyard. It’s still appreciated. It’s still in high demand,” said Ted, who manages each of the 15 properties. While they may eventually want to expand into different markets, there are enough opportunities on the Space Coast to keep them busy for the foreseeable future.
2. Reasonable price. “Our buy-in box is affordable housing — not low, not high — just something ordinary people can rent,” Ted said, adding that they prefer to rent at or below market rates. “This allows us to get a lot of applications so we can really pick and choose our tenants. Plus, our tenants value the fact that they’re renting slightly below market rate, so they’ll want to take care of the place. They’re getting a deal done, and we’re still making money on all of this.”
3. Undervalued properties. One of the reasons the couple is able to offer rent at or below market rate is because they don’t buy unless they can get a great deal. Ted said they adhere to the principle of “When you buy, you make money.”
To find undervalued properties or negotiable deals, “we would look for things that had been sitting for a while – maybe they weren’t marketed very well or needed a cosmetic refresh,” Jamie said.
