All Forum Posts by: James Wachob

Hello @Garrick Goodheart, 

You might want to take a look at Memphis. A lot of investors are targeting it for the low cost of entry and solid cash flow. It’s one of the few markets where the numbers still make sense, even in today’s environment.

If you want to dive deeper into the market—neighborhoods, what to watch for, team building—I’m happy to chat

Hey @Christopher Ramirez Babinski – welcome!

BRRRR can work in Memphis, but just know the numbers are gonna look a lot different than what you're used to. Also, just a heads up—be really cautious about buying in rougher neighborhoods. A lot of those deals look amazing on paper, but they can turn into a full-time job with tenant issues, break-ins, or just constant stress. It’s easy to get lured in by the numbers, but the reality can be a lot messier.

I’m a local Memphian and I’ve been helping out-of-state investors here for over 20 years. If you ever want to chat or need a second set of eyes on something, I’m happy to help.

Good luck out there!

Hey @Jackie Mcmorrow — welcome to the journey! I totally get what you’re feeling with analysis paralysis; I’ve seen it plenty over the years, and you’re definitely not alone. It’s great that you’re taking the time to be intentional, but also awesome that you’re ready to start making moves.

I’m a Memphian and have been helping out-of-state investors for about 20 years now, and I genuinely think Memphis deserves a strong look for what you're trying to do. It checks so many of your boxes — solid cash-flowing properties, landlord-friendly laws, low property taxes, and a large tenant base that really supports buy-and-hold investing. There’s also a steady job market here, anchored by major logistics and distribution hubs (FedEx being the biggest name, but far from the only player), healthcare, and manufacturing. Population growth isn’t rapid, but it’s stable — which in my experience is great for long-term tenants and consistent returns.

There’s also still opportunity here to find single-family homes in B-class neighborhoods that need a little love but have great bones. That value-add angle you mentioned is very much alive in Memphis. And because I'm on the ground here, I can help you get clear, honest insights into neighborhoods, rehab costs, rent potential — all that stuff that’s harder to figure out from out of state.

If you want to chat more or dig into actual numbers on Memphis deals, just let me know. I’m happy to help however I can.

Hello @Anthony D'Angelo,

You might want to check out Memphis, TN—it’s a landlord-friendly market with strong cash flow and decent appreciation. There are a lot of turnkey properties available that could fit what you're looking for, especially if you're investing from out of state. Please feel free to reach out if you have any questions. 

Hello @Carlos Davila,

Really solid plan—you're already doing the most important thing: setting clear goals and thinking long term. That alone puts you ahead of most people who jump into real estate without a roadmap.

With the financial base you've built (strong credit, solid savings, minimal debt), you’re in a great position to get started. Starting with SFHs or a duplex makes a ton of sense, especially in a market like Memphis, where there are still good cash-flowing properties if you buy smart.

My biggest piece of advice early on: focus on safe, proven areas that deliver steady, predictable cash flow—even if the returns aren’t flashy. It's easy to chase high-yield properties in sketchy areas, but they can come with constant maintenance issues, evictions, and tenant headaches that slow your momentum. That kind of instability can make it hard to scale to 12+ units.

Think about your first 8–10 units as your foundation. If they're solid—not risky or wobbly—you'll have way more confidence and flexibility when it's time to step into multifamily deals down the road.

You're on the right path, man. Keep learning, keep asking questions, and you’ll be stacking doors before you know it.

Please feel free to reach out if you have any questions about REI in the Memphis area.

Hello @Steven Le,

If you're just getting started, your main focus should be on investing in B or better areas. While the numbers on deals in C-class areas might look tempting, they often come with hidden risks. Many of these properties can turn into money pits, eating into your returns and making it difficult to scale. This is one of the main reasons new investors end up quitting early — they get blinded by high projected returns without realizing that stability and consistency are far more important in the beginning.

Once your portfolio grows and becomes more solid, that's when you can start exploring higher-risk, higher-reward deals. At that stage, owning a couple of problematic properties won't derail your progress because the bulk of your portfolio will be made up of stable, consistent investments.

