Investing in Memphis, TN could be a great move for you, especially if you're looking for positive cash flow.

With careful research, a strong property manager, and your local partner, you’ll be well-positioned to succeed.

Income more than 3X rent, 690 credit history, positive report from previous landlord, from the area and moving because current landlord selling. 

Still early but changes seem positive. 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

My situation: I graduated college in May 2024 and started a FT position at a public accounting firm in September.

The good news is that with the right approach, you can also achieve positive cash flow in these markets.Ultimately, success in real estate investing hinges on selecting a growing market, a desirable neighborhood, and building a strong support team.

I'm not quite in a position to pay the mortgage, though could be within a year I believe.

Whichever option makes sense for you will depend on your cash flow/cash position.

She will either take you seriously and move out, or she will show up in court with no defensible position and be forced out.The lease says she is responsible for electricity, but the former owner and property manager sets a precedent by paying it.