All Forum Posts by: Walter Jones

 No I'm sticking with Avail. I've asked several FF guests, and it's not really a benefit to them to go with Keycheck - they don't mind the Avail platform. I'm sure Keycheck is great but to keep it simple I didn't see the need right now. 

 I'd be happy to connect Emanueal and @Tony Rios! Most of my own properties are inside the I-240 loop, but I've worked with clients all over Shelby County.   

 Did you ever find anything out on this? Looks interesting - there's a 7 day trial that needs a credit card, but there's no mention of how much it costs that I could find

What @Mike Mosee said. The pandemic price increases have settled, and we're hitting some price resistance but it's not going down - starting to see some concessions and small price adjustments. Also - rents went up stair step with prices, but those are seeing some resistance also.

I like buying properties that I like, in areas I'd live in, and give up a little cash flow for a property I'm proud of. Doing that has helped me get and retain good tenants with zero problems. I've done well with rent increases as well as appreciation. It's a long game for but I' happy with what I have. 13 mixed doors here and 4 under contract.

I have 2 great PMs that I like on here - one day I'll turn my own stuff over to them.

ALSO - There's a smart pool of local and out of state buyers here - well priced properties in good areas still get jumped on. You can be patient and find good deals, but I think you'll waste a lot of time trying to get a super duper deal, and are better off acquiring a quality property you like at a "good enough" price and get it in your portfolio. 

Great advice. We have a robust REIA here, with a big monthly live and virtual meeting, several breakout meet-ups each month, and a Zoom lunch meetup on Fridays. Lots of out of state people attend the Friday one. Everyone is very helpful and friendly. Check us out! https://www.memphisinvestorsgr...

Pretty much everything @Jason Sousa said is spot on. Block by block in most zips. Make sure you work with an agent that is an investor also. 

My bread and butter is 38111, but there's a wide range of properties there. I love 38104, but your rent to price ratio won't be great unless you can find a deal on a nice older 4-plex. One of the property managers I use won't manage in 38106, but recently I met a couple of guys at a networking event that moved here from CA to flip and BRRRR in 38106 with Section 8 tenants.

I own a mix of duplexes, one 4-plex, and single family homes in Memphis, and I work with a lot of out of state and local investors. I'm happy to have a conversation. 

I started too late for tons of good (and not good) reasons but I've made up for lost time pretty well! House hacked a Memphis 4-plex in 2018, and I've added 3 duplexes and 3 single family homes since, with the acquisition of 2 more duplexes in the works. 

Best two times to buy: Yesterday and today!

Yes. I don't see the need to look anywhere else.

Memphis is a great market, but it can be tricky. Comps may seem to support a certain rent or price, (high or low) but it may be pulling data from an adjacent neighborhood that's much different.

Plenty to choose from here - good cash flows in the lower priced properties, but an awareness that it comes with less appreciation and rent growth potential. Or give up some of the initial cash flows for a better property with more long term growth.

Solid economy, with the largest commercial airport in the world (FedEx) and the 4th largest railhead in the US. It's sometimes called "America's Distribution Center." A few big Amazon Fulfillment centers, and a huge Nike center. A robust medical community also. 50%+ of the population here are renters. 

Well priced properties still get jumped on pretty quickly - we have a smart pool of local and of out of state investors. Pandemic price increases have stabilized but it's not going backwards, and rent growth has kept up with increased prices. It's no longer a well kept secret here. I sometimes advise buyers to get an under-rented property that may be below market rent, maybe do some upgrades, and after rents are increased you'll be close to or above the 1% rule if you don't start out that way.