All Forum Posts by: James Wachob

Memphis, TN, offers plenty of hidden opportunities for out-of-state real estate investors. Let’s connect—I’d love to be your trusted boots on the ground in our local market!

Hello @Steven Le,

You’ve done solid research on Memphis, and you’re absolutely right—its economic growth is fueled by distribution, healthcare, and the massive impact of Ford’s BlueOval City project. The city has strong rental demand and remains one of the last true cash-flow markets in the country due to its affordability.

That said, your concerns about crime and long-term stability are completely valid. The two biggest challenges in Memphis are crime and the school system. If these issues were resolved, Memphis would be the next Austin or Nashville—markets where home values have soared, making cash-flow investing nearly impossible. If that happens, the opportunity to buy low and generate strong ROIs will disappear.

Right now, however, prices are still low, and many areas are undergoing gentrification. This creates a prime window for investors to pick up properties with great cash flow and long-term appreciation potential. But Memphis is a street-by-street market, meaning one block can be a great investment, while the next could be a costly mistake.

As a lifelong Memphian who has been helping out-of-state investors build successful rental portfolios here for over 20 years, I can tell you firsthand that having the right boots-on-the-ground partner is crucial. You need someone who knows the nuances of each neighborhood and can guide you away from potential problem properties.

If you’re serious about investing here, I’d be happy to discuss the best areas and strategies to maximize your returns while mitigating risks. Let me know how you’d like to proceed!

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $200,000

-Newly renovated home with abundant natural light & spacious backyard
-Prime location near Overton Park & top-rated schools
-Updated Bathrooms: New vanities, bathtubs, marble countertops, modern tiles & fixtures
-LVP Flooring: Durable, low-maintenance luxury vinyl plank
-Updated Kitchen: New shaker cabinets & modern finishes
-New Solid Panel Doors: Stylish interior upgrades
-Central Air & Heat: Efficient HVAC for year-round comfort
-Move-in ready, ideal for homeowners & investors

@Jayson Ruiz Perez Welcome to BiggerPockets! It’s great to have you here, and I love seeing motivated people like you diving into real estate investing. Your military and HR background will definitely be a huge asset—discipline, attention to detail, and managing complex tasks all play a big role in this business.

I’ve lived in Memphis my whole life and have been helping investors from around the globe build solid rental portfolios for over 20 years now. Our market here in Memphis holds a lot of opportunities for investors like you, especially when it comes to rental properties. Whether you're looking at single-family homes, multifamily units, or even commercial investments, there are plenty of ways to build a strong portfolio.

If you ever want to talk strategy, analyze deals, or get insights into what works in this market, I’d be happy to connect. Looking forward to seeing your journey unfold and hopefully exchanging ideas along the way.

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $235,000

-Renovated Laundry Room: Fresh walls, paneling, and doors.
-Upgraded Bathrooms: New GFCIs, modern fixtures, toilets, and quartz vanities.
-New Entry Doors: Enhanced security and aesthetics.
-Durable New Roof: 30-year architectural shingles with wood repairs.
-Full Interior Renovation: PM Grey paint, white trim, ceiling repairs, updated doors, windows, modern lighting, and closet shelving.
-Move-in Ready: Ideal for homeowners and investors.
-Under Renovation.

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $235,000

This newly renovated home offers abundant natural light, spacious interiors, and a sleek, modern design. Conveniently located near commercial centers with easy access to Downtown, the property is undergoing a full-scale renovation featuring high-end upgrades that enhance both functionality and style.

Key Features:
-Renovated Laundry Room: Fresh walls, paneling, and doors for a refined finish.
-Upgraded Bathrooms: New GFCIs, modern plumbing fixtures, toilets, and vanities with quartz countertops.
-New Doors: Replacements for front and rear entry doors, enhancing aesthetics and security.
-Durable New Roof: 30-year architectural shingles with repairs to any damaged wood for lasting integrity.
-Full Interior Renovation: New PM Grey paint with crisp white trim, ceiling repairs, interior door and window replacements where needed, modern light fixtures, closet shelving, and more.

Perfect for homeowners and investors alike, this move-in-ready property seamlessly blends modern style with practical enhancements.

-UNDER RENOVATION

Hello @Ravi Pamarthi,

Welcome to BP! Since you're just getting started, I want to give you some honest insight about investing in Memphis.

There aren’t a lot of good multifamily deals here, and the ones that do pop up are usually in rougher areas—places I personally wouldn’t invest in. For your first few properties, the goal should be to build a solid foundation. That means picking safe, stable investments that may not look like home runs on paper but won’t give you constant headaches with tenant turnover. Every time a tenant moves out, you’re looking at repairs and vacancy time, which can eat into your cash flow fast.

Memphis is a street-by-street kind of market. You really need someone local who knows the landscape and the nuances of each neighborhood. Otherwise, it’s easy to end up with a property that turns into a money pit.

I’ve lived here my whole life and have been helping out-of-state investors build rental portfolios in Memphis for over 20 years. If you want to chat and go over your goals, let me know—I’d be happy to help.

Looking forward to hearing more about what you’re looking for!

Investment Info:

Small multi-family (2-4 units) buy & hold investment.

Sale price: $175,000

Key Features & Upgrades

-New roof, fresh interior & exterior paint
-Luxury Vinyl Plank (LVP) flooring throughout
-New doors with updated locksets
-Rekeyed locks & updated hardware
-New kitchen cabinets & quartz countertops
-Updated bathrooms with tiled tub surrounds, new vanities & toilets
-New light fixtures & mini blinds
-Full HVAC replacement (686) & condenser/A-coil (688)
-New water heaters, plumbing updates & landscaping

Investment Info:

Small multi-family (2-4 units) buy & hold investment.

Sale price: $175,000

Charming Duplex – Fully Renovated with Modern Upgrades
686-688 Westview Rd, Memphis, TN 38109

This beautifully renovated duplex offers modern comfort and stylish upgrades throughout. Each unit features 2 bedrooms and 1 bathroom, providing a total of 4 bedrooms and 2 bathrooms across 1,684 sq. ft. of heated living space.

Key Features & Upgrades:
New Roof for long-term durability
Fresh Exterior & Interior Paint for a modern and inviting look
New Interior & Exterior Doors with updated locksets for added security
Luxury Vinyl Plank (LVP) Flooring throughout, combining style and durability
Fully Renovated Kitchens featuring brand-new cabinetry and quartz countertops
Updated Bathrooms with new tiled tub surrounds, vanities, and toilet seats
New Light Fixtures & Mini Blinds installed throughout the property
Complete HVAC System Replacement for Unit 686 & New Condenser & A-coil for Unit 688
Plumbing Upgrades including new water heaters, updated faucets, leak detection, and a cleanout drain installation
Security & Hardware Updates with rekeyed locks, new smoke alarm batteries, door hardware, and cabinet adjustments
New Landscaping to enhance curb appeal
This turnkey property is ideal for homeowners or investors seeking a low-maintenance, move-in-ready duplex in a prime Memphis location.

Hello @Zeina Awad,

Memphis, TN, is a good market for rent and hold. Out-of-state investors love it out here because of the low barrier to entry, high rental demand (your house is not going to sit vacant), and lots of growth potential in areas that are going through revitalization, among other things. Please feel free to reach out if you'd like to learn more about our market.