All Forum Posts by: Yin Wu

We buy and hold SFRs, primarily south of Atlanta. In '17 and '18 we spent a lot of time evaluating markets around the Atlanta metro. We were primarily looking for cash-flow because we don't like being dependent on appreciation. If you're a believer in the "percent rule" (whether it be 1% or 2%), Atlanta doesn't even register, while 1-2% is very achievable in some of the surrounding areas (to get our homes a little closer together we recently sold an SFR, fully renovated with new roof, and it met the 1% rule on the sale price).

In our analysis a couple of years ago, our "finalists" were Albany, Columbus, Macon and Covington.  We decided to stay more to the east and focus along the I-75 corridor for a variety of reasons, one being the massive expansion at the Savannah port.  We've been very happy with that decision, but I believe there is still plenty of opportunity in Columbus, with the right property and the right property manager.  "Turnkey" makes me a little nervous - we renovate our properties with the intention of renting with minimal maintenance, but I'm not sure turnkey operators do the same.  A poorly renovated property, or a disengaged property manager, will make for a very unpleasant experience.  

I'd be happy to share more about our selected markets if you would like to connect offline.  

Thank you very much! I completely agree with you that the property manager is the cornerstone piece for the success. I'd love to connect. I'll PM you. 

@Yin Wu
Im sorry to hear your ROI dropped on your properties. Did they have to lower rent when getting a new resident? Or is that for current inventory?

The OKC job market is supported partially by the oil industry, which will still be relevant for the next 10-20 years. However, the natural gas and wind power industries are continuing to grow. As well as the large concentration of aviation and aerospace companies. It's location makes in a great spot for transportation & logistics as well. 

Are you mostly intersted in cashflow or is appreciation intriguing to you? 

If you're already in Alabama..have you considered Montgomery? Same proximity as Atlanta and Columbus.  Atlanta will be tough to cashflow and Columbus may not have the investor savvy infrastructure you're looking for. Have a great wholesaler in Montgomery..if you're interested.  Best of luck house hunting?

In what regards was your numbers falling? I would recommend maybe buying a new build or using a turnkey provider. It is all about trusting the team around you when investing out of state. It sounds like you are aware of this already! I like in OKC market because 25% of population government and military workers that provide reliable residents. 

Hey @Yin Wu, welcome to the BP community!

While I am not an expert on the Columbus market, I can tell you that if you're hoping for cash flow from a turnkey, on-market purchase, Atlanta is not the place to look. Being arguably the hottest market in the U.S. from a combination of investor & homebuyer activity, Atlanta home values have outpaced rent quite a bit. This isn't to say rents aren't going up - they definitely are - just not enough to keep pace with home values. I welcome others more familiar with the outskirt counties to correct me, but I believe this is the case for the entire MSA. Cash flow just does not exist here when purchasing on-market, turnkey properties. 

That's the bad news. The good news is that if you're purchasing for long-term appreciation, Atlanta is definitely the market to look in. Also, if you're okay with getting creative and working hard, there are still opportunities to cash flow here. But, it won't be easy. 

Hope this helps a bit. Please, feel free to reach out anytime if you have other questions or just want to chat!

I grew up in Atlanta, I love it there! I can see why it peaks yours interest. What makes you curious to invest in ATL?  From my understanding, it seems ATL may be a more difficult market to enter for solid cashflow. I have had success with great cash flow and appreciation in states west of Georgia like Alabama, TN, Arkansas, OKC and Texas. Best of luck in all your investment goals! 

Hey @Yin Wu, I'm an investor in a city about 45 minutes north of Columbus. 

Columbus is tricky in my opinion and I feel as if growth is moving towards the outskirts. I'd look at Delaware, Pataskala, Dublin, Grove City, Westerville, Pickerington, or Hilard. There's a ton of economic growth, new home, and commercial construction going on around there. 

 Hi there, let’s connect. I can give you a run down of Atlanta and some surbs here.