Overview of From No Time or Money to Doing 6-Figure Real Estate Deals (With 8 Kids!)
This episode of the Real Estate Rookie Podcast follows Beth, a Michigan mom of eight and small-scale farmer, who realized she had been “accidentally” investing in real estate for 15 years through a strategy known as a live-in flip. Without much money or spare time, she and her husband bought off-market properties, lived in them as primary residences, renovated them themselves, and sold them for profit—often while juggling homeschooling, farm life, and raising a large family. The conversation focuses on how they found deals, structured financing creatively, and used each sale to move closer to their ideal family farm.
Key Takeaways
- You do not need to start with lots of money or time.
- Beth’s main barriers were capital and bandwidth, but she treated them as problems to solve rather than stop signs.
- Consistency matters more than speed.
- She spent years underwriting deals and learning before making her first move.
- Live-in flips can be a powerful wealth-building strategy.
- By living in the property while improving it, they reduced holding costs and built equity over time.
- Off-market deals were the biggest edge.
- Four out of five properties came off-market, allowing for stronger negotiation and better entry prices.
- Creative financing made the deals possible.
- She used traditional loans, a second mortgage, co-signers, seller financing, and eventually agricultural financing.
- The long-term goal was lifestyle, not just profit.
- Each move upgraded the family’s acreage until they reached a 40-acre property they wanted to stay in.
Beth’s Real Estate Strategy: The Live-In Flip
What it is
A live-in flip is when you:
- Buy a primary residence,
- Renovate it while living there,
- Sell it for a profit.
Why it worked for Beth
- Lower holding costs than a typical flip
- More flexibility on renovation timelines
- Ability to live in the property for free or close to it while building equity
- Potential tax benefit if owned long enough to qualify for primary-residence capital gains treatment
Timeframe
- Their first three properties each landed around the 2 to 2.5 year mark
- One property was held for 5 years
- Their most recent was sold after about 14 months
Deal Numbers and Profits
Beth shared several examples of the family’s outcomes:
-
Property 1
- Bought for $104,000
- Sold for $134,000
- Limited net gain after fees, but helped fund the next purchase
-
Property 2
- Bought for $150,000
- Sold for $215,000
- Some cosmetic and basement flooring work; meaningful profit and savings
-
Property 3
- Bought for about $65,000
- Sold for $89,000
- Smaller profit, but they effectively lived there at very low cost while renovating
-
Property 4
- Bought for $166,000
- Listed around $450,000
- Not yet sold at the time of recording, but expected to produce a strong gain
-
Most recent property
- Sold for about $250,000 with a concession
- Beth estimated about $65,000 in profit after rehab and realtor fees
How They Found Off-Market Deals
Beth said their acquisition pipeline was mostly organic and relationship-driven rather than high-volume marketing.
Sources of deals
- Craigslist
- Facebook Marketplace
- Local Facebook groups
- Word-of-mouth from friends and family
- Pocket listing from a local realtor
- Tax auction situation that eventually led to a negotiated purchase
Why off-market worked
- More room to negotiate
- Less competition than on the MLS
- Sellers often had non-financial motivations, such as:
- Wanting privacy
- Moving quickly
- Avoiding a realtor
- Wanting to choose who bought the property
Her outreach style
- She often sends simple letters introducing herself and explaining her interest
- She avoids overcomplicating the initial conversation with price or deadlines
- She focuses on building trust and understanding the seller’s motivation
Financing the Deals Creatively
Beth emphasized that lack of traditional financing options did not stop them—they simply had to be creative.
Financing tools they used
- Traditional mortgages
- Second mortgage on one property to access capital for the next
- Co-signer from her parents
- Seller financing for a gutted farmhouse that could not qualify for conventional lending
- Agricultural financing through a farm credit lender
Important lesson
- She checked refinancing options before closing, which helped her avoid being trapped by an unrealistic timeline.
- She learned that many banks would not refinance a land contract in under 12 months, so she pivoted to a lender that specializes in farm properties.
Agricultural Financing: A Unique Tool for Farm Properties
One of the most interesting parts of the episode was Beth’s explanation of farm/agricultural loans.
How it works
- The lender she used, GreenStone Farm Credit, considered:
- Acreage
- Tillable/usable land
- Barns and other farm infrastructure
- Income potential from the property
- The loan product was more flexible than a standard residential mortgage
Loan terms
- Similar to conventional lending
- Options for:
- 5-year balloon
- 20-year
- 30-year
- Rates were described as being in line with the market
Why it mattered
This loan structure allowed them to move forward on a property that was not financeable in its gutted condition and then refinance in a way that fit the farm business model.
Renovation Approach
Beth and her husband did most of the work themselves.
Their renovation style
- About 99% of the work was DIY
- They hired out a few major items like:
- Electrical overhauls
- Gutters
- They were comfortable with:
- Painting
- Flooring
- Trim
- Cosmetic improvements
Unique challenge
Even though they were handy, they had to renovate with kids around, which meant:
- Keeping worksites safe
- Managing family life around construction
- Adapting to constant interruptions
Lessons for Rookie Investors
1. Don’t get stuck on “I don’t have enough money”
Beth’s story shows that capital can be created through:
- Creative financing
- Equity from previous deals
- Seller solutions
- Patience
2. Don’t get paralyzed by lack of time
She didn’t move fast, but she moved consistently. Her progress happened over 15 years, not 15 weeks.
3. Know your numbers
She stressed that she does not let emotions drive offers. If a deal doesn’t make sense financially, she walks away.
4. Seller motivation is often more important than price
Off-market deals often close because you solve a problem beyond money:
- Speed
- Cleanout
- Simplicity
- Emotional attachment
- Flexibility
5. Have financing lined up before you commit
Beth’s seller-financing story underscores the importance of:
- Calling lenders early
- Understanding refinance restrictions
- Having a backup plan
What’s Next for Beth
Beth said she’s interested in self-storage as her next real estate strategy.
Why self-storage appeals to her
- More hands-off than flipping
- Easier to delegate
- Better fit for her current season of life
- Potential for residual income
She also said she wants to settle into the new farm before taking on another major project.
Final Thoughts
Beth’s story is a strong example of how real estate can be used to build wealth and improve lifestyle at the same time. Her path was not fast, flashy, or conventional—but it was intentional. By combining patience, off-market deal sourcing, DIY renovations, and creative financing, she and her husband used real estate to move from being financially constrained to owning the farm they wanted.
Where to Find Beth
- Instagram: Beth DeClerk
- Podcast: The Profitable Homestead
BiggerPockets Call to Action
The episode closes by inviting rookies to apply to be guests on the Real Estate Rookie Podcast if they have a story to share, even if they’ve only done one deal.