New Out of state investor, looking to connect.

Member since 2023 · 1 post · 8 votes

Hi there, I'm Shawn. I'm diving deeper into real estate investing with a focus on finding great markets with solid rental returns low crime and strong growth potential. I am especially interested in rental properties value add opportunities and creative financing like sub-to. I come from a background in operation management, retail sales and customer service. Right now, I'm here to learn grow and connect with other investors whether you're a newbie like me or a seasoned pro.

If you're open to sharing insights experiences or maybe even working down the line let's connect.

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Melissa JusticeBusiness Member

Rental Property Investor · Phoenix, AZ · Member since 2024 · 519 posts · 1k+ votes

@Shawn Moe,

Hey Shawn, welcome! I love your focus-value-add, creative financing, and long-term growth are smart strategies.

If you're targeting strong rental returns in lower-crime areas, definitely explore markets like:
Ocala/Citrus Springs, FL – steady growth and landlord-friendly
Columbus, GA (especially North Columbus) – solid military and healthcare tenant base
Memphis suburbs like Bartlett or Cordova – better tenant quality and appreciation
Northeast Albuquerque, NM – good schools, low vacancy
Akron/Canton, OH – underrated with strong rent-to-price ratios
Birmingham, AL – particularly areas like Hoover, Irondale, and Trussville offer better schools, lower crime, and still-accessible price points

You can always do your own due diligence on the markets on websites like niche.com as well.

Your ops and customer service background is a huge asset, especially when dealing with property managers or self-managing.

Always here to help and discuss markets more in depth or run deal scenarios side by side :-)

Best of luck!

[email protected]313-221-8718

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Melissa JusticeBusiness Member
Rental Property Investor · Phoenix, AZ · Member since 2024 · 519 posts · 1k+ votes
1y
@Shawn Moe,
Hey Shawn, welcome! I love your focus-value-add, creative financing, and long-term growth are smart strategies.

If you're targeting strong rental returns in lower-crime areas, definitely explore markets like:
Ocala/Citrus Springs, FL – steady growth and landlord-friendly
Columbus, GA (especially North Columbus) – solid military and healthcare tenant base
Memphis suburbs like Bartlett or Cordova – better tenant quality and appreciation
Northeast Albuquerque, NM – good schools, low vacancy
Akron/Canton, OH – underrated with strong rent-to-price ratios
Birmingham, AL – particularly areas like Hoover, Irondale, and Trussville offer better schools, lower crime, and still-accessible price points

You can always do your own due diligence on the markets on websites like niche.com as well.
Your ops and customer service background is a huge asset, especially when dealing with property managers or self-managing.
Always here to help and discuss markets more in depth or run deal scenarios side by side :-)
Best of luck!
[email protected]313-221-8718
4 Reply
Becca F.
Rental Property Investor · San Francisco Bay Area · Member since 2022 · 1k+ posts · 1k+ votes
1y
HI Shawn. I invest in the Bay Area and also out of state (Indiana). Please read some of my previous with comments to Californians looking to invest OOS. It's much harder than it looks.
Please clarify what you mean by "solid rental returns". Do you mean net rental income, cash on cash return over the years, factoring those with appreciation, et? In reality there is no cash flow in 2025 anywhere unless do STRs or some type of higher risk strategy other than a conventional loan or DSCR loan. There's also risk with subject to loans - I don't do those.
If you mean by initial cash flow that doesn't necessary correlate with appreciation or long term gains. Historically as far as long term wealth building, who's going to do better: someone who has 5 high quality properties in the Bay Area/LA/San Diego or someone who bought 20 inexpensive homes in OOS markets?
I would look at experienced investors from California who post on here or better yet, attend local meet ups. It's better to have actual conversations with investors who done in-state and OOS investing. There's are several meet ups in San Jose. Look at MeetUp.com. I attend local meet ups which target different strategies and can give you information if you're interested.
Btw I'm a W2 employee and not an agent or work in the real estate industry in anyway and not trying to sell you anything, just trying to help a future CA investor not lose money.
I don't mean to be negative just realistic. I do think your experience with operations management and customer service would help in real estate.
Feel free to DM me if you have questions :)
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Jake AndronicoBusiness Member
Realtor · Reno, NV · Member since 2019 · 1k+ posts · 938 votes
1y
@Shawn Moe
Welcome to BP! You're in the right place.
A lot of people will give you different answers based on THEIR personal experiences.
You have to seek out what works best for YOU.
I grew up in NorCal and moved to Reno, NV to live and invest. But, this market is definitely not for everyone.
Try to find someone that is in the position you'd like to be in one day. Defining the end goal is an extremely important step in my opinion.
Best of luck to you!
415-233-1796
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Kerlous TadresBusiness Member
Realtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
1y
Hey Shawn, I’d recommend targeting markets with strong rental demand and potential for growth, like areas with a mix of single-family homes and multi-families homes. Look for neighborhoods where you can add value, simple renovations like updating kitchens or bathrooms can really boost rents. Also, keep an eye on emerging areas that are starting to see development but are still affordable for both you and tenants.
[email protected]614-490-1163
Kerlous Tadres | Reafco Real Estate542 Reviews
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Arman AhmedPro Member
Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 968 votes
1y
@Shawn Moe
Welcome, Shawn! Love your focus — I work with a lot of out-of-state investors looking for strong cash flow and value-add potential. I invest in Columbus, OH, where the numbers still make sense and creative strategies like seller finance or sub-to can really work in the right neighborhoods.

