{"id":7067942,"date":"2026-09-27T02:43:15","date_gmt":"2026-09-27T02:43:15","guid":{"rendered":"https:\/\/peraltafinancing.com\/uncategorized\/the-reality-of-buying-a-rights-only-rental-property-part-i-i-am-issa\/"},"modified":"2026-09-27T02:43:15","modified_gmt":"2026-09-27T02:43:15","slug":"the-reality-of-buying-a-rights-only-rental-property-part-i-i-am-issa","status":"publish","type":"post","link":"https:\/\/fivemor.com\/?p=7067942","title":{"rendered":"The Reality of Buying a \u201cRights Only\u201d Rental Property (Part I) \u2013 I Am Issa"},"content":{"rendered":"<p> <br \/>\n<\/p>\n<div>\n<h2 class=\"wp-block-heading\">A 23-Month Financial Breakdown<\/h2>\n<p class=\"wp-block-paragraph\">In April 2024, I became a landlord in the \u201crights only\u201d market. This wasn\u2019t a planned move for a growing (real estate) portfolio; it was an emotional decision. My brother-in-law\u2019s father needed to retire to the province, and buying this property would help fund that chapter while I build a future asset for my son (I rationalize).<\/p>\n<p class=\"wp-block-paragraph\">I quickly learned that helping a relative retire is a noble mission, but it\u2019s often not a sound investment strategy. Helping family and making a good investment are two different goals. It\u2019s like running a race with one shoe and one slipper. Yes, they move you in the same direction, yet every step reminds you they weren\u2019t made to fit together.<\/p>\n<h2 class=\"wp-block-heading\">What \u201cRights Only\u201d Actually Means<\/h2>\n<p class=\"wp-block-paragraph\">In the Philippines, \u201crights only\u201d means land awarded to settlers (ISFs) that hasn\u2019t had its proper title transferred. You aren\u2019t buying land in the legal sense; you\u2019re buying the right to occupy it.<\/p>\n<p class=\"wp-block-paragraph\">I had done this once before, buying a house and lot with <strong><em>rights only<\/em><\/strong> for \u20b1150K and selling it for \u20b1300K years later. But every property is a different animal. With rights-only, you carry the risk while waiting for an official title. Before you sign, you must:<\/p>\n<ul class=\"wp-block-list\">\n<li><strong>Verify occupancy:<\/strong> Confirm who is actually living there and if they recognize the seller.<\/li>\n<li><strong>Check the Barangay:<\/strong> Ask about active disputes or government projects (like new roads) that could affect the claim.<\/li>\n<li><strong>Expect \u201cTitle Limbo\u201d:<\/strong> Resale is harder and prices are lower because the paperwork is perpetually \u201cin talk.\u201d<\/li>\n<\/ul>\n<h2 class=\"wp-block-heading\">The Entry Cost: A Lesson in Foundation<\/h2>\n<p class=\"wp-block-paragraph\">My purchase price was \u20b1250,000, paid in five installments. It felt manageable until the supposedly \u201cminor\u201d renovation started.<\/p>\n<p class=\"wp-block-paragraph\"><strong><em>\u201cLivable\u201d for a family is very different from \u201crentable\u201d as a business.<\/em><\/strong><\/p>\n<p class=\"wp-block-paragraph\">In the first 60 days, I spent \u20b1166,143 on renovations, roughly 1.5 pesos for every peso of the purchase price.<\/p>\n<p class=\"wp-block-paragraph\"><strong>The Renovation Sprint (April \u2013 June 2024):<\/strong><\/p>\n<ul class=\"wp-block-list\">\n<li><strong>Structural:<\/strong> \u20b120k for bathroom labor; \u20b113k for stairs; \u20b13.2k to widen walls.<\/li>\n<li><strong>Systems:<\/strong> \u20b125.8k for full electrical rewiring and submeters.<\/li>\n<li><strong>Finishing:<\/strong> \u20b117.2k for walling\/paint; \u20b116.1k for ground floor repairs.<\/li>\n<\/ul>\n<p class=\"wp-block-paragraph\">Seeing those numbers hit my bank app didn\u2019t feel good. It\u2019s like I was handing over a suitcase of money, trusting it would find its way back.<\/p>\n<h2 class=\"wp-block-heading\">The Full 23-Month Picture (April 2024 \u2013 February 2026)<\/h2>\n<figure class=\"wp-block-table\">\n<table class=\"has-fixed-layout\">\n<tbody>\n<tr>\n<td>Purchase Price<\/td>\n<td>\u20b1250,000<\/td>\n<\/tr>\n<tr>\n<td>Initial Renovation<\/td>\n<td>\u20b1166,143<\/td>\n<\/tr>\n<tr>\n<td>Upgrades (Aircon, Cabinets, etc.)