How I Bought My First Rental Property at 18 With $5K Saved

Nov 23, 2025

In this engaging discussion, Larry Carpenter III, a successful real estate investor and entrepreneur with over 400 properties, reveals his journey into real estate starting at just 18. He shares insights on creative financing, the importance of scaling rentals, and why hard work alone isn't enough. Discover how he sourced off-market deals, the pros and cons of Section 8 tenants, and his strategies for leveraging cash-out refinances. Larry emphasizes building teams, valuing partnerships, and starting small for sustainable growth.

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ANECDOTE

First House Bought At 18

Larry bought his first house as an 18-year-old senior and rented it out immediately.
He financed it with $5,000 down using seller and bank financing and handled repairs himself.

ADVICE

Sell If Sale Beats Rent

Sell when the sale price outperforms potential rental income using the 1% rule as a guide.
If a $100k house only rents for $800, selling may be better than holding.

ADVICE

Scale With A Team

Build a team early: office staff, maintenance, and construction for scale.
Delegate tenant communications and repairs to reduce owner headaches.

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This episode sponsored by Carpenter Realty LightSpeed VT: https://www.lightspeedvt.com/

Dropping Bombs Podcast: https://www.droppingbombs.com/

In this explosive Dropping Bombs episode, Larry Carpenter III drops a straight-up masterclass on scaling rentals fast — creative financing, the 1% rule, cash-out refinances, and why "hard work alone" keeps you poor.

From buying his first house at 18 to now owning 400+ doors with Carpenter Realty — Larry reveals exactly how he did it: sourcing off-market deals nobody wants, knowing when to never sell, Section 8 realities, property management at scale, the math to decide in minutes, and partnerships + seller financing that 10x'd his portfolio. If you're ready for your first door or your next hundred, this is your green light.

🔗 Connect with Larry Carpenter III

Instagram — https://www.instagram.com/carpenterrealestate/

Facebook — https://www.facebook.com/larry.carpenter3

LinkedIn — https://www.linkedin.com/in/larry-w-carpenter-iii-548b7893/

Carpenter Coaching Group — https://carpentercoachinggroup.com

Carpenter Realty — https://www.carpenterrealty.com/

Carpenter Realty (FB) — https://www.facebook.com/CarpenterRealty

Jasper Properties (FB) — https://www.facebook.com/jasperproperties/

BB Fit (Gym) (FB) — https://www.facebook.com/bbfit11/

Watch the full-length video version of any Dropping Bombs episode here on YouTube.

Brad Lea is a self-made entrepreneur who turned small-town grit into a multi-million-dollar empire. With over 25 years dominating sales and leadership, he's mentored thousands to outsmart, outwork, and out win their competition. His top-rated podcast, Dropping Bombs, brings raw, game-changing insights from the biggest names in business.

LightSpeed VT is Brad's brainchild—the world's leading interactive training platform. It's built to make your team sharper, faster, and more effective, without wasting time or money. Whether you're a startup or a Fortune 500, LightSpeed VT is how you scale success and dominate your industry. Curious? Check it out:

https://www.lightspeedvt.com/

Brad's also behind Closer School, the go-to program for mastering sales and closing deals like a pro. Want to 10x your income? This is where you start. His book, The Hard Way, lays out the brutal, honest lessons he learned building his empire—your blueprint to winning the game. Get it here: https://bradlea.com/product/the-hard-way/

This isn't just a video. It's a wake-up call. Watch it. Share it. Act on it.

Closer School: https://www.closerschool.com/cs