Nick PerryFounder and CEO of 7 Figure Cartel

Never Buy These 3 Properties (They'll Drain Your Profits and Drive You Insane)

21 Jun 2026 · 1 min

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1:01

In this solo real‑estate investing video, Nick Perry warns investors to stay away from three specific kinds of properties that can erode cash‑flow profits and cause headaches. First, he argues condos are the hardest to sell and finance, carry high HOA fees, and are the first to lose value during market downturns. Second, he cautions against any home built between 2020 and 2023, claiming a shortage of quality building materials forced builders to use cheap, low‑quality components that result in frequent five‑figure repairs every few years. Third, he advises against buying the "best" house in a bad neighborhood because the purchase price is already at the top of the local market, leaving no room for appreciation or added profit. He concludes with the overarching principle that real‑estate profit is generated at the time of purchase, not at sale, urging viewers to buy smart for long‑term financial health.

Chapters

Never ever ever buy these 3 kinds of properties. It would drive you insane and mess up your profit on cash flowing properties. Number 1 is condos. These are the hardest to sell, finance, and have a really high HOA. What makes things worse is if there's ever a market crash, they're the first to fall in value. First to crash. Number 2, anything built between 2020 and 2023. See, at this time, there was a massive shortage of quality building materials like lumber. What builders did is they used really cheap, low quality materials which will lead to multiple 5-figure repairs every 2 to 5 years. Cheap materials, expensive problems. And last but not least, you want to avoid buying the best house in a really bad neighborhood because you're already buying at the top, which means that there is no room for improvement. And when there is no room for improvement, there is no room for additional profit. No upside left. So if you're thinking of buying a new property, remember this: the money isn't made when you sell, it's made when you buy. Buy smart and you'll thank yourself for years to come.