Hello, I have rented out a Single family home on Jan 1st 2024, tenant was brought in by an agent and setup lease as well.The tenant profile was not so great, but it was empty for more than 3 months and I reluctantly rented it out.Since then, tenant was paying rent, but on 5th of every month after couple of followups.Last month they pushed it to 15th asking they were hit by sickness, family emergencies and BS, I said its only one time pass and they paid it on 15th.Now August 1st is upcoming, they are requesting for a call setup to chat, not sure whats that abt, but I presume to buy time.BF and GF signed the lease, it appears things not working out well between them, only lady is  answering emails/chats/calls.

Investment Info:Single-family residence buy & hold investment.

I am considering buying two or three lots inside Memphis that are about 0.17 acre.

We might not be able to BRRR a multi family property (which is what we are trying to buy more of.)  4).

Duplex can always add additional units via the ADU laws. 8) Related to number 1, purchasing a property with an existing ADU is cheaper than buying a property and adding an ADU.

Any comments on the piers? Seller says he won't go down at all or credit. Not sure the cost. Looks like dryrot? One of many issues!

It's possible that this increase can prevent a lot of people from buying and might even force others to sell.Do not wait for your taxes to increase.

If you're looking to buy value-add deals, a lot of investors I work with start doing BRRRRs with cash purchases and refinancing out so they don't have as many risk factors involved.If your market is seeing any kind of appreciation, I think it's smarter to leverage your money to get the bigger returns. 

Would love any thoughts from you all about areas to try and buy or rent in.

Specifically single family, assuming the property fits their buy box.Thanks in advance!