Ready to Invest!
Member since 2020 · 14 posts · 16 votes
Ready to Invest!
Most Popular Reply
Melissa JusticeBusiness Member
Rental Property Investor · Phoenix, AZ · Member since 2024 · 519 posts · 1k+ votesCongrats on getting to this point - raising capital and locking in a 5-year plan is huge, especially while working full-time. You're absolutely right to lean toward turnkey rentals, especially since your time is limited and you're investing remotely.
Quick take on your two options:
1) Jacksonville, FL
Solid fundamentals, but prices are up and insurance costs are high
Lower cash flow unless you put more down
More competitive and harder to find strong turnkey options
2) St. Louis, MO
Lower entry point, better cash flow potential, but neighborhood quality varies a lot
It’s one of those markets where your outcome depends heavily on your local team
Here’s the reality: There are other markets that are performing better for out-of-state investors right now, especially if you’re looking for:
Stronger cash flow
Lower property taxes
Better turnkey infrastructure (vetting, rehab, PM all in-house)
Consider looking into:
Memphis, TN – strong rental demand, affordable price points, solid turnkey systems in place
Birmingham, AL – landlord-friendly, low taxes, and very popular with turnkey investors
Albuquerque, NM – fast-growing, less competition, stable returns in both LTR and STR space
Akron & Canton, OH – good cash flow, low entry points
These markets are delivering 8–10%+ cash-on-cash returns on fully renovated, tenant-ready homes with PM in place and they scale well over time.
Happy to send over some actual turnkey examples if you’re curious how they compare. You're making a great move-just make sure you're in a market built for long-term success, not just name recognition.
Best of luck!
13 Replies
- Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes1y
I would start locally if you can. If you look out of state, establish a team. Connect with agents, PMs in those areas and learn about it. Figure out where specifically you want to target. St Louis is a tricky market so make sure you understand where you are investing. Happy to chat if you venture West into Kansas City
- 1yMackaylee BeachPro MemberReal Estate Agent · Kansas City, MO · Member since 2020 · 1k+ posts · 493 votes
When considering turnkey investments it’s important to understand the nuances of each location.
Here are a few tips to help you on your journey:
- **Research Thoroughly**: Dive deep into each market’s trends, rental yields, and long-term growth potential. Understand the neighborhoods that are appreciating and those with strong rental demand.
- **Choose a Reliable Turnkey Provider**: Look for companies with a proven track record, positive reviews, and transparency in their operations. They should offer comprehensive services, from property management to maintenance.
- **Understand the Numbers**: Calculate potential cash flow, considering all expenses such as property management fees, taxes, insurance, and potential vacancies. Ensure the investment aligns with your financial goals.
- **Legal and Financial Advice**: Consult with a real estate attorney to understand the legal implications in each state. A financial advisor can help you structure your investment in a tax-efficient manner.
- **Build a Local Network**: Even if investing remotely, having contacts such as real estate agents, property managers, and other investors in the area can provide valuable insights and assistance.
- **Consider Long-Term Goals**: Think about how this investment fits into your overall financial strategy. Are you looking for steady income, appreciation, or a mix of both?
Finally, patience and due diligence are key. Real estate is a significant investment, and taking the time to make informed decisions will pay off in the long run. Best of luck on your property investment journey!
- 1yMelissa JusticeBusiness MemberRental Property Investor · Phoenix, AZ · Member since 2024 · 519 posts · 1k+ votes
Congrats on getting to this point - raising capital and locking in a 5-year plan is huge, especially while working full-time. You're absolutely right to lean toward turnkey rentals, especially since your time is limited and you're investing remotely.
