In the video “Why I DON’T Invest In Apartment Buildings” by Commercial Real Estate with Dolf de Roos, he shares some fascinating insights about his decision to avoid investing in apartment buildings. He reveals that one of the reasons why he steers clear of this type of investment is the constant influx of calls from tenants, complaining about noisy neighbors or issues with parking. Even though he could hire a property manager to handle these matters, he prefers not to because property managers charge fees for their services. When he chooses not to invest in apartment buildings, he finds that half of these problems disappear, which is one of the reasons why he loves commercial real estate. So, let’s dive into this video and explore his perspective on why apartment buildings don’t make the cut for him.

Reasons for Not Investing in Apartment Buildings

Investing in real estate can be an exciting endeavor, offering the potential for substantial returns on your investment. However, it’s essential to carefully consider the drawbacks and challenges associated with each option before diving into apartment building investments. In this article, we will explore the reasons why investing in apartment buildings may not be the best choice for everyone.

Tenant Issues

One of the primary concerns with investing in apartment buildings is tenant issues. When you have multiple units within a single property, it increases the likelihood of encountering tenant-related problems. These issues can range from noise complaints to conflicts between tenants, which can be quite challenging to resolve.

Noise levels can be a significant source of frustration for both tenants and property owners. With multiple units in close proximity, it’s not uncommon for noise to travel between the units. This can lead to complaints, tensions among tenants, and even legal issues if not addressed appropriately.

Moreover, resolving conflicts between tenants can also become an arduous task in apartment buildings. When conflicts arise, it is crucial to address them promptly and find resolutions that satisfy all parties involved. However, with limited control over tenant behavior, finding an amicable solution can sometimes be challenging.

Why I DONT Invest In Apartment Buildings

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Property Management Fees

Another factor to consider when investing in apartment buildings is the cost associated with hiring a property manager. Many property owners choose to enlist the help of a professional to handle the daily operations and management of the building. However, this convenience comes at an added expense.

Property management fees can significantly impact the overall profitability of your investment. These fees typically range from 8-10% of the monthly rental income and can vary depending on the location and services provided. It’s essential to consider these fees when calculating potential profits to determine if they fit within your financial goals.

Comparison to Other Real Estate Investments

It’s vital to explore alternative real estate investment options to gain a comprehensive understanding of the pros and cons of each. While apartment buildings may offer certain advantages, such as consistent rental income and potential appreciation, other types of real estate investments may present a more favorable risk-to-reward ratio.

For example, investing in single-family homes or duplexes may provide more control over tenant selection and management. Additionally, the potential for higher returns may exist when considering vacation rental investments or commercial properties. By thoroughly analyzing the advantages and disadvantages of different real estate options, you can make a more informed decision.

Why I DONT Invest In Apartment Buildings

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Maintenance and Repair Costs

Maintaining apartment buildings can be an expensive endeavor. With multiple units and shared common spaces, the cost of maintenance and repairs can quickly add up. Regular maintenance, including landscaping, cleaning, and repairs, is necessary to ensure the building’s integrity and maintain tenant satisfaction.

Additionally, unexpected repair costs can put a strain on your budget. Appliances break, leaks occur, and structural issues may arise, requiring immediate attention and financial resources. Being prepared for these unforeseen expenses is crucial when investing in apartment buildings.

Market Volatility

The real estate market is subject to fluctuations that can impact the profitability of apartment building investments. Rental demand and property values can vary significantly over time, introducing uncertainty into your investment portfolio.

During economic downturns or periods of oversupply, vacancy rates may rise, ultimately affecting rental income. Moreover, changes in property values can impact the resale value of your investment, potentially leading to a lower return on investment.

It’s important to carefully consider market conditions and trends before investing in apartment buildings. Thorough market research and analysis can help you make informed decisions about the potential risks and rewards associated with this type of investment.

Why I DONT Invest In Apartment Buildings

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Lack of Control

Overseeing multiple units and tenants can be a challenging task, and many property owners find it difficult to maintain consistent quality and standards. Ensuring that each unit complies with safety regulations, addressing maintenance requests promptly, and managing tenant turnover can be overwhelming for some.

Additionally, maintaining control over tenant behavior becomes more complicated with a larger number of tenants. It can be challenging to ensure that everyone adheres to rules and maintains a respectful living environment. This lack of control can lead to tenant issues, as discussed earlier, impacting the overall satisfaction of tenants and the profitability of your investment.

Higher Risk of Vacancies

Investing in apartment buildings also carries a higher risk of vacancies compared to other types of real estate investments. With multiple units, there is a higher likelihood of having vacant units at any given time. Vacancies directly impact rental income and can pose financial challenges for property owners.

Having vacant units means there is no rental income coming in to cover expenses such as mortgage payments, property taxes, and maintenance costs. Moreover, vacant units may require additional marketing efforts or renovations to attract new tenants, further adding to the financial burden.

Why I DONT Invest In Apartment Buildings

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Financing Challenges

Securing financing for apartment building investments can present its own set of challenges. Lenders typically have stricter requirements and criteria when it comes to financing multi-unit properties compared to single-family homes. These requirements can include higher down payments, more stringent credit score criteria, and detailed financial and operational documentation.

Navigating the financing process for apartment buildings can be time-consuming and stressful. It’s essential to be prepared and have a robust financial plan in place when seeking financing for this type of investment.

Limited Scalability

While apartment buildings offer the potential for consistent rental income and long-term appreciation, the scalability may be limited compared to other real estate investments. The acquisition and management of multiple units can be complex and require significant resources, both in terms of time and finances.

Expanding your apartment building portfolio may not be as straightforward or feasible as acquiring multiple single-family homes or smaller investment properties. If scalability is a priority for your investment strategy, it may be worth exploring other real estate options that offer more flexibility.


Investing in apartment buildings can be a lucrative venture, but it’s crucial to carefully consider the potential drawbacks and challenges associated with this type of investment. The tenant issues, property management fees, maintenance and repair costs, market volatility, lack of control, higher risk of vacancies, financing challenges, and limited scalability are all factors that need to be thoroughly evaluated.

By exploring alternative real estate investment options and considering the specific goals and preferences, you can make a well-informed decision about the best investment strategy for you. It’s essential to weigh the potential risks against the potential rewards and align your investment choices with your long-term financial objectives.

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