On The Market

The housing market is sending mixed signals—or so it seems. Foreclosures are rising, yet many investors are pulling back. Cash buyers are retreating, competition is cooling in many markets, and affordability challenges appear to be catching up with investors. Are these signs of another 2008-like collapse, or is there context behind the numbers?



This week’s headlines largely point to waning investor activity. Investor home purchases are down, and the share of cash buyers is decreasing. Meanwhile, foreclosures are returning to levels we haven’t seen in several years.



But when you dig beneath the surface, nothing is as dire as it appears. Pent-up foreclosure starts are still well below historical norms. And while the market continues to cool in many areas, it’s creating rare opportunities and negotiation power for investors who are willing to go against the grain.



So where are these opportunities hiding, what secret “edge” do mom-and-pop investors have that others overlook, and how do you ensure today’s deals don’t become tomorrow’s disasters? We’re breaking it all down on today’s show.

In This Episode We Cover

How small investors can gain an edge in the current housing market

Why rising foreclosures aren’t the “warning sign” most think it is

New investing opportunities coming from decreased competition

Why many investors are leaving the housing market in 2026

How affordability challenges and regulatory risks are affecting investors

And So Much More!

Links from the Show

Join the Future of Real Estate Investing with Fundrise

Join BiggerPockets for FREE

Join us at the BiggerPockets Conference October 2-4 in Orlando. Buy tickets

Sign Up for the Investor Brief Newsletter

Find Investor-Friendly Lenders

ATTOM: Foreclosure Activity Posts Annual Increase in First Half of 2026

Redfin: Investor Home Purchases Fall to Lowest Level Since 2020

CNBC: Cash Is No Longer King in Home Sales

Mortgage Defaults and Foreclosures Are Surging in Key Markets: What Investors Need to Know

Henry's BiggerPockets Profile

James' BiggerPockets Profile

Kathy's BiggerPockets Profile

Buy the Book, Recession-Proof Real Estate Investing

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AI is bringing 6,000 jobs to a small Texan town, and home prices are seeing a sizable jump…but what happens once the job is done? Is this just a mini housing bubble waiting to happen, or is buying near an AI boomtown actually worth the risk? These scenarios may begin popping up more and more—what happens when it’s in your neck of the woods?

We’re back with more headlines on what’s affecting the housing market. AI-induced housing bubbles could be coming in hot as small, overlooked areas of the U.S. turn to boomtowns with more jobs and more housing demand (at least temporarily). If you are going to buy in or around one of these cities, this is what to buy so you don’t get burnt once the construction workers leave.

Fresh distress hits real estate as the “maturity wall” grows even taller. Multifamily delinquencies are up 600% from just a few years ago, and office space is struggling even with so many return-to-office announcements over the past two years. And it’s not just commercial real estate. Flippers are stuck with listings getting stale, with some 2/3 of house flippers seeing longer days on market. How do Henry and James, our house flipping experts, avoid holding a hefty hard money loan while waiting for a property to sell?

In This Episode We Cover

New AI boomtowns forming in small investing markets (and whether you should buy)

Why big properties, even though distressed, may not all fall to foreclosure any time soon

What to buy if you’re investing near a newly approved data center

Why not buying right now could be a huge mistake (even as investors struggle)

The one thing James asks from his lender to save him serious cash when a property won’t sell

And So Much More!

Links from the Show

Join the Future of Real Estate Investing with Fundrise

Join BiggerPockets for FREE

Join us at the BiggerPockets Conference October 2-4 in Orlando. Buy tickets

Sign Up for the Investor Brief Newsletter

Find Investor-Friendly Lenders

“The Largest Infrastructure Buildout in Human History” Could Be a Massive Opportunity For Real Estate Investors

Henry's BiggerPockets Profile

James' BiggerPockets Profile

Kathy's BiggerPockets Profile

Texas Standard: Data center construction spurring a housing crisis in Abilene

CRED IQ: Property Types Feeling the August Heat

HousingWire: Fix-and-flip market shows signs of strain as mortgage rates climb

Grab James’s Book, The House Flipping Framework

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Today’s guest is buying a perfect BRRRR tomorrow. Even with today’s interest rates, even in this housing market, Zach Kepes is still making serious money with the strategy everyone has assumed is dead—the BRRRR method. He’ll walk away with tens of thousands in equity, get a trophy rental property that will bring in rent for decades, and add to his already impressive 300+ single-family home portfolio.

He’s been BRRRRing for over 20 years, and he’s not stopping in 2026, especially when everyone else is. The question is…how is he still doing it?

Zach is one of the only humans on the planet who can match James’s deal-junkie energy. He’s been buying rentals since 2002, using the same strategy, but with different prices, financing, and renovations. Zach says it loud and clear: the BRRRR method still works in 2026, and he’s showing you his exact buy box to find perfect BRRRR properties, how to check comps to confirm they work, and how he pays for them, refinances them, and what new BRRRR investors can do today to start.