I'd love to connect and share some knowledge about our local market here in Memphis, TN. 

Hello @Aaron Rushton,

There are definitely pros and cons to working with smaller management companies that offer more affordable fees. While the lower cost can be attractive, the trade-off is that their systems may not yet be fully developed to manage your property as efficiently as possible.

On the other hand, larger property management companies may charge a bit more, but they come with well-established systems and dedicated teams. These proven processes can ultimately save you more money in the long run by reducing the risk of costly mistakes and minimizing the headaches that often arise when working with less experienced teams without robust systems in place.

Please feel free to connect if you'd like to discuss this further. 

Hello @Niranjan P Ghate,

I’m based here in Memphis and have been helping out-of-state investors for a little over 20 years now. A lot of folks from California end up looking this way once they realize how far their money can go outside those high-cost markets. You’re definitely not alone.

Your approach makes sense. Setting some baseline numbers—like a minimum cap rate or cash-on-cash return—can really help you cut through the noise and avoid wasting time on deals that don’t even come close to hitting your goals. Just don’t overthink it too much early on. Those metrics are helpful, but they’re just tools. The more deals you analyze, the better your gut gets at spotting what’s worth a deeper look.

As far as what those numbers should be, they’re definitely not one-size-fits-all. Every market is its own animal. Here in Memphis, if you’re seeing 5–8% cash-on-cash, you’re in a good spot. You might see higher returns in more challenging neighborhoods, but that usually comes with more risk—tenants turning over often, more repairs, that sort of thing. So yeah, I’d say the numbers should flex depending on the market you’re in, not just be the same across the board.

Trying to look at the whole country is doable, but it can get overwhelming fast. If I were in your shoes, I’d pick two or three cities that line up with your long-term plan and really get to know those markets. Look for landlord-friendly states, strong rental demand, and decent price-to-rent ratios. Memphis hits those marks for sure, but there are other solid options out there too.

For your first property, I’d say focus on getting into something solid where you’ve got the right people around you—good property management, reliable boots on the ground, and a support system that’ll keep things from going sideways. Whether you go turnkey, value-add, or somewhere in between, the key is surrounding yourself with folks who know the local game and can keep you from making those “first-timer” mistakes. I’ve seen enough over the years to know that the team you build is just as important as the property you buy.

Anyway, if you’re looking at Memphis or just want to see what deals actually look like here, happy to share some examples or talk you through what’s working right now. No pressure—always glad to help someone trying to get their start.

Hello @Krystan Menz, 

Memphis is definitely worth a look if you’re after turnkey rentals and want to build out a portfolio without taking on big rehab projects right out the gate. There’s still a lot of value here—affordable entry points and steady rental demand in the right areas.

I'm a Memphian and have been helping out-of-state investors find deals here for over 20 years. It’s a market that’s treated a lot of people well, especially when they’re focused on long-term, cash-flowing properties.

That said, the biggest thing I always tell folks is—your property manager matters just as much as the deal itself, maybe even more. A great PM will protect your investment, keep things running smoothly, and act like a real partner. A not-so-great one? Let’s just say even the best property won’t perform well if it’s not being taken care of.

If you’re curious about Memphis or want to talk through anything, feel free to reach out. Always happy to share what I know.

Best of luck as you get started!

Welcome @Alicia Williams! Sounds like you're in a great spot—got some experience, ready to branch out, and asking all the right questions.

If you're open to suggestions, I'd throw Memphis on your radar. It’s not always the flashiest market, but it’s super solid for long-term rentals. Prices are still reasonable, and you can find cash-flowing properties without needing to break the bank. Plus, there's consistent demand from renters, especially in the right neighborhoods.

One thing I’d really emphasize—when you're buying out-of-state, your property manager is everything. Seriously. A great PM will treat your property like it’s their own and make your life so much easier. And honestly, I think having a solid management company is just as important—if not more—than scoring a “perfect” deal. A homerun property with a bad PM can turn into a nightmare real fast. But even an average deal can perform great if it’s managed well.

Happy to share more about Memphis or shoot over some contacts if you’re curious!

All the best as you get started!