In Their Own Words: Investors Speak on Today’s Uncertain Real Estate Climate and How to Navigate It

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Fluctuating interest rates, elevated home prices, and shifting demand patterns have made the 2025 real estate market tougher than ever, causing some investors to scale back their activity—or even throw in the towel completely.

But some investors are still seeing growth despite market setbacks. To discover their secrets to success, we interviewed two such investors: Gagan Saini, founder and director of acquisitions at JIT Home Buyers, and Shawn Zar at Sell My House Fast for Cash.

Navigating Market Uncertainty with Gagan Saini and Shawn Zar

Keep reading to learn how Saini and Zar are pivoting in today’s unpredictable market—and their advice for newer investors on thriving in uncertainty.

Q: How would you describe the current state of real estate investing, and what trends are standing out to you?

Saini: It’s a cautious but opportunity-rich environment. Investors who built strong capital reserves are now positioned to negotiate better pricing. Off-market deal sourcing and direct-to-seller negotiations are becoming more common again.

Zar: Right now, things seem a little strange. Prices are still high, but borrowing money is also more expensive. Nevertheless, a lot of the big players have backed off, which has created some space. More small investors are stepping in to rent out properties or even host short-term stays, particularly for workers or traveling nurses who require housing for a few months.

Q: What has changed most about your investing approach in the past year?

Saini: I’ve become more selective with acquisitions and shifted toward value-add rentals that ride out inflation. Instead of chasing volume, I’m negotiating better terms, expanding my due diligence, and focusing on properties that have cash flow from day one.

We’ve also doubled down on relationships with local brokers, wholesalers, and community banks. Quick underwriting and strong offers with flexible terms have helped us win deals without overbidding.

Zar: I have definitely slowed down and gotten a lot more cautious. I used to jump on deals more quickly, assuming the price would go up over time, but now I double-check all the numbers—maybe even triple-check them. I only move forward if the deal makes sense from day one, meaning it can produce steady rent and is in a solid neighborhood.

Furnished rentals typically have better cash flow, so I've started doing more of them, too. I also look for older or underappreciated homes in good neighborhoods—they can be true treasures.

Q: How have rising interest rates affected your buying or financing decisions?

Saini: Higher rates have slowed down buying deals; they must be stronger to pencil out. We’re leveraging creative financing more often, including seller financing and rate-buydown opportunities when available. Accurately forecasting exit strategies and future refinance scenarios is more important than ever.

Zar: Interest rates have made things much tougher. It’s harder now to get deals to actually work for everybody. Lately, I’ve been using more creative financing like seller financing or working with private lenders or investors I trust, and sometimes, if the numbers look good and the property’s in decent shape, I’ll go all cash.

Q: What types of properties or markets feel like “safe bets” to you right now?

Saini: Working-class B/C-class rentals with stable demand continue to perform. Markets with diverse employment and strong in-migration, like Texas, Tennessee, and the Carolinas, offer lower volatility and consistent occupancy.

Zar: Due to their steady income, rental properties in affluent working-class neighborhoods continue to be my safest options—not upscale amenities or impoverished neighborhoods but rather typical, everyday locations where people spend a lot of time. Properties in the B or C class that require little maintenance and generate a steady monthly income appeal to me.

Q: Are there specific property types or regions that are promising despite higher rates or tighter inventory?

Saini: Secondary markets near major metros like the suburbs of Dallas-Fort Worth and Knoxville are still affordable relative to wage growth. Smaller multifamily (four to 20 units) remains a sweet spot thanks to less competition and strong rental stability.

Zar: Smaller Southern cities like Lafayette, the Baton Rouge suburbs, or Columbus, Georgia, are my favorites. In addition, I continue to find some excellent bargains in New Mexico, particularly in the vicinity of those energy towns. The demand for rentals remains relatively stable, and competition is fairly low.

Q: How are you balancing short-term caution with long-term confidence in your investing plans?

Saini: We maintain higher liquidity reserves and stress-test more aggressively, but we’re still buying because demand for rental housing isn’t going away. The U.S. still has a housing shortage, so long-term fundamentals remain solid.

Zar: I always keep some extra cash on hand and try to be prudent when it comes to loans. Since that's just the way real estate operates, I'm not afraid of the market shifting. There will always be a need for housing. Instead of rushing into something and later regretting it, I would rather wait for the right deal to present itself.

Q: What advice would you give to newer investors trying to navigate this market?

Saini: Don’t chase appreciation; chase cash flow. Stress-test every deal at higher interest rates and conservative rents. Build relationships with lenders and contractors early; you’ll rely on them more than spreadsheets.

Zar: Be wary of what you see online; many fast-flip success videos can be deceptive. Begin modestly. Before making any purchases, spend some time learning about your local market and your rehab numbers. It's much better to make a few hundred dollars a year than to take a big risk and lose everything.

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