My partners and I are looking to tap into the West TN market From Jackson-Memphis.

we have a realtor we like but curious how badly that effects our margins vs the expertise they bring on the market we are in. 

Hey Jerry, I personally invest in the Columbus market and have been doing it for the past couple years.

Your question is more market specific.

What type of loan are you in the market for ? 

Both you and the related party must hold the properties for at least two years after the exchange.If either party sells or disposes of the property before the two-year mark, the IRS could disqualify the exchange, making the capital gains immediately taxable.

Lots of research throughout many markets How did you finance this deal?

@John N CookIf you have $200K + in retirement funds, other capital, experience with construction, and want to explore creating a real estate development company doing 3+ flips or spec homes per year, check out a ROBS.  

You paid $2m for it two years ago w/ 25% down (it was suffering from mismanagement and deferred maintenance), invested $325k in capital improvements, and it's now valued at $3m with an NOI of $195k (cap rate assuming $3m value is 6.5%).

Louis may not experience rapid appreciation like some coastal cities, it has shown consistent and steady growth, which is favorable for long-term investments.Diversification: Investing in a different market can diversify your real estate portfolio, reducing risk.Considerations:Neighborhood Research: Research neighborhoods thoroughly.