All Forum Posts by: James Wachob

@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. 

Hello @Avani Bhakta,
Memphis has been a steady performer for years when it comes to rental property investments. The city offers a strong combination of affordable home prices, steady rental demand, and a large tenant pool made up of working professionals, families, healthcare workers, and those employed in the transportation and education sectors. These factors help support long term stability and strong returns.

My advice when looking at properties here is to focus on great neighborhoods. Areas that are safe, have strong demand, and are attractive to long term residents. When you invest in those kinds of locations, you tend to attract tenants who want to stay longer, take care of the property, and treat it like their own. That makes a big difference not only in terms of cash flow but also in protecting the value of your investment over time.

Feel free to reach out if you want to dive deeper into the Memphis market or if you just want to talk through your ideas. I am happy to help however I can.

Hello @Pratik Patel,
The key is not just the property type, but who is managing it.

Both turnkey and new construction can be great options as long as you have a property management company whose goals align with yours. That is what ensures your property cash flows and positions you to scale.

Turnkey properties can be a great alternative if the renovations are done right. Just be sure to do your due diligence. Specially in markets like us, which is very much a street by street city. One block can be solid, while a few streets over could be completely different. Having someone local who can be your eyes and ears on the ground is absolutely essential.

Would love to connect and talk more about the Memphis market and what might work best for you.