All Forum Posts by: James Wachob

Hello @Zachary Young,

You should consider putting Memphis on your investment radar if you haven't already. Much like other markets in the Midwest, investors go to our market because of the low barrier to entry. You can find great investment opportunities out here that are under $200k. You can get something that's turnkey or new construction at this price point, and most importantly, there's a strong tenant base ready to rent out these homes. Our city holds a lot of gems if you know where to find them. Please feel free to reach out if you want to learn more.

Hi Matt,

Memphis holds a lot of hidden opportunities. Investors come to our market because of the low barrier to entry and that we have a solid tenant base that provides solid cash flow to out-of-state investors like yourself. Please feel free to reach out if you have any questions.

Hello @Sino U.,

I have sold and been managing properties that are near the MIA and haven't had any complaints from residents who are living in them. If anything, they love being close by, as most of them are working at FedEx. Our city holds a lot of hidden gems. Please feel free to connect if you have any questions. 

Hello @Daniel Summer,

The Memphis market has a solid MHA/Sec 8 rental. We've rented out some of our best investment properties (New Construction/Turnkey) to Sec 8 residents, and the rent guarantee always helps in achieving consistent cash flow each month. Also, our team has a lot of experience in working with Sec 8 residents and getting properties approved. What we've learned is that Sec 8 residents would usually stay longer than a non-Sec-8 resident. Please feel free to reach out to me and my team if you would like to come up with a game plan and build your buy box. 

Hello @Anthony DiSanzo,
I’ve lived in Memphis my whole life and have been helping investors like you build solid rental portfolios here for over 20 years. Memphis is a hidden gem for real estate investing. The prices are still really affordable compared to other cities, but you get solid rental income potential. It’s got a steady job market, especially with major companies like FedEx, Amazon, and international logistics hubs around here. That means there’s always a demand for rentals, especially in the right neighborhoods. Plus, the city’s been growing steadily, so there’s room for appreciation too. If you're looking to build a solid, long-term portfolio, Memphis is definitely worth considering! Please feel free to reach out if you want to learn about our market. 

Hi @Radhika S.,

I totally get where you're coming from—diving into real estate can be a bit overwhelming, especially with kids and everything else on your plate. But it’s awesome that you’ve got a plan and are ready to make it happen!

I’ve lived in Memphis my whole life, and I’ve been helping investors for decades, so I can tell you that this market is one of the best for out-of-state investors. The prices here are affordable, which means your $50K can go a lot further than it would in places like California, and you can still get solid cash flow from rental properties. The big thing about Memphis is that it’s stable. There’s always demand for rental properties, and with the landlord-friendly laws, you don’t have to deal with all the red tape you might find in other markets. That’s huge when you’re investing from out of state, because it means less hassle and more reliable returns.

Turnkey properties are super popular here because they’re ready to go right away. No worrying about renovations or repairs, so you can start making money quickly. New construction is also a solid option because everything’s brand new, and you’re less likely to run into issues with maintenance early on.

As for research, I'd focus on the local economy and rental demand. Memphis has a steady, growing economy, and there's always demand for rentals, which makes it a great long-term bet. Also, make sure you're talking to your CPA and attorney about taxes, investment structures (LLC, etc.), and local landlord-tenant laws. Those are the key things you'll want to get squared away.

You’re definitely on the right track! Just take it one step at a time, and don’t hesitate to reach out if you need more insight into the Memphis market. 

Hello @Kent Fang ching,

Thanks for reaching out! It’s great to hear you’re exploring out-of-state investing, especially given the high entry points in San Diego. You’ve got a good list of cities already, but I’d definitely recommend adding Memphis, TN to your list for a few key reasons.

First, Memphis is known for its affordable real estate. You can definitely find single-family homes or duplexes in great areas that fall well within your budget of $180K or less. The price point here is attractive, especially when you’re buying all cash, which will help you maximize your cash flow potential.

One of the best things about Memphis is the strong rental demand. With a mix of college students, medical professionals, and blue-collar workers, the rental market stays pretty steady. There’s a real opportunity to hit those $1,500 to $2,000 rent ranges, particularly for updated homes or new construction (built to rent homes) in the right neighborhoods. A lot of investors are flocking to Memphis for its solid cash flow potential, and you can typically see strong returns (8%+ cash-on-cash) here, which is a huge draw.

The job market is another factor. Memphis has a diversified economy, with major players in logistics (FedEx, UPS), healthcare (the Med District), and education (University of Memphis, Rhodes College). This helps keep demand for rental properties high and offers some stability for investors. Plus, Tennessee is a landlord-friendly state, which makes it easier to manage properties compared to more restrictive areas.

There’s also a growing community of out-of-state investors looking at Memphis because it offers a great balance of affordability and return on investment. I think it’s one of those “underrated” markets that’s starting to get more attention.

Of course, since you’re looking to invest from out of state, you’ll want to partner with a solid local team. A good property manager who knows Memphis well, a reliable contractor, and an experienced agent who specializes in investment properties will be key. It’s also a good idea to network with local investors—there are groups and meetups where you can connect with people who can share their experiences and give you the lay of the land.

If you want to chat more about Memphis or need help finding local resources, don’t hesitate to reach out. Best of luck with your search, and I’m sure you’ll find a great opportunity soon!

Hi @Rafael Ro,

I totally get where you're coming from, especially with balancing a busy life, family, and trying to make the best investment decisions without overexposing yourself. Let’s dive into your options, but first, I think Memphis could be a great choice for you.

Memphis has a lot of advantages for real estate investors, especially for someone who wants a hands-off investment. The market is affordable, with properties in the $100K - $150K range (or lower), which allows for scalability, just like you mentioned. Cash flow is usually strong because rent prices are decent, and the cost of the property is relatively low compared to places like California. Plus, property taxes are reasonable, and there’s a growing demand for rental properties, which bodes well for long-term stability.

