Find and buy the perfect rental with ease

Awning’s software and in-house brokerage enable you to find and evaluate rentals with speed.

Why work with Awning?

  • Data-driven technology to identify the best deals
  • Experience, helped customers buy $30M+ in real estate over the last year
  • Tailored, we support you with your individual goals
  • Agents who are experts in real estate investing
  • Full service with introductions to top property managers with management & furnishing expertise
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How Buying a Rental Property Works

Meet your Licensed Agent

Schedule a call with your Awning agent. They’ll work with you from goals to setup for any rental you purchase and can help educate you on rental property ownership.
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Search and find properties

Browse curated properties through the Awning feed, handpicked properties your agent sends to you, or search the market for rentals on our site. Every listing on Awning comes with a picture of its investment returns.

Message your Agent

Send a message to your agent if you’re interested in a property or have any questions. Your agent will help you review the math to ensure it’s a good fit and help you offer on the property competitively.


Awning works with the top property managers across the country and can help you shop for the best service.
No additional fees

Awning provides much more than a traditional brokerage for a vacation rental investor and does so at no additional cost. Awning makes its money the way a standard buy-side real estate brokerage does, by earning commission on the sale of the property.

Invest with confidence

Schedule a call to learn more about Awning’s rental buying service or browse our top picks on the Rental Property Feed.

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Call or text (415) 610-7867


What is a long-term rental?

A long-term rental refers to a property that is leased out to tenants for an extended period, typically spanning several months or years, as opposed to short-term rentals that cater to vacationers or transient guests. This type of rental arrangement provides stability and continuity for both the property owner and the tenant, as it guarantees a regular income for the former and a secure living arrangement for the latter. Long-term rentals are commonly found in the form of residential properties like houses, apartments, or condominiums, and involve signing a lease agreement, which outlines the terms and conditions, including the rent amount, security deposit, and maintenance responsibilities. These agreements are generally governed by local laws and regulations to ensure a fair and balanced relationship between landlords and tenants.

How can investors buy a long-term rental?

Investors can purchase long-term rental properties through a series of steps, which typically include the following:

  • Research and planning: Begin by determining your investment goals, preferred property types, and target locations. Consider factors such as local rental markets, property prices, vacancy rates, and future growth prospects. Perform due diligence on the area's real estate trends and rental demands to make informed decisions.
  • Financing: Assess your financial capabilities and determine the most suitable financing option for your investment. This may include using personal savings, obtaining a mortgage, or exploring other lending options. It is crucial to have a clear understanding of your credit score, debt-to-income ratio, and down payment requirements.
  • Property search: Collaborate with a reputable real estate agent who has experience in investment properties and is familiar with the target area. They can help you identify potential long-term rental properties that align with your investment goals and preferences. Additionally, you can use online resources like Awning’s Analyzed Long-term Rental Deals, local listings, and real estate platforms to supplement your search.
  • Property analysis: Evaluate potential properties by analyzing factors such as rental income, appreciation potential, maintenance costs, taxes, and insurance. Conduct a thorough inspection of the property to identify any structural or functional issues that could impact your investment.
  • Making an offer: Once you have identified a suitable property, work with your real estate agent to make a competitive offer. Negotiate the terms and conditions with the seller, and be prepared to make concessions or walk away if necessary.
  • Closing the deal: After your offer is accepted, finalize the mortgage or financing arrangements, and perform any required due diligence, such as property appraisal and title search. Review and sign the closing documents, make the necessary payments, and assume ownership of the property.
  • Property management: Establish a plan for managing the rental property, either by personally handling tenant relations, maintenance, and rent collection or by hiring a professional property management company. Ensure that the property is in compliance with all local laws and regulations.

By following these steps, investors can successfully acquire long-term rental properties and generate consistent income and potential appreciation from their investment.

What’s the best way to find good long-term rental investments?

To find good long-term rental properties, employ a combination of strategies and resources that help you identify properties that align with your investment goals and preferences. Here are some key steps to consider:

  • Research: Begin by studying local real estate markets and familiarizing yourself with neighborhoods that have strong rental demand, good schools, low crime rates, and access to amenities such as transportation, shopping, and healthcare facilities. Understand the current trends, average rental rates, and vacancy rates in your target area.
  • Define your criteria: Determine your preferred property type, size, budget, and other features that are important to you. This will help you narrow down your search and focus on the properties that best fit your needs.
  • Network with professionals: Develop connections with local real estate agents, property managers, and other investors who have experience in long-term rentals. These professionals can provide valuable insights, leads, and advice on finding the best rental properties in your target area.
  • Online platforms: Utilize online resources such as real estate websites like Awning’s Top Rental Deals, rental platforms, and social media groups dedicated to real estate investing. These platforms allow you to search for properties based on your criteria, compare listings, and monitor market trends.
  • Local listings: Keep an eye on local newspapers, classified ads, and real estate publications for new listings and rental property opportunities.
  • Drive or walk around neighborhoods: Exploring target neighborhoods in person can help you spot for-sale signs, identify well-maintained properties, and get a feel for the area. This hands-on approach may reveal hidden gems that are not yet listed online.
  • Attend real estate events and workshops: Join local real estate clubs, attend workshops, and participate in networking events to connect with like-minded investors and professionals who can share insights, leads, and experiences in finding good long-term rental properties.
  • Consider off-market properties: Look for properties that are not actively advertised for sale, such as those in pre-foreclosure, bank-owned properties, or properties owned by motivated sellers. These opportunities may be less competitive and could offer better deals. Awning occasionally alerts investor of off-market deals via email, sign up for a free account today.

