All Forum Posts by: Melissa Justice

@Jay Ke,

Welcome to the BP community! You’re asking all the right questions, and it’s great to see you thinking long-term from the start. Both Texas and Arizona offer solid opportunities, especially if you're focused on cash flow, population growth, and landlord-friendly laws.

In Arizona, a lot of investors are looking at submarkets like Phoenix metro (especially the West Valley), Tucson, and even some smaller cities like Casa Grande or Maricopa. These areas have strong rent demand, reasonable taxes, and are still seeing healthy appreciation. Just make sure you're watching insurance costs, HOA restrictions, and short-term rental rules if you're exploring that route.

I’m actually an agent here in Arizona, so I’d be happy to offer insight into the local market, investor-friendly pockets, and what to look for when building your team out here. Whether it’s plugging into reliable PMs or understanding what makes a solid “turnkey-style” deal in this area, happy to be a resource.

Best of luck,

Melissa

@Hong Ho,

Welcome! You're in the right place - BP is one of the best communities for learning, networking, and getting real feedback from people actively doing deals.

If you're focused on long-term rentals with a short-term goal of cash flow, that’s a smart foundation. One of the easiest ways to get started is by investing in cash-flow-friendly markets like parts of the Midwest or Southeast - think Birmingham, Kansas City, Cleveland, or Indianapolis. These markets typically offer strong rent-to-price ratios, lower barriers to entry, and solid property management infrastructure, especially for out-of-state investors.

For reading material:
"Buy, Rehab, Rent, Refinance, Repeat" by David Greene - great if you're eventually looking to scale with BRRRR.
“The Book on Rental Property Investing” by Brandon Turner - the go-to for fundamentals.
BP forums + podcasts - browse by topic or market. The Q&A and case studies are gold.

A turnkey rental might be worth exploring for your first deal. It gives you a chance to own something rehabbed and tenant-occupied with professional management in place, which can reduce the learning curve and risk early on.

Happy to help if you’re comparing markets or need help analyzing a deal. You’re taking the right steps - just keep going one move at a time!

Best of luck,

Melissa

@Sean Thoele,

Hey there! Great job stacking that $50K! You’re in a solid position to get started.

Tampa and North Myrtle Beach are both attractive markets, but they serve very different strategies:
Tampa has strong fundamentals (population growth, job market, appreciation potential), but the entry price is higher, and cash flow can be tighter unless you're putting down a larger chunk or finding a diamond in the rough. It’s solid for long-term buy-and-hold if you’re playing the appreciation + equity game.

North Myrtle Beach can perform really well as a short-term rental, especially during peak seasons. The upside is strong income potential, but just be mindful of local regulations, seasonality, and property management if you’re not nearby.

If this is your first deal, I’d recommend also exploring turnkey long-term rentals in cash-flow markets like the Midwest or Southeast - places like Birmingham, Memphis or Cleveland, for example. These markets offer lower price points, solid rent-to-price ratios, and can be a great way to build a strong base of cash flow and learn the ropes without overextending on one property.

Ultimately, it comes down to:
Your comfort with management intensity (short-term vs long-term)
Whether you’re prioritizing cash flow, appreciation, or lifestyle use
Your appetite for risk and involvement

Happy to chat or break down numbers if you’re comparing options. Sometimes a slightly less flashy market gives you more control and scalability in the long run. You've got a great foundation already - just take that first step strategically and keep learning!

Best of luck,

Melissa

@Phyllis Ferrell,

Hi Phyllis! Welcome and congrats on taking action! Love that your LLC is named after your kids - that's a powerful "why" to build around.

Your vision of using real estate to create generational wealth is spot-on. Many of us started right where you are - working full-time, building the foundation, and learning the ropes. Getting your license is also a great move that will open doors, even if you don’t plan to be an active agent long-term.

Since you're in Washington, I’ll add that expanding out of state is one of the smartest plays if you're looking for better cash flow and lower entry points. A lot of investors I work with are finding success in turnkey rentals across the Midwest (think markets like Memphis, Indianapolis, and Cleveland) and the Southeast (like Birmingham and parts of Florida and the Carolinas). These areas offer strong rental demand, landlord-friendly laws, and solid returns without the price tags of the West Coast.