<\/td>\n<td>\u20b136,180<\/td>\n<\/tr>\n<tr>\n<td>Maintenance &amp; Management<\/td>\n<td>\u20b135,900<\/td>\n<\/tr>\n<tr>\n<td><strong>Total Expenses<\/strong><\/td>\n<td><strong>\u20b1492,995<\/strong><\/td>\n<\/tr>\n<tr>\n<td><strong>Total Earnings<\/strong><\/td>\n<td><strong>\u20b1107,520<\/strong><\/td>\n<\/tr>\n<tr>\n<td><strong>Net Position<\/strong><\/td>\n<td><strong>-\u20b1385,475<\/strong><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p class=\"wp-block-paragraph\">After nearly two years, I am \u20b1385,475 in the red.<\/p>\n<h2 class=\"wp-block-heading\">3 Hard Lessons from My Google Sheets<\/h2>\n<h3 class=\"wp-block-heading\">1. The \u201cFavor\u201d vs. The \u201cInvestment\u201d<\/h3>\n<p class=\"wp-block-paragraph\">Trusting family history is not a substitute for a professional inspection. A 30-year-old settlement house carries 30 years of deferred maintenance that doesn\u2019t care about your family ties.<\/p>\n<h3 class=\"wp-block-heading\">2. Renovation Creep Is Brutal<\/h3>\n<p class=\"wp-block-paragraph\">I budgeted for cosmetic fixes, but got structural reality. Every week in May 2024, I was approving unplanned expenses. My advice: budget 60\u201370% of the purchase price for renovations, not the 20% you hope for.<\/p>\n<h3 class=\"wp-block-heading\">3. \u201cPassive\u201d Income Is a Full-Time Side Hustle<\/h3>\n<p class=\"wp-block-paragraph\">From managing renovations from a distance to coordinating gate welding through my property manager, this is active work. And then there are the human moments: in August 2025, my tenant got sick. I logged the rent as \u20b10. That empty cell in my Google Sheet is the stark reality of being a small landlord in the Philippines<\/p>\n<h2 class=\"wp-block-heading\">What the Numbers Don\u2019t Show<\/h2>\n<p class=\"wp-block-paragraph\">With a monthly rent of \u20b16,500\u2013\u20b18,000, I won\u2019t recoup my \u20b1492,995 until at least 2031, assuming there are no vacancies or major new repairs.<\/p>\n<p class=\"wp-block-paragraph\">But the ledger doesn\u2019t capture the win that matters: my in-laws have started a new life, and I\u2019m providing a decent, affordable roof for families who need it. I\u2019m not sharing this to scare you off; I\u2019m sharing it because no one showed me this math before I signed.<\/p>\n<p class=\"wp-block-paragraph\">Real estate at this level stands as a masterclass. I\u2019m still enrolled, the Google Sheet is still open, and the tuition is paid in receipts.<\/p>\n<p class=\"wp-block-paragraph\">What would you do differently in my shoes? Have you ever bought a property that turned into a \u201clesson\u201d? Let\u2019s talk in the comments.<\/p>\n<div class=\"sharedaddy sd-sharing-enabled\">\n<div class=\"robots-nocontent sd-block sd-social sd-social-icon-text sd-sharing\">\n<h3 class=\"sd-title\">Thanks for reading! Like it? Share it.<\/h3>\n<\/div>\n<\/div>\n<p><h3 class=\"jp-relatedposts-headline\"><em>Related<\/em><\/h3>\n<\/p>\n<\/div>\n\n","protected":false},"excerpt":{"rendered":"<p>A 23-Month Financial Breakdown In April 2024, I became a landlord in the \u201crights only\u201d market. This wasn\u2019t a planned move for a growing (real estate) portfolio; it was an emotional decision. My brother-in-law\u2019s father needed to retire to the province, and buying this property would help fund that chapter while I build a future [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":7059154,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[97219,99385],"tags":[10958,5334,3341,14928,6970,14543,13922],"dealstore":[],"offerexpiration":[],"class_list":["post-7067942","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-personal","category-tips","tag-buying","tag-issa","tag-part","tag-property","tag-reality","tag-rental","tag-rights"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.4 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>The Reality of Buying a \u201cRights Only\u201d Rental Property (Part I) \u2013 I Am Issa - Som2ny Network<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/fivemor.com\/?p=7067942\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"The Reality of Buying a \u201cRights Only\u201d Rental Property (Part I) \u2013 I Am Issa - Som2ny Network\" \/>\n<meta property=\"og:description\" content=\"A 23-Month Financial Breakdown In April 2024, I became a landlord in the \u201crights only\u201d market. 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