"Satın almak için her zaman en iyi zaman ": Todd Nepola, gayrimenkulün nesiller boyu zenginlik yarattığını söylüyor. 100 $ ’dan başlayan fiyatlarla giriş yapmanın 4 yolu

‘Always the best time to buy’: Todd Nepola says real estate builds generational wealth. 4 ways to get in from $100

Thomas Kent

Sat, August 22, 2026 at 3:15 PM GMT+3 5 min read

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Florida real estate mogul Todd Nepola has spent nearly three decades making money from shopping centers. If he had to start over with $100,000, he says he would put it straight back into income-producing property.

"I'd go right into a commercial property," Nepola said in a recent interview with Hard Truths CEO, a popular TikTok account (1). "The truth is, multifamily's the easiest one to get into."

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Nepola, the owner and founder of Current Capital Group, owns and operates retail and industrial properties across Florida. He suggested using the $100,000 as a down payment on a duplex or triplex worth between $300,000 and $400,000.

The investor would initially handle the leasing, maintenance and bookkeeping, according to Nepola. After improving the property and building equity, the owner could refinance, pull out some cash and purchase another building.

His answer became even more emphatic when he was asked when people should buy.

"It's always the best time to buy real estate," Nepola said. "If it's a bad market, it's a good time to buy, and if it's a good market, it's a good time to buy."

That advice sounds profoundly bold at a time when parts of Florida's housing market are cooling. Miami was considered a "buyer's market" in August 2026, with homes selling for an average of 3.23% below their asking prices and spending a median of 82 days on the market, according to Realtor.com (2).

Commercial real estate presents a different picture. Miami-Dade's retail vacancy rate fell to 3% during the second quarter of 2026, the lowest among South Florida's major markets. The county also recorded nearly 379,000 square feet of positive net absorption, per Colliers (3).

However, favorable market conditions cannot make every property a sound investment. At least, not without time on your side.

Why it's always time to buy

Nepola's argument depends on a long investment horizon.

"If you're going in and saying, 'I'm going to buy this property and I'm going to keep it for 10, 20, 30 years,' it's always a good time to buy," he said in the interview.

Over time, rent can generate cash flow, tenants can help pay down the debt, and appreciation and improvements can increase the property's value. In fact, according to the UBS Global Family Office Report 2025, U.S. family offices held an average of 18% of their portfolios in real estate (4).

Consider Nepola's example of putting $100,000 down on a $400,000 property.

If the remaining $300,000 were financed for 30 years at 6.5% and the property appreciated by 3% annually, it would be worth approximately $538,000 after 10 years, while the mortgage balance would fall to roughly $254,000.

That would leave the investor with around $284,000 in equity before taxes, transaction costs and any additional capital invested. Net rental income could also add to the return.

This combination of rent, leverage, debt repayment and appreciation helps wealthy investors compound their fortunes and purchase additional properties.

"Nobody can time a market," Nepola said. "If anybody really knew, they'd be the richest man on Earth."

Of course, results will vary depending on the property, location, financing, tenants, fees and market conditions. Fortunately, you don't need to purchase and operate an entire building to participate.

Whether you have $100 or $100,000 to invest, here are four ways to add income-producing real estate to your portfolio.

Read More: Millionaires under 43 hold only 25% of their wealth in stocks. Here's where their money is actually going

Start with shares of rental properties for $100

But getting exposure to income-producing real estate doesn't necessarily require Nepola's $100,000 down payment. Platforms such as Arrived have opened the door to investors with considerably less capital.

Backed by world-class investors, including Jeff Bezos, Arrived allows you to invest in shares of vacation and rental properties, earning a passive income stream without the extra work that comes with being a landlord of your own rental property.

To get started, simply browse through their selection of vetted properties, each picked for its potential appreciation and income generation. Once you choose a property, you can start investing with as little as $100.

Plus, for a limited time, when you open an account and add $1,000 or more, Arrived will credit your account with a 1% match.

Build a fractional rental portfolio with mogul

Investors seeking passive income from rental properties without becoming landlords can also consider mogul.

Founded by former Goldman Sachs real estate investors, mogul offers fractional ownership in carefully selected single-family rental and vacation properties. Investors can potentially receive monthly rental income, property appreciation and tax benefits without making a traditional down payment or handling late-night tenant calls.

Each property is held through a standalone LLC, giving investors a fractional interest in the underlying real estate — not the platform. The team at mogul selects only the top 1% of properties it evaluates, and blockchain-based fractionalization adds a layer of safety, ensuring a permanent, verifiable record of each stake.

You can create an account, browse available properties and begin building a professionally managed rental portfolio in a few clicks.

Real estate with a bigger budget

Fractional properties can make real estate accessible with a smaller allocation. That said, if you're an accredited investor ready to commit more capital, you can move further up the ladder into institutional-quality, single-asset opportunities.

Accredited investors can now tap into this opportunity through platforms such as Lightstone DIRECT, which gives accredited investors access to single-asset multifamily and industrial deals.

Lightstone DIRECT's direct-to-investor model ensures a high degree of alignment between individual investors and a vertically-integrated, institutional owner-operator — a sophisticated and streamlined option for individual investors looking to diversify into private-market real estate.

With Lightstone DIRECT, accredited individuals can access the same multifamily and industrial assets Lightstone pursues with its own capital, with minimum investments starting at $100,000.

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TikTok (); Realtor.com (); Colliers (); UBS ()

This article provides information only and should not be construed as advice. It is provided without warranty of any kind.