Turnkey rentals can be a great first step if you're balancing a full-time job, want something that's already rehabbed and tenanted, and need a solid property manager in place. It’s also a nice way to build experience and cash flow while you work up to BRRRRs and multifamily deals down the road.

Happy to share more if you'd like to compare markets or get help evaluating opportunities. Cheering you on as you build JLD into something lasting!

Best of luck,

Melissa

@Melissa Adams,

Hey Melissa! I love seeing another Melissa here, and even better that you're based in Columbus too! :-)

With your background as a Real Estate Paralegal, you already have a leg up - seriously, understanding contracts, title, and the legal side of deals is huge in this business. Now it’s just about learning how to apply that knowledge from the investor side.

I’m also in real estate and work closely with investors across the country, including in Columbus. It’s a great market with solid fundamentals, especially for long-term rentals and value-add properties. If you're just getting started, I'd be happy to share resources or help you connect with other investors, agents, or property managers locally.

You're in the right place and taking action already puts you ahead of most. Excited to see how your journey unfolds! Always happy to help and answer any specific questions along the way.

Best of luck,

Melissa

@Ravi Iyer,

Hey! Welcome, and congrats on stepping into real estate investing (even if it’s via inheritance)! Owning property in Columbus, OH can be a major advantage! It’s a growing market with solid rental demand, especially in well-located neighborhoods.

Since you’ve got some local knowledge, you’re already ahead of most out-of-state landlords. Now it’s just about getting systems and the right team in place.

Here’s how to get started -- 
Property Management Tips:
Interview at least 2–3 local property managers - ask about their experience managing older properties, tenant screening, rent collection, and maintenance response times.

Look for firms that manage small to mid-size multifamily if your portfolio includes duplexes or quads.

Ask for references from other landlords they work with, and don’t hesitate to request a sample owner report.

If You’re Considering Remodels:
Prioritize units that are vacant or underperforming first - improving those can bring immediate ROI.

Focus on rent-ready renovations: flooring, paint, kitchens/baths, curb appeal.

Ask PMs or agents what finishes renters expect in the area so you don’t over-renovate.

Thinking of Expanding/Exchanging?
Columbus still has pockets with great rent-to-price ratios and steady appreciation.

If you’re holding long-term and want less hassle, you might explore selling off a high-maintenance unit and 1031 exchanging into a turnkey or newer-build duplex.

You’ve got a solid asset base in a strong market. With the right team and strategy, you can definitely grow from here. Welcome to the investor side! Excited to see where this goes for you!

Best of luck,

Melissa

@Mark Rolfe,

Welcome to the community and great first post! You’re asking all the right questions, and it’s clear you’re approaching this with the right mindset.

Starting with duplexes or 4-plexes in the Midwest or South is a smart move - those markets often offer better cash flow, affordable entry prices, and solid long-term tenant demand.

Here’s some advice based on experience--
How I (and many others) got started:
Bought a turnkey duplex out of state with a local property manager in place.

Focused on markets like Indianapolis, Birmingham, and parts of Florida (e.g., Citrus Springs) where rent-to-price ratios were strong.

Kept it simple: prioritized decent cash flow and good PM over trying to chase a big rehab deal on the first go.

Turnkey vs. Fixer-Upper?
Turnkey is great if you're short on time, want to learn the ropes, and value predictable performance.

Fixer-upper may give you more equity, but it’s riskier, especially if you’re remote and still learning.

For your first deal, many recommend starting turnkey or rent-ready so you can focus on learning without the stress of a rehab.

What I’d do differently:
Interview property managers more thoroughly - they make or break your experience, especially out of state.

Run more conservative numbers (budget for maintenance, vacancy, etc.)

Focus more on team and systems than the “perfect” deal.

You’ve got the right goals - cash flow and long-term wealth. Stick with it, build one property at a time, and momentum will follow.

Feel free to reach out if you want to run numbers or talk through a market - rooting for you!

Best of luck,

Melissa 

@Juan Lopez,

Hey, welcome to the journey! I love that you’re jumping in with a clear strategy right out the gate!