Quick take on your two options:
1) Jacksonville, FL
Solid fundamentals, but prices are up and insurance costs are high
Lower cash flow unless you put more down
More competitive and harder to find strong turnkey options
2) St. Louis, MO
Lower entry point, better cash flow potential, but neighborhood quality varies a lot
It’s one of those markets where your outcome depends heavily on your local team
Here’s the reality: There are other markets that are performing better for out-of-state investors right now, especially if you’re looking for:
Stronger cash flow
Lower property taxes
Better turnkey infrastructure (vetting, rehab, PM all in-house)
Consider looking into:
Memphis, TN – strong rental demand, affordable price points, solid turnkey systems in place
Birmingham, AL – landlord-friendly, low taxes, and very popular with turnkey investors
Albuquerque, NM – fast-growing, less competition, stable returns in both LTR and STR space
Akron & Canton, OH – good cash flow, low entry points
These markets are delivering 8–10%+ cash-on-cash returns on fully renovated, tenant-ready homes with PM in place and they scale well over time.
Happy to send over some actual turnkey examples if you’re curious how they compare. You're making a great move-just make sure you're in a market built for long-term success, not just name recognition.Best of luck!
- 1yBernice RetzloffPro MemberMemphis, TN · Member since 2024 · 234 posts · 100 votes
Hello @Amanda Moskowitz!
Congrats on getting the capital together and officially kicking off your 5-year plan!
Since you're working full-time and looking for a more passive, remote-friendly strategy, turnkey investing can be a great way to get started. Especially if paired with a solid property manager and local team. While you're currently looking at Jacksonville and St. Louis, I just want to throw Memphis, TN into the mix as well.
I specialize in helping out-of-state investors build portfolios here in Memphis. It's a landlord-friendly market with strong rental demand, affordable entry prices, and solid cash flow, especially in the $100K–$200K range. A lot of my clients are full-time professionals just like you who want a reliable, hands-off experience with the right local support in place.
If you're still narrowing down which market best aligns with your goals, I’d be happy to share some insights and sample deals from Memphis to help you compare. Let me know how I can help support you on this journey! You're in a great spot to start strong!
I feel your pains coming from the South Florida market - I lived in the Greater Boston area in Massachusetts and couldn't afford to buy a LTR in that market. Glad to see the price tags are a lot lower in Central Florida.
Our property management team has an office in Jacksonville as well! We can provide a hands-off management experience so you can focus on your personal life and your FT job. Let's connect!- 1yTodd AndersonPro MemberReal Estate Agent · Cape Coral, FL · Member since 2023 · 392 posts · 175 votes
Welcome to the BP community.
I would still strongly advocate for cirtin markets in Florida. I have worked with a number of investors that have found good investments in the Jacksonville market. I also have been very happy with the central markets around Ocala. These are both markets that are growing in population and employment. There are also many situations that are turnkey and would not intrude on your current life.
Please connect if there are more specific questions on these areas.Best of luck.
- 1yBrian MillerPro MemberReal Estate Agent · St. Louis, MO · Member since 2019 · 58 posts · 45 votes
@Amanda Moskowitz Congrats on saving up the capitol for your RE goals! That can take a lot of time and dedication to accomplish, so kudos to you. I've been an investor friendly agent in St. Louis for almost ten years and have helped a lot of clients build their portfolios. Are you looking for SFH's or multi families? We have a great mix of both in our market but turnkey MFH's are going to come with a higher entry point, and a 25% down payment versus a 20% downpayment on SFH's using a conventional loan. Our brokerage has a PM and Construction company that covers a large portion of St. Louis City, and I have references for contractors and PM's that manage outside of our designated areas. Happy to chat more if you would like, and good luck with your search!
- 1yChris ClothierBusiness MemberRental Property Investor · memphis, TN · Member since 2009 · 2k+ posts · 3k+ votes
Quote from @Amanda Moskowitz:
Hi - I know a lot of these same story posts make it on here, but I now have the capital raised and am looking to start my goals for my 5 year plan. I work full-time in corporate like most so do not have a lot of side hustle time. I would like to purchase my first property either in Jacksonville or St. Louis. I know two different markets. I am starting to research turnkey investments since this would be remote. I live in South Florida which comes at a higher price point. Any advice, thoughts or opinions are greatly appreciated as I start this journey.
Thanks!
Hi amanda,
Congrats on the capital raise and for prepping your goals.
