All Forum Posts by: Bernice Retzloff

Hey @Todd Sadowski!

Great question! BRRRR opportunities have definitely gotten harder to find in recent years, but they're still out there in the right markets. One solid option is Memphis! It's landlord-friendly, has low property taxes, and you can still find distressed properties in the $80K–$120K range that, after rehab, appraise high enough to pull most of your cash back out. Plus, there's strong rental demand, especially in Class B and C+ neighborhoods where the numbers tend to work best for BRRRR. The key is working with a team that knows how to source under-market deals and manage rehab efficiently. Otherwise, the margins disappear fast. If you're looking to do BRRRR from a distance, happy to share how investors are making it work here!

Hey @Todd Sadowski!

Great question! BRRRR opportunities have definitely gotten harder to find in recent years, but they're still out there in the right markets. One solid option is Memphis! It's landlord-friendly, has low property taxes, and you can still find distressed properties in the $80K–$120K range that, after rehab, appraise high enough to pull most of your cash back out. Plus, there's strong rental demand, especially in Class B and C+ neighborhoods where the numbers tend to work best for BRRRR. The key is working with a team that knows how to source under-market deals and manage rehab efficiently. Otherwise, the margins disappear fast. If you're looking to do BRRRR from a distance, happy to share how investors are making it work here!

Hi @Shyla Springmeyer!

Love everything about your approach and mindset! You’re already way ahead of the curve with how intentional you’re being. Out-of-state investing can be intimidating at first, but with the right systems and team, it becomes very manageable! Especially for someone like you who’s doing the prep work. I’d definitely encourage you to look into markets like Memphis, where many investors from high-cost areas like L.A. are finding fully renovated, tenant-ready rentals in the $100K–$150K range that cash flow and come with built-in local support (property management, maintenance, leasing, etc.).

When it comes to picking a market, focus on landlord-friendly laws, affordability, consistent rent demand, and a network of investor-focused professionals. The mistake most people make early on is chasing cheap deals without a reliable local team. That's where things fall apart. Start with one great market, one great property, and one great property manager. With $150K ready to deploy and a long-term mindset, you’re in a great position to build a strong portfolio step by step. You’ve 100% got this! Excited to see where your journey leads!

Hey @Garrick Goodheart!

First off, hats off to you for building such a thoughtful game plan while balancing work and family. You’re clearly doing the right groundwork, and that "Exit Plan Strategy" is a powerful motivator. With your capital, mindset, and skill set, you’re in a strong spot to get started smart. If you're open to investing beyond the Western U.S., I’d definitely suggest taking a look at Memphis. It’s a landlord-friendly market with affordable entry points (many fully renovated properties under $150K), strong rental demand, and teams on the ground that are used to working with out-of-state investors. Many of whom are also juggling full-time jobs or family commitments.

For remote market analysis, Mashvisor and Rentometer are helpful tools alongside your custom Excel model. When it comes to smaller multifamily or distressed deals, the biggest tip is don’t underestimate holding and rehab costs. Build in plenty of buffer and lean on a local team that knows the market well. Biggest mistake I see early investors make? Trying to do too much too fast without a trusted team in place. Sounds like you’re already building those connections! Just keep narrowing in on one market and build from there. Would be happy to share more if Memphis ends up on your radar!

Hi @Juan Carlos CR!

Great question! Investing from abroad is definitely possible, especially with the right team and structure in place. A lot of international investors buy in affordable, landlord-friendly markets like Memphis where the entry points are low (often under $150K), the cash flow is strong, and there are experienced teams that can handle everything from acquisition to property management. Your relatives may want to consider setting up a U.S.-based LLC for ownership and working with a CPA who understands international tax implications. The key is partnering with people on the ground who regularly work with out-of-country investors and know how to keep things hands-off but transparent. Happy to share more on how we help global investors build here in Memphis if they're interested!

Hi @Rohan Saxena!

Great question, and it really depends on your goals and comfort level. A house hack in Northern VA could be a solid move if you're looking to learn hands-on and offset your living expenses, but if the numbers don't work well for cash flow, it might just feel like an expensive primary residence. If your priority is building long-term income and scaling your portfolio, investing out of state in a more affordable, cash-flowing market like Memphis could give you a much stronger return. You can find fully renovated rentals under $150K, solid rent-to-price ratios, and experienced property management that makes it easier to run from afar. If you're up for being a bit more passive and focusing on growing your rental income, out-of-state could definitely be the smarter play. Happy to share examples if Memphis ends up on your list!

Hey @Justin Dalton!

Great to hear you’re looking into Memphis! You’re definitely on the right track! Memphis is one of the few markets where the numbers still make sense for out-of-state investors. You can find fully renovated properties under $150K that cash flow, plus the city’s landlord-friendly laws, strong rental demand, and major employers like FedEx and St. Jude help keep the market stable. Whether you’re looking to build a long-term buy-and-hold portfolio or get your feet wet with a first deal, Memphis has solid opportunities, especially if you have the right team in place. Happy to connect or share what others are doing here if you’re open to working with someone plugged into the market. You’re looking in the right place! Keep going!

Hey @Logan Kurtic

Welcome to the journey! You’re definitely not alone! Colorado’s market is tough for first-time investors when it comes to finding anything that actually cash flows. A lot of folks in your shoes are looking out of state for more affordable options, and it’s a smart move as long as you partner with the right local team. Markets like Memphis are popular for that reason! Homes under $150K, solid rent-to-price ratios, landlord-friendly laws, and experienced property managers that make remote investing much smoother. For your first deal, focus on picking one good market, learning it inside and out, and building a reliable team (agent, PM, lender). You don’t need to overcomplicate it! Just start with one strong, manageable property and grow from there. You got this!

Hi @Shyla Springmeyer!

Huge props for putting in the work upfront and having such a clear vision! Your prep is spot-on, and you’re miles ahead of most new investors just by committing to the education and being intentional with your strategy. With $150K to deploy and a full-time job you enjoy, out-of-state investing is absolutely doable! As long as you focus on the right market and build a strong local team.

Memphis is a great example of a market that aligns with your goals: affordable entry prices (many fully rehabbed rentals in the $100K–$150K range), strong rent demand, landlord-friendly laws, and reliable property management. I’ve seen a lot of L.A.-based investors build their portfolios here without ever needing to be on-site because they’ve partnered with teams that handle everything from acquisition and renovation to leasing and management. That’s the real key! One market, go deep, and work with a group that regularly supports remote investors.

Biggest mistake I’ve seen? Trying to chase too many markets or not vetting the team thoroughly. But it’s clear you’re doing the groundwork to avoid that. You absolutely got this! If Memphis is on your radar, happy to walk you through how others are building momentum here!

Hey @Andrew Pierce!

Sounds like you’re ready to take the next step, and you're thinking about this the right way. Out-of-state investing can absolutely work if you focus on a market where the numbers make sense and the local support is strong. Memphis is a great example! Affordable entry points, consistent rental demand, and landlord-friendly laws make it ideal for long-distance investors. The most important piece is building a solid team on the ground: an investor-savvy agent, reliable property manager, and good contractor or turnkey provider if you're not doing rehabs yourself. I’ve seen a lot of people succeed here by locking in with a team that handles the heavy lifting and keeps things running smoothly. If you’re considering Memphis or want help mapping out what it could look like, I’m happy to connect!