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Confidently Buy Your First Out‑of‑State Rental Property
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Step‑by‑step tools, training, and calculators so you can run the numbers, avoid bad deals, and invest in the right markets… even if you’ve never bought a rental before.
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Start With The Numbers Calculator
I’ve always believed I was meant to do more and help others achieve their ideal lives as well.
I’m Adrian Thomas, I'm a full-time Occupational Therapist and an out‑of‑state rental investor who’s built a $1m+ portfolio across the Mid-West while living in Murrieta, CA. I started where you are now: overwhelmed by options, not knowing where to start and worried about making the wrong move or buying the wrong property.
Now I help new and small‑portfolio investors cut through the noise, run the numbers with confidence, and buy rentals that actually cash flow.
I’ve made the mistakes, tested the systems, and built a simple path so you can invest with clarity instead of guesswork.
LIVE YOUR BLISS.
Resources for every stage of self-discovery.
Rental Property Investing Calculator
Mini Course: How To Run The Numbers On Any Rental Deal
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Flagship Course: Out‑of‑State Rental Property Investing
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Rental Property Investing Calculator
$27
Know in 5 minutes if a deal is worth your time
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Before you book a flight, call an agent, or get attached to a property, run the numbers.
This plug‑and‑play calculator shows you cash flow, returns, and key risk points so you can quickly sort “no way” from “let’s dig deeper.”Perfect for:
- Total beginners who want a clear yes/no on a deal
- Owners of 1–2 properties who want a consistent way to compare markets
Mini Course: How To Run The Numbers On Any Rental Deal
$97
Watch real deals broken down step by step
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In this short video series, I walk you through real‑world deals using the exact calculator you’ll get.
You’ll see how to plug in the numbers, what to look for, and how to spot red flags so you’re not guessing or relying on “rules of thumb.”You’ll learn how to:
- Quickly estimate income and expenses (even in markets you don’t know yet)
- Stress‑test a deal with conservative assumptions
- Compare multiple properties and markets side by side
Flagship Course: Out‑of‑State Rental Property Investing
$297
A complete system to find, analyze, and manage rentals in other states
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When you’re ready to go beyond the first deal and build a real portfolio, this course walks you through the whole process.
Inside, you’ll learn how to:
- Choose the right markets when your local area is too expensive
- Build a reliable “boots‑on‑the‑ground” team you can trust
- Find and analyze deals without endless Zillow scrolling
- Finance your properties and avoid common lending pitfalls
- Set up management, systems, and checks so you can sleep at night
Designed for:
- First‑time investors who want their first rental to be out‑of‑state
- Investors with 1–2 local properties who are ready to grow in better markets
Is this for you?
This is for you if:
- You’ve been saving but don’t know how to choose the right market
- Your local market is too expensive and you feel stuck on the sidelines
- You’re nervous about buying a property you can’t just drive by
- You’ve watched tons of YouTube but still don’t feel confident pulling the trigger
- You already own 1–2 rentals and want a clear plan to go out of state
This is not for you if:
- You’re looking for a get‑rich‑quick shortcut
- You’re not willing to look at real numbers and make decisions from data
Start by running the numbers on your next deal
Before you chase listings or hop on a plane, get clear on what a good deal looks like for you.
Use the calculator and walkthrough lessons to know in minutes whether a property deserves your attention.
