In this video, I’m breaking down 7 high-cash-flow niche asset classes that produce monthly income right now—complete with real numbers, startup costs, bonus-depreciation benefits, and the red flags you MUST avoid.

#1 Billboards – land-based, tax-friendly, $10K+/mo potential

#2 Mobile Home Parks – low maintenance, inflation-linked lot rents

#3 Self-Storage – recession-proof, $5K–$25K/mo cash flow

#4 Triple-Net Retail Pads – corporate-backed, hands-off income

#5 RV Parks – seasonal gold mines, high per-night rates

#6 Commercial-to-Residential Conversions – pennies on the dollar

#7 Raw Land (Cell Towers & Solar) – pure land play, mailbox money

Watch until the end for details on Limitless Expo — the event that brings 2,000+ investors, entrepreneurs, and operators together to navigate what’s next.

I own over 10,000 doors and I’ve built my entire career on multifamily But I’m going to let you in on a little secret One of the very best deals that I ever did was not in multifamily at all There were no tenants no toilets and no late night calls It was a niche asset that most investors completely ignore because they don’t even know that these exist In this video I’m going to break down seven of the highest cash flowing niche assets that are not multif family These are some of the best deals that I’ve seen in
my 30 years and all of them produce monthly income right now I’ll show you how they work the real numbers behind them and the red flags that you need to watch for each so you can get right into the game today without getting burned Number one is billboards Now many of you might have heard me talk about this before but this is land either owned or leased with advertising income High margin zero tenants no toilets Plus billboards qualify for bonus depreciation which can be huge for reducing your tax burden So Ross and I
have invested in a few billboards in our time We try to buy them on busy corridors or busy roads because the higher the drive count the more the monthly income We’ve paid 100 grand and 500 grand for multiple billboards in various locations and each one generates thousands of dollars of monthly income In fact one that we just bought generates about $250,000 a year of gross income at 70% occupancy Occupancy for billboards literally is how many ads do you have compared to how many can you sell in one month and the average for
the industry is about 70% So the startup cost for these boards can be 50 grand 100 grand but they can be as high as a million dollars depending on the location And of course the better the location the more the monthly income Then the cash flow is great on these upwards of over $10,000 a month depending on the location and how occupied you are And the bonus depreciation right now is at 40% but with a new law could be up over 100% which means that right when you buy it you can write off almost the entire board because in the IRS’s eyes it’s
considered equipment The red flags of course are your local zoning Not everyone likes billboards and especially digital billboards So you’re going to want to check on your local zoning Number two mobile home parks Affordable housing as we all know is skyhigh And mobile home parks are the lowest cost of living right now for most people in almost every market But here’s the secret As the owner you often times don’t even own the home You actually own the land That means low maintenance low turnover and high demand because the
tenants of a mobile home park actually lease the pad itself Ross and I looked for a little over a 100 unit mobile home park in Tucson Arizona And the owner of that park charge lot rent only which at the time was anywhere from $300 to $500 a month So the startup costs are anywhere from $1 to $3 million for these And while the gross income was let’s say $30 to $40,000 a month depending on occupancy the net cash flow was significant because you didn’t have all the burden of the actual unit itself and all the repairs that are required
because you actually didn’t own the structures This was all baked into a rent growth of 3 to 5% annually according to the CPI or the consumer price index which is all set up in the lot lease itself So the great thing here is it also tracks inflation The red flag of course is that a lot of these older parks lack really good infrastructure and you want to make sure they’re in the right locations because just like you where are they located and would I want to live there So you’re going to want to look for things like bad plumbing
electrical water systems and all those kinds of things that are down underneath the ground That’s where a lot of the expense can be So always look at the utilities before you buy these Third is self storage These are typically low maintenance high demand and flexible rents During recessions people downsize and they typically don’t always get rid of stuff They store it So Ross and I recently built over a 700 unit storage facility in Corpus Christi Texas There’s a couple ways you can go here You can buy an existing self-s storage facility
and upgrade it with gates and security cameras and that kind of stuff or you can build one like Ross and I recently did as well which means that you add all the new bells and whistles including boat storage and RV storage and all those kinds of things that people want today These typically have very low overhead because they don’t require anymore the big staffs like they used to in the past Typically these are all card entry and security camera access systems So the startup cost for these can be $1 to5 million depending on location and
depending on size But the net cash flow can be significant if it’s in the right location and you don’t have a lot of competition So we’ve seen cash flow from five grand to $25,000 a month depending on the size and the location and the occupancy of course just like anything else The big red flag is an over supply Typically self- storage facilities are very easy to build and bring to market rather quickly So if there’s too many storage units within a 3 or 5 mile radius you oftent times are battling against all the other competitors
looking for the same customers So if you do decide to get into this business being the only game in town is a huge advantage as opposed to fighting with a lot of other competitors Number four triple net lease retail pads These are corporatebacked leases Think of Starbucks Walgreens Chick-fil-A They all pay rent plus property taxes insurance and maintenance That’s how this works These big corporations go in and they lease these pads for long-term rates So we helped an investor buy a triple net Wendy’s pad in Texas with a 20-year
