A lot of flippers and turnkey companies taking advantage of "hyped up investors" and selling them Class C & D rentals without telling them the whole story.Not sure there's anything wrong with the Memphis market, but did hear Nashville is slowing.Detroit is still growing and we've helped a lot of investors with "BRRR Turnkeys":1) We help source a "fixer-upper", but don't really care who you buy it with2) We handle the renovations, providing bids & video completion updates3) We find a tenant4) We manage the property It's cheaper than buying a Retail Turnkey AND you know exactly what rehab was done and the quality of all the work that gets hidden behind drywall:)DM us if we can help with anything else.

I was able to replenish emergency fund money I had to dip into for furnishing, was able to pay off a hot tub, was able to replace 2 garage doors and paid for a larger repair this year.

NOT Portland proper that sucks but the metro is quite hot.

After some investments in amenities (primarily hot tubs), our last 3 months have averaged 12k/m.This property is owned outright, and due to the size of the property, the small square footage of the units, and the lack of comps in the area we have found it difficult to lock down any refinancing.

My father in law lives in hot spring and we go visit him once or twice a year.

I would suggest you take a few months and watch the market before jumping in because the market has adjusted the pricing because it's hot. 

And now with rates being high, plus many areas overbuilt with new apartment buildings, I’d be careful with unknown areas, and also what you read in the media about “hot” areas, up and comers, etc.I was in a similar situation to yours a couple years ago.

I've found too many CRE owners overpay in a hot sellers market (much of the U.S. ) with a 1031 exchange + take on too much debt, since this is what they are used to and maybe the only strategy they know.

Hey Trevor,I took a trip down south this summer, Memphis, Chattanooga & Nashville. 

As a sidenote I see people doing this and jacking up the price of the home to seller finance to above market value - if you do this you better be VERY clear with your investors that you are writing a $300k loan on a $250k property as if you do not you can get in some serious hot water later on down the line when doing valuations of the company.