I will say that if you are a local investor or if you have a massive "Boots on the Ground" presence in 38127 you can make west of Highway 51 properties work but it is not easy.

Single biggest thing: be saving massively for downpayments. 

https://www.wlky.com/article/c...

Over the past 4 months, inventory has increased 40 percent or so - from 700 to 1200 available properties, still a massive shortage of homes as compared to the 3500-4000 on the market just last year.

Trading is seeing a massive boost lately because its very appealing to the younger crowd like my-self.

Also the banks have a strong and well financed lobbying group and give massive campaign donations.

I've seen it many many times and if you purchase 45 units in the central valley I am guessing that you did not get a great deal because the rents are probably to low to pay the high costs to paint, clean and make repairs to apartment when tenant move.Below is the very minimum I would expect a 45-unit building to achieve for profits when the property is managed by someone who is experience AND HAD THE MASSIVE AMOUNT OF TIME and not a hokey management company that tells you how huge and great they are because the more number of clients and units they have the less time they have to properly manage your property.If you can increase your rents the first year you will make a total profit of $540,000 your first year and raising rents every year for 5 years will give you a profit of $2,462,400 and this is what makes owning 45 units so exciting, powerful and profitable, but even a decent management company can bankrupt you because a 45-unit building requires a massive amount of maintenance.

I have massive master suite on the 3rd floor that I don’t want to touch.

But a judge this month found that section violated contractors’ First Amendment rights and struck it down, telling the state to instead find more targeted ways to address fraud.Other parts of the law remain in force, however. including restrictions on collection of legal fees that insurers contend encouraged attorneys to file massive numbers of lawsuits without financial consequences.The new law also reduces the amount of time plaintiffs have to file claims after losses occur, from three years to two years.

There wasn't a white towel in the place that didn't have a massive amount of stains on them.