lease zero management required and rents deposited like clockwork So the startup cost for these can be 1 to $3 million The cash flow can be significantly $50 to $150,000 a year The lease length is 10 to 25 years The red flag of course is the tenant the sole person paying the rent Most of these corporations have annual escalation clause on the rent so you’re typically covered there from a CPI standpoint But if the operator leaves or defaults releasing will be extremely tough especially if the location and the building was too custom
And not to mention that you’ll be fighting with a corporation on the legal side after the big franchise or the chain leaves town Number five is RV parks So many of you know that I actually bought a sprinter van and drove across the country literally doing my due diligence on RV parks And postcoid RV parks exploded These parks operate just like mobile home parks except they’re really monthly and nightly whereas mobile home parks are typically longer leases So RV parks are typically shorter stays and higher per night rates
and also subject to seasonal cash flows We looked at an RV park that in Flagstaff Arizona that was charging $60 to $100 a night And this RV park had a little over a hundred spaces And even at 60% occupancy this park was a cash cow So the startup cost for these parks can be $500,000 to $2 million each depending on the size of the park Some of the larger ones can be significantly more But the peak season cash flow can be 20 to $40,000 a month But on offseason it could be dramatically different It could be break even or $5 to $10,000 a month
The red flag of course is management can be intensive You imagine people moving in and out each and every day hooking up to the utilities the electrical the water and all the things that require when they move in just for a night or two So these parks can have great turnover depending on where they’re located As people move around the country it can be as little as one night So you’ll definitely need a great on-site operator to manage this because people come at all hours in these RV parks Gold is near all-time highs but
appreciation isn’t the only way to benefit Monetary metals you could potentially earn a yield on your gold paid in physical gold without selling it Here’s how it works When you lease your gold through their platform pre-qualified companies pay to use it under strict guidelines like renting out real estate but with gold Instead of paying to store your metal you may earn up to 4% annually in gold You stay in control and you can choose which leases to participate in Monetary Metals handles the due diligence lease terms
and all the administration Thousands of investors use this approach to grow their gold not just sit on it Visit monetary-medals.com/ken to learn more Leasing gold involves risk and returns are not guaranteed This is not an offer to buy or sell securities Please review all risk disclosures at monetary-medals.
com Visit monetary-medals.com/ken to learn more Number six distress commercial to residential conversions And most places don’t really qualify for a residential conversion but people are doing it right now so don’t stop looking Office and retail conversions are spiking because there’s a massive affordable housing need and cities are desperate to solve some of these housing shortage You can often buy some of these commercial assets for pennies and convert them into much needed residential housing Recently a friend of
mine bought an empty office building in Denver for about $65 per foot After conversion the residential units were worth over $300 a foot Now that’s one instance and not all of them pencil out like that so you really have to be careful The startup costs on these can be as little as 500,000 up to over tens of millions of dollars depending on the size of the conversion Conversion costs are all over the map I’ve seen a hundred to $200 a square foot But the cash flow can be really really high if well executed And what you’re doing is you’re
taking an eyesore from a city and converting it into much needed residential housing So don’t forget to look for the incentives like tax credits and other things from the city itself that can potentially help you get this across the goal line The red flag of course is the zoning and permitting which can kill the deal In other words how many people really want to live in an office or a retail area You have to consider that before you move forward on any of these projects because not all cities will approve residential
conversion So make sure if you’re doing this that all that stuff is buttoned up before you move forward raw land lease for cell towers farming or even solar is a huge opportunity that I know a lot of people doing This is a pure land play with passive income For example cell towers need strategic land Farmers need dirt and solar panels need lots of space Either way you’re getting mailbox money with no tenants So I recently saw a parcel lease to AT&T for their cell network at $1,500 a month with 10% rent bumps every 5 years And the lease ran
for 25 years The startup cost on these can be as little as 50 grand and go up into the millions depending on how much land you get But oftent times you can even lease that land You can lease the land and then go find a lesser for the land I’ve seen cash flow as little as $1,000 a month to over $20,000 a month on some of these cell towers Oftent times you can put multiple carriers on one cell tower So the maintenance is virtually none and the leases are long-term The red flag of course the cell tower companies often want long
leases with renewal options that heavily favor them So make sure that you negotiate your terms upfront So let’s go over the list Billboards tax friendly and cash heavy Mobile home parks low capex strong demand due to affordability Self- storage simple steady cash flow require on-site management Triple net pads set it and forget it type of income RV parks seasonal gold mines depending on the locations commercial conversions big value ad to residential potential raw land passive cash from cell towers crops or solar The best investors aren’t
always buying what’s popular They’re buying what works And remember buy on fundamentals not on emotion