When it comes to your options, I think the second one—buying a few out-of-state properties through a turnkey provider—would be a great fit for you. These properties come already tenanted, and the turnkey company handles the management, which takes a lot of the work off your plate. This means you wouldn’t need to spend time managing properties or building a team, which is perfect given your time constraints. Even though you’re paying a slight premium for the convenience, the ability to scale and the fact that the company vets the properties makes it a solid choice. Memphis is a strong rental market with reliable tenants, so while the cash flow might seem modest, it should be stable enough to keep the properties cash-flowing and mitigate risk.

If you were to buy directly through an agent and build your own team, you could save some money, but you’d also take on more risk. Managing a team remotely can be tricky, and if they don’t perform well, it could become a headache you don’t want to deal with. If you’re looking for simplicity and don’t have the time to be hands-on, the turnkey approach is probably the best option.

As for buying one more expensive property in California, I understand the appeal of having a more stable tenant base. But with the high mortgage payments and tight cash flow, it could be hard to make it work as a rental without losing money upfront. Appreciation might come eventually, but in the short term, it sounds like it could be more of a challenge.

Lastly, while keeping money in a savings account is certainly a safe move, it’s not going to get you the growth you’re looking for. With inflation and interest rates where they are, real estate is a better way to hedge against inflation and build equity over time. Memphis, in particular, offers a good opportunity to enter the market without the massive price tags of places like California.

In summary, I would recommend looking into the turnkey provider in Memphis and slowly scaling up with a few properties. It seems like the best fit for your situation—less time commitment, steady growth, and manageable risk. Plus, with a relatively low entry cost and scalable options, you’ll be able to build a solid portfolio without overexposing yourself.

Let me know if you want to dive deeper into Memphis real estate!

Hello @Rafael Ro,

Thanks for sharing your situation—it's really helpful to understand where you're coming from. I can definitely see why you're cautious, especially with the real estate landscape in California and concerns about the economy.

When it comes to Memphis, I think it’s a great option for your out-of-state investment. The city offers affordable property prices, which can provide solid cash flow potential compared to the high prices in California. Homes in the low $100k range are pretty common, and that’s an attractive price point for real estate investors, especially when you’re looking for properties that can break even or provide positive cash flow. With your $50k to invest (and access to more), you could quickly scale your portfolio without stretching yourself too thin financially.

Memphis also has a steady rental market, which is driven by factors like population growth, job opportunities, and a strong economy. The demand for rentals remains strong, and with tenant-occupied properties, the risk of vacancies is relatively low. You’re looking at a market where cash flow is more predictable, and that's something you can count on in the long run.

Another reason Memphis is popular with out-of-state investors is the city's history of solid returns. Many people choose Memphis because the market offers a good balance of cash flow and long-term appreciation. It’s a market with low risk and high potential, which makes it an attractive option for those looking to diversify outside of expensive markets like California.

Regarding turnkey properties, it sounds like you’ve already found a good provider. The advantage of buying through a turnkey company is that they’ve done most of the work for you—finding the property, getting tenants in place, and handling property management. This can be a great option if you don’t have the time or desire to deal with the day-to-day operations of managing a property. Sure, the premium they add (20-30%) is something to consider, but you’re paying for the convenience of having everything handled. Plus, if you want to scale quickly, turnkey providers make it easier to buy multiple properties without worrying about finding each one individually.

If you’re feeling comfortable with taking on a little more responsibility, you could also buy directly through an agent and work with a property manager to handle everything. That route might save you some money, but it would require a bit more of your time to find the right team and manage the process. Luckily, Memphis has a strong network of real estate professionals who are used to working with out-of-state investors, so you'd have plenty of support.

In terms of risk, I think buying in Memphis is a good way to manage that. The more affordable price points, combined with a steady rental market, provide some peace of mind. If you buy multiple properties, you can spread out your risk and avoid putting too much pressure on a single investment. Even with potential vacancies or slow periods, the demand for rentals should keep things stable enough to cover expenses.

Ultimately, I think Memphis is a great place for your real estate investments. You can grow your portfolio, maintain manageable risks, and still see some solid returns. Whether you go with a turnkey provider or build your own team, I’m confident it’s a solid market that will work well for your goals.

Please reach out to me if you'd like to learn more about our city. 

Hello @Dennis Li,

I’m a lifelong Memphian, so I can tell you firsthand that Memphis could be a fantastic choice for your real estate goals. I’ve helped a number of investors, and honestly, the city offers so much potential, especially for out-of-state buyers like yourself.

When it comes to cash flow, Memphis is pretty hard to beat. With properties in the $150K–$250K range, you’re almost guaranteed positive cash flow—more than $200/month per door is definitely achievable. The price-to-rent ratio here is super investor-friendly, so you can get more property for your money compared to other cities like LA or Vegas.

Being a landlord in Memphis is also a breeze. Tennessee is a landlord-friendly state, so the legal side of things is pretty straightforward. There’s no rent control, and eviction laws are reasonable, which makes it easier for out-of-state investors to manage their properties without a lot of red tape.

Memphis has a diverse economy, which is another reason why it’s great for real estate. The city is a major logistics hub (thanks to FedEx), and industries like healthcare and education are growing. The job market is steady, and that keeps rental demand solid. Plus, the city has been investing in infrastructure and revitalizing areas, so there’s definitely growth potential for the future.

I’ve lived here my whole life and helped many investors take advantage of what Memphis has to offer. Whether you're looking for solid cash flow, affordable entry points, or long-term growth, this city checks all the boxes.

If you want to talk specifics or get more info on neighborhoods, I’m happy to help!