BRRRR in Memphis from long distance.

[Ryan G.]

First post on BP, hi all.

I'm engaging Memphis agents so I can attempt a first BRRRR. This will be a long distance BRRRR (I'm located in California).

I've got 8 turn-key SFRs but now want the money to work harder.

Do out of state BRRRR investors have tips on getting started and/or pitfalls to avoid?

Memphis investors, is it realistic to expect deals where I can buy a SFH for $100,000, spend $40,000 on renovations, and then have it appraised for $170,000+? Trying to start small, learn the process, then do a few of these a year if it's successful.

[Nader Shariff]

Hey there, you should Speak to @Joseph Bui. He has done quite a few in Memphis and has done a few in Detroit with me. He should be able to help answers your questions about Memphis. 

[Joseph Bui]

Quote from @Nader Shariff:

Hey there, you should Speak to @Joseph Bui. He has done quite a few in Memphis and has done a few in Detroit with me. He should be able to help answers your questions about Memphis. 

Hey Ryan, happy to connect and share my experience with Memphis. 

[Samuel Diouf]

Those returns sound reasonable. I know you can achieve these numbers in Columbus, Ohio. 

[Michael Smythe]

@Ryan G. you should speak with @Chris Clothier with REI Nation. They've done thousands of turnkeys in Memphis and elsewhere.

[Jordan Ray]

Quote from @Ryan G.:

First post on BP, hi all.

I'm engaging Memphis agents so I can attempt a first BRRRR. This will be a long distance BRRRR (I'm located in California).

I've got 8 turn-key SFRs but now want the money to work harder.

Do out of state BRRRR investors have tips on getting started and/or pitfalls to avoid?

Memphis investors, is it realistic to expect deals where I can buy a SFH for $100,000, spend $40,000 on renovations, and then have it appraised for $170,000+? Trying to start small, learn the process, then do a few of these a year if it's successful.

Hey Ryan! Welcome to BiggerPockets & congrats on checking into new markets! Memphis TN is a great place to invest & I personally have a deal under contract right now with a $175K ARV, $25K in Rehab & the purchase price is $107K. I am constantly helping out-of-state investors close deals that look like this as well! Please feel free to reach out and I would love to help you expand your portfolio! Talk soon!

[Devvrat Kumar]

I am in Memphis. I would be glad to connect and share insight about the market. 

[Chris Clothier]

Quote from @Ryan G.:

First post on BP, hi all.

I'm engaging Memphis agents so I can attempt a first BRRRR. This will be a long distance BRRRR (I'm located in California).

I've got 8 turn-key SFRs but now want the money to work harder.

Do out of state BRRRR investors have tips on getting started and/or pitfalls to avoid?

Memphis investors, is it realistic to expect deals where I can buy a SFH for $100,000, spend $40,000 on renovations, and then have it appraised for $170,000+? Trying to start small, learn the process, then do a few of these a year if it's successful.

Love your post and congrats on the 8 doors already. I'm not sure you are going to be able to find a property for $100,000 to sell to an end-user at $170,000 with $40,000k in work from afar. I think that most of the deals that pencil this way are going to be fought over by the local investors. Connect with Dean Harris here on BP. I can't tag him but I think he is an agent at Crestcore. He talks on BP quite often about the BRRRR deals he does in Memphis. He may be a much better resource on the possibility of hitting these numbers.

[Jake Baker]

@Ryan G.

Those numbers sound reasonable. 40k rehab may be a little low for most projects. We do 20 Flips/BRRRRs per year in Jacksonville FL and we use a hybrid approach. It is very hard to "perfect BRRRR" here with consistency or anywhere for that matter with today's rate and insurance costs. Of those 20 projects, we BRRRR 8-10 per year, and the flips supplement the money left in the BRRRRs.

[Scott Bowen]

Hi @Ryan G.,

I currently own 5 SFHs in Memphis and just completed my first BRRRR there. Like you, I wanted a better return on my money which is why I am moving towards BRRRRs going forward.

For my BRRRR property I purchased it for $68K and spent $20K in rehab. It appraised for $120K, and rented for $1095 a month. At 70% LTV this left 10K in the deal and achieved a 14% CoC. This was in a C+ area of 38128.

I think the numbers you mentioned are doable. I recommend getting a scope of work from your PM while you're still under contract so you have an accurate estimate of what your rehab costs will be. 
 

[James Wachob]

Memphis holds a lot of GREAT opportunities! I'd like to be your contact for anything REI related in Memphis, TN.

[Joe Derobertis]

Quote from @Scott Bowen:

Hi @Ryan G.,

I currently own 5 SFHs in Memphis and just completed my first BRRRR there. Like you, I wanted a better return on my money which is why I am moving towards BRRRRs going forward.

For my BRRRR property I purchased it for $68K and spent $20K in rehab. It appraised for $120K, and rented for $1095 a month. At 70% LTV this left 10K in the deal and achieved a 14% CoC. This was in a C+ area of 38128.

I think the numbers you mentioned are doable. I recommend getting a scope of work from your PM while you're still under contract so you have an accurate estimate of what your rehab costs will be. 
 

 Hey @Scott Bowen,

That sounds like a great deal! I'd be very interested to hear more about how you found that deal and who you worked with for the rehab and PM etc... I've just closed on two turnkey deals in Memphis and so far it's been a good experience, so just weighing my next options and I think the BRRRR method will very likely increase my CoC return so just trying to build up some contacts should I decide to go that route as my next experiment. I'm out of state so hoping to connect with folks that have had good experiences.

If you're willing to share feel free to DM me!

Thanks!