Need input on Memphis 38122

[Abdul Azeez]

Hello Folks - I am looking at two properties in the below area in the 38122 neighborhood. Properties are 3/1 and 4/2 and one them is rented for $800 and other is expected to rent for $850. Although there are pockets of areas in this zip that are not good, I am told that these are closer to Summer and are good areas. What are your thoughts?

[Alex Craig]

On the west side of that box, I give you a 50/50 chance of not getting mugged while jogging at 7PM at night.  On the east side of the box, I would own a home for my own portfolio.  I own 2 over there; if they are not rehabbed well, you will give all your money to maintenance cost as the homes are older. I know from experience.  Also, a ton of very large trees.  Make sure no limbs are over the house are you will have a roof repair in the Spring. 

@Abdul Azeez I think you should come to Memphis and check all this stuff out.  You are posting properties in very different areas. From the outside looking in, I would not be able to guess your strategy, but if I had to, it would be "any house, in any area, so long as it cash flows and I can get someone to tell me it is in a good area and I am willing to work with anyone who will give me the best deal."  Seems like a dangerous strategy for an out of state investor. My advice is to find an individual you are comfortable working with where your goals are aligned and that individual already has the property infrastructure in place for an out of state investor to successfully own properties.  Of course, BP is good to evaluate deals, but you are going to get people like Dean Leftus seem to think the long term key to success is buying as cheap as possible who will talk you out of any deal if you are not in it at .70 on the dollar that will talk you out of every deal.  Then you are going to get the anti turnkey people, then you will get the pro turnkey, etc.  If you can't trust the team you are with, then you will not like owning out of state rentals as you will always me micro managing. Just my 2 cents.