Outperforming in South Georgia!!!

[Mike Terry]

I bought three duplexes in south Georgia in November 2020.  They have been solid cash flow plays as was the projection for them.  I didn't think they would appreciate much.  A identical building on the same street just sold for 300k.  Now I don't know if their were significant seller concessions or not that may impact value as a comp, but unadjusted these properties will have doubled in value in under 5 years.  Now there have been challenges in my portfolio and with these properties, including two hurricances and 6 insurance claims ( still unsettled), but the upside and surprise growth is a great example of what investing in real estate can do. The total return is off the chart! You have to take action and be invested to get surprises to the upside.  How do I find more like these?

[Jackie Carmichael]

That’s awesome — congrats on the win! 👏 South Georgia has been a sneaky strong cash flow + appreciation play these last few years, and your story is a great reminder of why holding through storms (literally in your case) pays off.

On the “how do I find more like these?” side, a few approaches:

• Track investor-friendly agents & wholesalers in secondary markets. A lot of duplex/triplex deals in South GA never hit the MLS — they move off-market through wholesalers and small brokerages who know landlords.
• Look for landlord fatigue. Storms + insurance claims = stress. There are plenty of owners who went through the same hurricanes you did but don’t have your patience. Reaching out directly or through property managers can uncover opportunities.
• Follow rent-to-price ratios. Focus on zip codes where rents haven’t “caught up” to values yet. Tools like Rentometer, PropStream, or even public tax records help you spot areas where duplexes still trade under replacement cost.
• Leverage lending. If you’ve proven you can cash flow through hurricanes, lenders (bridge, DSCR, or portfolio loans) will line up for your next acquisition. That leverage is what allows you to buy 2–3 more at a time instead of waiting for one at a time.

The real gem is repeating your model in other overlooked, steady cash flow markets — think Macon, Albany, Valdosta, Columbus — where you can still find small multis under the radar before they pop.

Curious — are you looking to rinse-and-repeat in South GA specifically, or open to similar “quiet growth” markets nearby?