By employing a combination of these strategies and remaining patient and persistent in your search, you will increase your chances of finding good long-term rental properties that meet your investment objectives.

Do you need an agent to purchase a long-term rental investment?

While it is not legally required to have a real estate agent when purchasing a long-term rental investment, working with an experienced agent can offer several advantages, especially for first-time or less experienced investors. Some benefits of using a real estate agent include:

  • Local knowledge: A real estate agent familiar with the local market can provide valuable insights into the best neighborhoods for rental investments, property values, rental rates, and market trends.
  • Access to listings: Agents have access to the Multiple Listing Service (MLS) and other resources that can help you find potential rental properties that meet your investment criteria more efficiently.
  • Property analysis: An experienced agent can help you evaluate potential investments by analyzing factors such as rental income, appreciation potential, maintenance costs, taxes, and insurance.
  • Negotiation: A skilled agent can negotiate on your behalf with the seller and their agent, potentially securing better terms and conditions for your investment.
  • Expert guidance: Agents can guide you through the complex buying process, including preparing and submitting offers, coordinating inspections, managing due diligence, and facilitating the closing process.
  • Network connections: Real estate agents often have a network of contacts, including lenders, property managers, inspectors, and other professionals, which can be helpful throughout the buying process.
  • Time-saving: Having an agent handle the majority of the tasks involved in purchasing a rental property can save you time and effort, allowing you to focus on other aspects of your investment strategy.

Awning is also a brokerage and can help you connect with a local agent that specializes in investment properties.

How much money do you need to put down for a long-term rental investment?

The down payment required for a long-term rental investment can vary depending on several factors, including the type of property, your credit score, and the lender's requirements. Generally, down payments for investment properties are higher than those for primary residences due to the increased risk associated with rental properties. Here are some guidelines to consider:

  • Conventional loans: For a conventional mortgage on an investment property, lenders typically require a down payment of at least 20% to 25% of the purchase price. This is to avoid the need for private mortgage insurance (PMI), which is generally not available for investment properties.
  • Government-backed loans: Government-backed loans like FHA and VA loans, which offer lower down payment requirements for primary residences, are typically not available for investment properties. However, some exceptions may apply, such as purchasing a multi-unit property and living in one of the units while renting out the others.
  • Portfolio loans: Some banks and non-traditional lenders offer portfolio loans for investment properties, which may have more flexible down payment requirements. These loans are held by the lender's investment portfolio rather than being sold on the secondary market, allowing for more customized lending criteria.
  • Seller financing: In some cases, you may be able to negotiate seller financing, where the seller of the property provides the financing for your purchase. Down payment requirements in these situations can be more flexible and negotiated on a case-by-case basis.
  • Hard money loans: Hard money lenders typically provide short-term loans for real estate investments based on the property's value rather than the borrower's creditworthiness. Down payment requirements for hard money loans can vary significantly but may be lower than those for conventional loans.

Awning can help you connect with lenders and shop for the best rates on investment property loans.

How do you select a location to invest in a long-term rental?

Selecting a location to invest in a long-term rental requires thorough research and consideration of various factors that can impact the property's rental demand and potential appreciation. Key factors to consider include local job and population growth, neighborhood safety, quality of schools, access to transportation and amenities, and overall desirability of the area. Analyze historical rental market trends, vacancy rates, and property values in your target locations to identify areas with steady growth and strong rental demand. Listings on Awning have all of this information in one place for investors to evaluate. 

Can you invest in a long-term rental remotely?

Yes, you can invest in a long-term rental remotely by leveraging technology, building a reliable team, and conducting thorough research. Utilize online platforms and tools to search for properties, analyze local market trends, and gather information on your target area. Develop a network of trusted professionals, including a local real estate agent, property manager, attorney, and inspectors, who can help you navigate the buying process, manage the property, and address any issues on your behalf. Remote investing is a specialty at Awning helping individuals find, analyze, buy and manage properties from a different state or country. 

Do you need special insurance for a long-term rental?

Yes, as a property owner, you need special insurance for a long-term rental, commonly referred to as landlord insurance or rental property insurance. This type of insurance differs from standard homeowners' insurance, as it is specifically designed to cover the unique risks associated with renting out a property. Landlord insurance typically provides coverage for property damage, liability protection, and loss of rental income due to a covered event. It is essential to carefully review your policy and work with an insurance agent to ensure you have adequate coverage tailored to the specific needs of your long-term rental investment.