If the BRRRR method is so dead, how is Zach still making money with it?

In This Episode We Cover

Zach’s “four pillars” for a profitable BRRRR in 2026 (the rules to follow)

The quick BRRRR renovation Zach does on repeat for his rental properties

How to start BRRRRing today, even if you’re new to a market or investing

An actual BRRRR deal Zach is buying tomorrow (full numbers and projected returns)

The “key” to getting this strategy right (you need this on every deal you do)

And So Much More!

Links from the Show

Join the Future of Real Estate Investing with Fundrise

Join BiggerPockets for FREE

Join us at the BiggerPockets Conference October 2-4 in Orlando. Buy tickets

Sign Up for the Investor Brief Newsletter

Find Investor-Friendly Lenders

BiggerPockets Real Estate 1320 - How to Execute the “Slow” BRRRR Strategy in 2026 (Full Walkthrough)

James' BiggerPockets Profile

Grab the BiggerPockets BRRRR Book

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You invested in a real estate syndication, fund, or partnership. Now, the operator is coming to you asking for more cash. Whether expenses went up, income went down, mortgage rates had to be refinanced, or a combination of all three, you’re on the line—do you put more cash into the deal with hopes it saves your principal, or do you walk away, take a loss, and try again? This is what we do when the capital calls come our way.

A “capital call” is exactly what it sounds like—an operator is calling for more capital to be invested in a deal. But, more often than you’d think, you don’t have to say yes. Kathy recently told an operator “no” when they needed another sizable investment. Why? The money wasn’t going to the right place, and it wouldn’t have saved (or improved) the deal.

So how do you know when you should put in more money? Today, we’re talking all about capital calls—when to invest, when to walk away, what to ask for, when there’s fraud, and the three rules we personally follow before putting another dollar into the deal. More capital calls are coming, and you'd better be prepared before they do.

In This Episode We Cover

Capital calls explained—when it’s to improve a property vs. delay an inevitable loss

Three rules Kathy and James follow before putting any money into a capital call

When to (sternly) say “no” to an operator who’s trying to pocket your extra investment

Signs that it is worth it to invest more and your return will be saved (or increased)

The four people who must look over the documents with you before you invest and during a capital call

And So Much More!

Links from the Show

Join the Future of Real Estate Investing with Fundrise

Join BiggerPockets for FREE

Join us at the BiggerPockets Conference October 2-4 in Orlando. Buy tickets

Sign Up for the Investor Brief Newsletter

Find Investor-Friendly Lenders

On The Market 214 - What to Know About “Capital Calls” As Multifamily Syndications Get “Squeezed” w/Brian Burke and Mauricio Rauld

James' BiggerPockets Profile

Kathy's BiggerPockets Profile

Grab the Book on Syndication Investing, The Hands-Off Investor

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Builders are struggling to survive, let alone sell homes, in 2026. Prices aren’t keeping pace, home sales are falling, and nobody can find the labor to build the houses in the first place. With concessions rising, buyers who stayed in the market are getting great deals. With the potential to boomerang back to regional undersupplied housing markets, the deals may very well be worth it.

It’s a new week, with new headlines that affect anyone buying, selling, or building wealth with real estate. First, we’ll touch on the 300,000 vacant lots for sale. With the price of dirt down far below where it was just a few years ago, those with development and building ambitions could stand to profit, but with the entire homebuilding industry struggling, how long will you have to wait?

Washington is trying to investigate “private listings” from real estate brokerages, but could they actually be hurting the seller by removing the exclusivity agents are going for? Finally, an update on home sales, prices, and why Kathy is seeing a big uptick in investor buyers for a certain type of rental property.

In This Episode We Cover

The land sale happening this summer and a sign of just how bad our housing shortage is

Builders get squeezed as buyers (and even laborers) refuse to budge

The newest threat to “private” home listings that could hurt sales prices

The homes that are taking the longest to sell in 2026 and one type of rental property that investors are getting steals on

And So Much More!

Links from the Show

Join the Future of Real Estate Investing with Fundrise

Join BiggerPockets for FREE

Join us at the BiggerPockets Conference October 2-4 in Orlando. Buy tickets

Sign Up for the Investor Brief Newsletter

Find an Investor-Friendly Agent in Your Area

Major Homebuilders Have Not Sold Homes This Cheap in Nearly a Decade—Here’s How Investors Can Take Advantage

Henry's BiggerPockets Profile

James' BiggerPockets Profile

Kathy's BiggerPockets Profile

PR Newswire: More than 300,000 empty lots for sale could close America's housing shortage by 6%

NBC 24: Construction job openings rise as overall job openings soften slightly

HousingWire: The off-MLS debate moves to Washington, and agents need a clear script

Newsweek: America’s New Home Sales Plummet to Weakest Rate in Years

Grab Henry’s Book, Real Estate Deal Maker

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