Targeting Section 8 rentals in Detroit, Memphis, and Cleveland can be a smart move, especially for consistent, government-backed income. Each of those markets has affordable price points, strong rent-to-price ratios, and active investor networks, which makes them ideal for long-distance investing when you have the right team in place.

Here are a few tips to help you get started:
Build Your Remote Team First --
Look for property managers with Section 8 experience - they’ll help you navigate inspections, tenant placement, and recertifications.

Ask agents if they work with investors regularly and understand rental-grade rehab.

Vet contractors carefully, especially in cities where contractor reliability can vary.

Get familiar with the local Housing Authority’s payment standards.

Budget for slightly longer turnover timelines due to inspections.

In exchange, you’ll often get long-term tenants and consistent rent deposits.

Market Notes --
Detroit: Tons of investor activity and upside, but neighborhood-specific - know block-by-block. (I've personally invested in submarkets of Detroit)

Cleveland: Strong PMs available, lots of C-class inventory that works well with Section 8.

Memphis: One of the more active Section 8 markets - good returns but make sure you vet crime and tenant demand closely.

You’re on the right path. Out-of-state + Section 8 is a great combo if managed right. Happy to connect or point you toward contacts if you ever want to compare markets or teams. 

Best of luck,

Melissa

@Keaton Vols,

Hey and congrats on your house hack! That’s a huge step and shows you’re already thinking like an investor. It’s totally normal to feel uneasy about out-of-state deals, but with the right system and team, it can absolutely work.

Why Go Out-of-State?
* Better cash flow and affordability (especially in markets like Indianapolis, Birmingham, or Citrus Springs, FL)
* More landlord-friendly laws
* You can treat it like a business and stay hands-off with the right team

Tips to Get Comfortable:
1. Pick a solid market -job growth, population growth, good rent-to-price ratios.
2. Build a strong local team - investor-friendly agent + reliable property manager is key.
3. Run conservative numbers - make sure it cash flows with management and vacancy factored in.
4. Start with rent-ready or turnkey properties - less risk and easier for your first out-of-state buy.

You’ve already got momentum, so now it’s about scaling smart. 

Always here to chat more and process strategy! 

Best of luck, 

Melissa

@Justin Salazar,

Hey Justin and welcome! You're in the perfect place to start this journey, and props to you for diving in early at 23 - that gives you a huge runway to build long-term wealth.

Here’s a roadmap to get you started in real estate investing:
1. Get Clear on Your “Why” and Strategy
Ask yourself:
Do I want cash flow or long-term appreciation?
Am I looking to buy locally or open to out-of-state investing?
Do I want to be hands-on (DIY landlord) or more passive?

Your answers will guide whether you pursue rentals, flips, house hacking, turnkey investing, or even real estate syndications.

2. Start Learning (Free + Paid Resources)
Read: The Book on Rental Property Investing by Brandon Turner

Listen: BiggerPockets Podcast (start with Rookie episodes)

Learn to analyze deals: Use the BP calculator or a spreadsheet to understand cash flow and ROI

3. Build Your Network
You’ll need:
Investor-friendly real estate agent
Lender (for pre-approval if using financing)
Property manager (especially if investing out-of-state)
Other investors you can learn from
Join local REI meetups or look for networking events through Meetup or BP forums.

4. Pick a Market That Matches Your Budget
If you’re getting started with limited capital, look into cash-flowing markets in the Midwest or Southeast like:

Birmingham, AL
Indianapolis, IN
Cleveland, OH
Central Florida (like Ocala or Citrus Springs)

These are great for beginners with solid rent-to-price ratios.

5. Save for That First Deal
If you're not quite ready financially, start stacking cash while:
Building credit
Learning the numbers
Networking and researching markets
Even saving $10K–$20K can get you started with house hacking, or investing with a partner or in a low-cost out-of-state rental.

Don’t feel like you need to know everything before you start. The most successful investors learn while doing. Pick a lane, take the first step, and course-correct along the way. You’re already ahead of the game just by showing up here.

Always here to help strategize :-)

Welcome to the journey.

Best of luck,

Melissa