As you research Jacksonville and the turnkey investment option in that market, I am sure you will come across JWB (Jacksonville Wealth Builders). They are a high-quality company and one of the longest operating turnkey companies in the country. I would suggest you connect with @Gregg Cohen and he will be able to guide you on the market and how they work with investors.
I used to know a couple of companies that provided turnkey options in the St Louis market, but they are no longer in the industry. Unfortunately, I don't have a reference or contact I can recommend in that area.
The best advice I can give you is to be patient. You patiently put together your capital stack. And it is crucial to you. The best thing you can do now is be as diligent in your preparation as you were in capital saving. I promise the opportunity will not pass you by, and there is no reason to rush. Be patient. Ask questions. Ask more questions and be sure to visit the market and meet the team before making a purchase. If you do that, you will likely know when you've met the right team and it is time to buy.
Best of luck to you !
- 1yBasit SiddiqiBusiness MemberAccountant · New York, NY · Member since 2015 · 8k+ posts · 3k+ votes
I would take a weekend to visit each St. Louis and Jacksonville.
Connect with 2 real estate agents in each city and have each show you around some neighbhorhoods / properties.
After the two weekends, pick the market, agent, property and then make your offer.
If things go according to plan, you can have 1 property 2 months from now.Best of luck!
Basit Siddiqi CPA4.880 Reviews - Property Manager · Orlando, FL · Member since 2016 · 479 posts · 277 votes1y
Quote from @Amanda Moskowitz:
Hi - I know a lot of these same story posts make it on here, but I now have the capital raised and am looking to start my goals for my 5 year plan. I work full-time in corporate like most so do not have a lot of side hustle time. I would like to purchase my first property either in Jacksonville or St. Louis. I know two different markets. I am starting to research turnkey investments since this would be remote. I live in South Florida which comes at a higher price point. Any advice, thoughts or opinions are greatly appreciated as I start this journey.
Thanks!
Amanda if I can help with Jacksonville at all let me know. Market knowledge is probably the next most important thing. Figuring out what types of properties you want to buy and what types of neighborhoods and then locating those neighborhoods. Find similar properties to your target for sale or that have sold and get an understanding of pricing and rents. Do back-of-the-napkin calculations and see if what you're looking for is a reality or not.
Call agents, brokers, and sellers and find out more about the properties and see what they are saying. Take a trip to the area for a few days and drive the properties that have sold and tour the ones that are available. Ask a million questions and take good notes! Check out different areas of town and get a feel for them. Act as if you were a resident thinking of moving into the area or a homebuyer too.
Start to build a team of professionals before you buy anything. Lawyer, title company, agent/broker, insurance agent, lender, property manager, contractors, etc. When evaluating properties ask those professionals for their opinions before you buy anything. I will always ask our insurance agent and mortgage lender for their estimated costs and options before offering on anything. We always prefer property management clients to consult us on a property before buying so we can give our opinion on potential rental rates or operating costs if possible.
For Jacksonville, be very careful because rents dropped over the past 3 years or so, but have mostly stabilized over the past year. So many properties have rents in place higher than the current market rents, and many brokers, agents, or sellers will claim you can get more rent than you really can. Truthfully, it's been very hard to make numbers work right now, but I do think there is an opportunity for those who are comfortable with the numbers today and buy into the future growth of the market (which many, including myself, think is there).
For context, we've bought 150+ multifamily units in Jacksonville, still own 51 of them and manage for other owners in Jacksonville and Orlando.
Happy to be a resource if I can be in general, and if you're looking for a property manager in the Jacksonville area, please keep us in mind!
- Jacksonville · Member since 2025 · 14 posts · 3 votes1y
Hi Amanda! Congrats on raising the capital and taking the first step—so exciting! Both Jacksonville and St. Louis have solid turnkey options, and doing your research early is key. Wishing you the best on your 5-year journey—cheering you on! If you ever need any guidance in the property management side of things let me know.
– Ashleigh 😊
PMI River City Property Management
- Investor · Prescott Valley, AZ · Member since 2017 · 27 posts · 13 votes1y
So many good out of state, turn key options here!
Join the conversationCreate a free account to reply, vote on answers and follow this thread.