Ted and Jamie Garber, a couple based in Florida, have built a successful real estate investment portfolio using strategic software tools. Their 15 commercial and residential properties along the Space Coast generate a six-figure annual income. This income contributes significantly to their goal of financial independence, with a focus on immediate cash flow and rapid return on investment.
Key Takeaways
- Ted and Jamie Garber own 15 Florida investment properties.
- These properties generate six figures in annual income.
- Their strategy prioritizes immediate cash flow.
- They use specific software for efficient property management.
- Tools like Avail, Wave, AirDNA, LoopNet, Crexi, and Dropbox Sign are central to their operations.
Building a Cash Flow Focused Portfolio
The Garbers' investment philosophy centers on cash flow. They aim for each rental unit to generate positive cash flow from the start. This approach helps them achieve financial independence. Their goal is to recoup their initial investment within three to six years on average.
Ted Garber, who also manages a digital advertising agency, describes the rental income as "mostly passive." Jamie Garber, an attorney who left her corporate career, handles the legal and administrative aspects. This includes drafting purchase agreements and writing leases for their properties.
"Each rental needs to shed cash flow immediately and, on average, pay back our initial investment within three to six years," Ted Garber stated.
Investment Snapshot
- Number of Properties: 15
- Location: Space Coast, Florida
- Annual Income: Six figures
- Investment Payback Goal: 3-6 years
- Monthly Management Time: Approximately 10 hours
Leveraging Technology for Property Management
The Garbers emphasize automation in their real estate business. They estimate spending only about 10 hours a month on property-related activities. This efficiency is largely due to their reliance on specialized software platforms. They closed on their most recent property in September 2025 and continue to seek growth opportunities.
Their technology stack allows them to manage their portfolio remotely. This flexibility is important for their lifestyle. For instance, they travel internationally for weeks each summer without issues.
Streamlining Residential and Commercial Units
For residential properties, the Garbers use Avail. This platform offers a comprehensive suite of tools. It helps them list properties, screen potential tenants, collect rent payments, and track maintenance requests. Avail automates many tasks, reducing manual effort.
For their commercial units, they use Wave. Wave is designed for small business owners. It allows them to create invoices, accept online payments, and monitor income and expenses. This separation of tools helps them tailor management to each property type.
"I get notified when payments come in, I get notified if people are late — and it automatically assesses late fees for residential, for example," Ted Garber explained. "We spend a couple of weeks every summer out of the country, and we've been able to do that without a hiccup for the last five years."
The Space Coast Market
The Space Coast of Florida, where the Garbers invest, is known for its aerospace industry and tourism. This region can offer diverse real estate opportunities. Both long-term residential rentals and short-term vacation rentals may thrive here, depending on local demand and property types.
Data-Driven Market Analysis
Making informed investment decisions is critical. The Garbers rely on data analytics for market research and revenue forecasting. They use AirDNA, a platform specializing in short-term rental (STR) data. This tool helps them analyze market conditions and potential returns.
AirDNA provides key metrics such as occupancy rates, average daily rates, and seasonal trends. It also offers revenue projections. This data helps the Garbers identify markets and properties with strong cash flow potential. It also guides their pricing strategies for existing rentals.
"It provides data on occupancy rates, average daily rates, seasonal trends, and revenue projections, helping us identify which markets and properties have the strongest cash flow potential," Ted Garber stated. "This informs whether we should buy a property for STR purposes or adjust pricing strategies for existing rentals."
Sourcing Deals and Efficient Closings
Finding the right properties is a crucial step in real estate investing. The Garbers use online marketplaces to source deals that match their investment criteria, often referred to as their "buy box."
They use LoopNet and Crexi. These platforms specialize in commercial and multifamily properties. These tools are also useful for conducting comparative market analyses (comps). They help the Garbers check market values and identify trends in commercial real estate. This makes these platforms essential for their acquisition pipeline.
Digitalizing Legal Processes
Once a deal is negotiated, the closing process involves numerous legal documents. To streamline this, the Garbers use Dropbox Sign. This software allows them to sign and manage legal documents electronically. It eliminates the need for physical paperwork.
This digital approach significantly speeds up the closing process. It also allows multiple parties to sign documents remotely. This enhances efficiency and convenience for all involved. Ted Garber emphasized the importance of these tools for growing and managing their portfolio effectively.
In summary, the Garbers' success stems from a clear investment strategy focused on cash flow, supported by a robust suite of software tools. These tools automate management, provide critical market insights, and streamline legal processes. This approach allows them to maintain a lean operation while expanding their real estate footprint.
Ted Garber summarized the importance of their tech stack: "In short, AirDNA helps you analyze markets and returns, LoopNet helps you source deals, and Dropbox Sign helps you close them efficiently."
