How an Indiana rental can make you $2,000 a month forever?

Real estate is one of the only investments that can create monthly income that lasts for centuries.  If you buy correctly, you can turn seeminly “ordinary” Indy houses into a forever, passive income of $1,000 – $2,000 a month.  Today we’ll go over an example deal from start to finish so you can see exactly how an Indy deal like this works in real life for out of state real estate investors.

First of all, THANK YOU again for making this channel the number one channel for Indiana real estate on YouTube according google analytics and SocialBlade info for 

How can an Indiana Safehouse make you $2,000 a month forever?

Here are the numbers on this Safehouse:

$160,000 purchase price
$6,600 seller paid buyer costs
$1,550 month income
$115 taxes

If you have an 80% mortgage on a $160k property ($128k) at 8.5% interest (full doc loan), amortized over 30 years, your P&I (principal and interest) payment will be:

$977 P&I

DSCR loans but full doc loans would be cheaper of course.

$32,000 down
$128,000 new loan

$1,550 monthly income


Taxes (on this property) – $115 month
Property Management – $150 month
Insurance – $50 month
Total costs – $315

P&I $977 + $315 = $1,292 total costs

Positive Cash Flow

P&I $977 + $315 = $1,292 total costs

Positive cash flow = $258

Apply the $258 to principal each month and you will pay off in less than 15 years.

Add $240 a month down payment assistance and you pay off in about 10 years.

Calculating the ROI (return on investment) on a LEVERAGED investment.

ROI = Net Profit / Total Investment x 100

A $149,000 house, here are the numbers…

$32,000 (20% down payment)
+ $7000 (closing costs – approx.)
= $39,000 total cash investment

$16,000 (10% annual appreciation)
+ $3096 (positive cashflow after debt service)
+ 1200 (annual buy down on the note)
+ 1600 (depreciation – approx.)
+ $900 (rising annual rent)
= $22,796

$22,796 Minus Costs

$540 (3% annual vacancy rate)
+ $1500 rent x 3% x 12)
+ $900 (5% potential annual repairs needed – ($1500 x 5% x 12)


– $540 vacancy
– $900 repairs)

= $21,356 Net Annual Profit

$21,356 Net Annual Profit / $39,000 Total Investment x 100 = 54.76%


That figures in debt service, appreciation, depreciation, buy down on the note, repairs, vacancies, taxes, insurance and property management costs.

And if you apply the money that is coming in from the tenant to the mortgage…

You will pay off the loan in 10 years.

$22,796 Minus Costs

If you don’t figure in the appreciaton AT ALL – your return looks like this:

-16,000 (appreciation)
= $6,796 Net Annual Profit Before Costs
MINUS ($540 vacancy + $900 repairs) =

$5,356 Net Annual Profit

$5356 Net Annual Profit / $39,000 Total Investment x 100 = 13.73%


That’s if you don’t add in ANY appreciation on the property.

Properties in Indianapolis have appreciated 10% per year on average over the past 30 years.


Eventually a Safehouse produces Forever income –

Safehouse = $1,000/Month Forever (and it doubles ever 10-15 years)

NO leverage available
You can’t take ANY income EVER
With stocks compounding requires permanent reinvesting

Real estate is the ONLY way to get passive income WHILE compounding equity
Your equity continues to compound while you “take money out”
The passive income grows with inflation and will only go up
Your ROI is based on the leveraged amount NOT your cash

All That being said remember the team and who should be on your team:
Realtors, lenders, PM, HML, appraisers, contractors and investors
Title companies, insurance, inspectors, accountants, eviction attorneys…

Make sure they got you connected and you can talk to them ahead of time too.

If you want a list of OUR contacts and every possible person that you will ever need to build your real estate business you can check out our People Page at

The MOST important thing to look for are OUTCOMES.

Indy CAN be a great market for turnkey investing but you need to pick the right team.  Joe and Azam have an obsession of helping folks from around the world create 10-30k/month and far beyond so you can use that as a ruler to measure others against.

Here’s what to do next:

1.) Download a FREE copy of our book “The Book on Indiana Real Estate Investing from Out of State” and see how we help folks turn 200k into 100k/year passive income forever.

2.) Devour are FREE accompanying classes, videos and testimonials and make sure you are qualified and fully ready to apply for us to build you passive income and generational forever wealth.

3.) When you are SURE that the GRS program is for you, you can apply and after your interview (Joe or Azam will speak directly with you in your final interview) if your application is accepted we will begin immediately and start collecting Safehouse FOR you, you don’t have to do anything – you don’t even have to leave your house – everything is DONE FOR YOU.

So that’s how you create passive income with Indianapolis real estate from out of state.

As always remember that you can use our  People Page here for a full list of every contact you’ll ever need to build your real estate business.  Also we have a list of all the paperwork and contracts that we use and we add to this list regularly so you can download anything for free and feel free to send me feedback or requests.