Happy to share insights on markets, deal analysis, or how I work with other investors. Let’s definitely stay connected — excited to see how your journey unfolds!
[email protected]614-418-6081
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Bernice RetzloffPro Member
Memphis, TN · Member since 2024 · 234 posts · 100 votes
1y
Hello @Shawn Moe!
Welcome to the community! Sounds like you're coming in with a solid mindset and the right mix of curiosity and strategy. Your background in operations and customer service will definitely serve you well in this space! Especially when it comes to managing contractors, tenants, or even structuring creative deals like subject-to.

If you’re looking for markets with strong rental returns, and good long-term fundamentals, definitely take a look at Memphis, TN. I’m a real estate agent and investor here, and it checks a lot of the boxes for value-add SFRs, stable rent demand, and investor-friendly laws. Creative financing like sub-to and seller finance has also been picking up locally as more tired landlords look to exit.

Would be happy to connect and share what I’ve seen work (and what to avoid) if Memphis ends up on your radar. Wishing you a strong start to your investing journey!
901-664-1949
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Min ZhangBusiness Member
Real Estate Agent · Member since 2022 · 1k+ posts · 1k+ votes
1y
Hey Shawn! I love your energy and direction. Value-add + creative financing is a powerful combo, especially with your ops background. One quick tip is to reach out to investor-friendly agents in the markets you're looking into. Sometimes they’ve got off-market deals or know of sellers open to creative terms, though sub-to or seller finance isn't super common.
If you ever want to bounce ideas or dig into a market where those strategies work, happy to chat! Always down to connect with folks growing the right way.
[email protected]614-412-2912
Reafco.512 Reviews
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Becca F.
Rental Property Investor · San Francisco Bay Area · Member since 2022 · 1k+ posts · 1k+ votes
1y
@Shawn Moe

If you're still on here, if you could please provide some context, what price range you're looking at? And markets you're considering? What types of creative financing are you looking at?

I've posted about my experience many times and I have adjusted my comments to say that OOS can work but an investor needs to do a lot of research on where and what they buy. For me: Class A nice suburb, great tenants, Class C, I would never buy again. I've talked to many California investors who have had both good and bad experiences investing OOS.
And buying "turn-key" or "move-in ready" isn't any guarantee that it's "passive". I bought a recently renovated property 2000 miles away (Class C, it was inexpensive) which went through a full inspection (minor issues which were fixed before tenant moved in) and it had repairs in 9 out of the first 12 months putting me in negative cash flow. Unless you personally walk the renovation stages yourself, nothing is 98% or 100% guaranteed.

Here is another investor (not in California) @Nicholas L.'s comments on another Bay Area investor's post. Sorry for tagging you Nicholas.

Issues with Mold

Sell at a loss or rent at a loss
Experience of OOS investing in Cleveland after 1.5 years.

$12,000 Turnover!! Is this normal for less than 3 year tenant.

Baltimore - a path to never-ending pain
For what it's worth, I wouldn't buy a Class C property in California either.
Feel free to DM me. I just had a 2 hour talk with another Bay Area beginning investor discussing various strategies he and I are using. And it wasn't a Debbie Downer conversation (I know I may come off like that) but it was hopeful but realistic talk about taking action cautiously.
There are meet up groups all over the Bay Area. Check out MeetUp.com
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