All Forum Posts by: James Wachob

Welcome to BP @Isidro Rodriguez Jr,

If you’re a first time investor, the properties you should be focusing on are the ones in good areas that attract quality residents, people who will treat your house like it is their own. Picking the right neighborhood makes a huge difference in keeping your investment safe and generating steady rental income.

The city of Memphis has a lot of great opportunities for this. With strong rental demand and affordable properties, it is a market that is worth exploring if you are just getting started in real estate investing.

Feel free to connect if you would like to learn more about finding the right properties in Memphis.

@Cody Miracle,

Welcome to BiggerPockets, and thank you for sharing your story. I have worked with many investors in your exact position, wanting to get into real estate but finding their local market too expensive to make the numbers work.

That is exactly why a lot of investors choose to look at out of state markets like Memphis. With a much lower barrier to entry, you will find opportunities that can cash flow without requiring the high upfront costs of places like San Diego. Memphis is very much a “street by street” city, but it holds a lot of hidden gems once you know where to look.

If you would like, I would be happy to walk you through what those opportunities look like and help you weigh the pros and cons of house hacking locally versus building your portfolio in a more affordable market.

Feel free to ask any questions, I would love to help you get started.

@Nicolás Eduardo Larach León Welcome to BiggerPockets! I know most investors focus heavily on the numbers when buying their first property, and I get that. But when you’re just starting out, it’s often better to prioritize houses that provide consistent, reliable results, even if they don’t quite hit the 1% rule. I’d be happy to connect and share some guidance on how to identify your first property in Memphis and help you avoid some of the mistakes my investors and I made early on.

@Christopher Rubio Welcome to BiggerPockets. In Memphis that 80K to 125K range is often in rougher areas. The numbers might look great, but they usually come with higher vacancy and more tenant turnover. Memphis is very much street by street, though, and there are some great hidden spots. Happy to share some ideas if you ever want to chat.

Hello @Christopher Rubio,
I work with investors who have a story similar to yours all the time.There are some affordable deals here, but most are in rough areas. A deal might look good on paper, but I wouldn’t recommend it to someone just getting started. These kinds of deals can work for investors with larger portfolios who have more cushion if things don’t go as planned.

I suggest working with someone who offers full service, from finding the property to tenant placement and ongoing management. Starting off with a strong foundation by investing in areas where people actually want to live is key.

Feel free to reach out—I would be happy to help in any way I can

Hello @Dionte Griffin,
Having a healthy amount of fear is actually a good thing because it keeps you cautious. But it shouldn’t keep you from getting started. Every investment has some risk, and with real estate, the better the property you buy, the lower your chances of running into trouble.

Good neighborhoods tend to attract residents who will treat the home like it’s their own. Even if they move out after 3–5 years, the property is usually still in great shape, and the cost to get it rent-ready again is minimal.

Another way to lower risk is to work with a team that handles everything under one roof — sourcing properties, managing them after closing, maintenance, collections, tenant placement, and so on. That kind of setup really helps protect your investment.

If you have any questions, don’t hesitate to reach out. I’d love to help in any way I can.

I enjoyed reading your post about expanding your investment portfolio. With over 20 years of experience assisting out-of-state investors, my team and I specialize in identifying unique real estate opportunities in our city Memphis. I’d be delighted to discuss potential properties that align with your buy box. Please feel free to message me to explore how we can support your next venture.

Hello @Chaim Mal,
I hear stories like yours all the time, probably 90% of out-of-state investors hit the same roadblocks with properties that don’t cash-flow or feel like fixer-uppers. Since you’re looking out of state, if you haven’t checked out Memphis yet, I’d say it’s worth a look. I’m based in Memphis with 20+ years helping folks like you build rental portfolios from afar. I’d love to help you get started.

Hey @David Fals, It sounds like you are doing all the right things by expanding your search and staying flexible in your approach. That is key when breaking into out of state investing, specially coming from high cost areas like NY or NJ.

One thing to consider is pivoting to markets where single family rentals are the norm and still cash flow well, even after expenses. I have been helping investors build rental portfolios in Memphis for over 20 years, and many out of state buyers find that properties here, often under 150 thousand dollars, offer the rental income and price point they just cannot get up north.

Memphis is a landlord friendly market with strong tenant demand.

If you are set on Pennsylvania, that is totally fine but if you are open to seeing how others are getting started in a cash flow focused market like Memphis, I would be happy to share what I see working every day.

Memphis holds a lot of hidden opportunities. Please feel free to reach out if you have any questions or need assistance.