Want us to build your real estate portfolio for you?

Apply for our Get Rich Slow (GRS) Program and have me and our team build passive income for you.

Apply here now.

In the meantime you can go through the previous Elevators, classes and other FREE training material and use it to grow your impact before you check out.  Use our stuff to both create passive income AND buy small businesses zero down, follow the steps, be kind, help others and you’ll…

Make the Universe Smile.

~ Indy Anna and Rachel and Eve
Love (at)
(YES that’s my actual Direct Line and I really do answer lol, so please text me first Thx!)

Want more (brilliantly) EPIC posts of real estate investing and bidness badasssery...?

There is a great post and class on the 38 Ways to Buy Apartment Buildings Zero Down with Pet Policies, and here are some other helpful and EPIC posts... for starters as a real estate investor if you ever want to build a business that makes you 30 grand a month then you MUST do this...

Wanna Create Generational Passive Income Buying Real Estate and Small Businesses?

Here's a class on exactly how to make $30,000 in passive income as an out of state Indy landlord.  Exactly how many Indiana rental properties do you need to make 30 grand a month.  Anna can you help me invest in Indianapolis turnkey real estate investment properties?

There's also a great class Azam did on how anybody can retire in the next 1-2 years with $30,000 a month in passive income by buying and selling businesses zero down.  What about Micro Flipping?  We have a great class on how to start micro-flipping real estate zero down from your house and make $500/day, speed wholesaling 101.

There’s also another great class on how to buy apartment buildings zero down that you can check out as well.  This relates directly to growing income on rental properties.  Speaking of which make sure to check out our epic page on 14 ways to avoid tenants from hell.  Also we have a great post on how to make build a "six figure a month" real estate wholesaling business.

Also here is a post on how I did this and I flipped a house off Zillow for 30.  Also you can check out the post on five steps to flip a house right off Zillow for 40 grand.  You can also check out our other epic post on 57 ways to make money with vacant land.

Here’s another post on how a Hero flipped a house off Zillow and made 40k in a few weeks while he was learning to read.  Also you want to check our post on the EPIC $25 million letter and the copy writing lessons for real estate investors, you'll love it.  Also you can see how ONE letter is making me $9,000 a month.  Also you can check out the post on 101 FREE places to advertise your houses.

Also check out the "SA" class and your REAL chances of create social mobility and income ascension with your real estate business.  Brilliant stuff.  Also there is a great post on the ONLY way you'll ever make 30 grand a month as a real estate investor and/or business builder.  Another brilliant class with a free downloadable Investor Guide is about 19 Ways to Make $10,000 a Month by Helping Tired Landlords.

Plus make sure you check out Azam's post on how to hire a realtor that makes you $10,000 a month... while you sit back with your shoes kicked up on your desk and fingers folded behind your head.  Also there is a great post on how to make five grand a week from putting out signs.

Also we have some great posts on 30 ways to buy real estate with no money down.  That is a two part series so make sure to watch the second part on the 30 ways to buy real estate zero down and with no loans or credit.  I also get questions about our "Epic Flipping" and how to turn $1 into over $25,000 by flipping ordinary items for exponentially high ROI.

And don’t forget our EPIC page on 100 FREE ways to find motivated sellers, we are making the number one page in the world on FREE ways of finding motivated sellers.  Also check out how I find motivated sellers from code violation properties, and also how I make over $1,500 a week giving investors access to that list

Speaking of lists, for a list of the "Good People" and My Indy Anna Homeys - this is a FREE list of EVERY possible contact that you'll ever need to build a real estate business in the Indianapolis or the Midwest.

You can also get a LONG list of every contract, piece of paperwork and legal document that you'll EVER need for your real estate business all FREE to download.

Also perhaps the most important class Azam has done is on the "Frequency of Thought" and how to use the laws of quantum physics to rewire your brain, attract brilliance like a lightning rod and be the best version of yourself.  Check out this epic 3-hour class on Quantum Real Estate.

When I first go started I thought wouldn't it be great if somebody put together ONE list of every possible contact that I would ever need to build a passive income with Indiana real estate - or any Midwest real estate?  Well that's exaclty what I did with our “People Page” here it is:

A totally FREE list of every possible real estate professional contact you’ll ever need to do unlimited deals, start and scale your real estate business and create generational passive income with real estate anywhere Indiana or the Midwest.

Stay here at and you’ll become allergic to being an LC and addicted to improving the world and creating Income Ascension and Social Mobility for you and yours… 

Thanks so much!  = )

Make the Universe Smile.

~ Indy Anna
Love (at)
(YES that's my actual Direct Line and I really do answer lol, so please text me first Thx!)

Free Comic Book Reveals:

100 FREE ways to find motivated sellers.

Free Comic Book Reveals:

100 FREE ways to find motivated sellers.