Mid South Turnkey Homes. Should I invest with this Memphis turnkey?

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Mid South Turnkey Homes. Should I invest with this Memphis turnkey?

Nida Kazmi
Investor · Dallas · Member since 2022 · 30 posts · 16 votes

Hi Guys,

I was connected to this company through Jason Hartman, and have spoken with them and trying to do my due diligence (also contacting local realtors and other similar companies including http://midsouthhomebuyers.com/

Just want to be sure that these guys are reputable. midsouthturnkey.com

Is it worth it to purchase and rehab homes in Memphis still? I am looking at 3/1 or 3/2 priced around $40-70k with rehab 35K with rents at $1100/average a month. I buy the home with agreement that they rehab it, and retain the extra 20% ARV after rehab

Please let me know if youre familiar with Kenny Shaw and MidSouth TurnKey

Thank you!

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Bruce Lynn
Real Estate Broker · Coppell, TX · Member since 2011 · 5k+ posts · 4k+ votes
2y

If you are going to buy $75,000 houses in Memphis, you need to go visit them in person.

I don't know anything about these companies, but when it sounds way too good to be true, it normally is.   

While it sounds really good they don't charge a monthly PM fee, they're making money somewhere.  Nobody works for FREE.  Nobody.  Probably they make it up in upcharges on maintenance repairs, or they will keep all your application fees, processing fees, tenant charges,pet fees and charges or make ready or something somewhere.  Maybe there is a breakup fee as well.  Read that PM contract very carefully.

When you go to Memphis, walk not only the property you're interested in, but several of the vacant rentals you choose.  Don't let them choose for you.

Just inspect what you expect....Also I would talk to housing office in Memphis to get a feel of how many people are on the Section 8 waitlist, what kind of rents they pay, what zip codes are they targeting, see if they have any stats about how long tenants stay and average rent.

While a lot of people try to look at google street view to get an idea of the neighborhood, there is no substitute for visiting in person.

8Reply
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  • Nicholas L.Pro Member
    Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
    2y

    @Nida Kazmi

    I don't know anything about these companies

    But you won't "cashflow day 1" 

    Maybe on paper - but not in the real world

    Set expectations accordingly

    4Reply
  • Jason Hartman
    Rental Property Investor · Scottsdale, AZ · Member since 2012 · 314 posts · 146 votes
    2y

    @Nida Kazmi - The most accurate answer is... they're all good until they're not. All of the partners I've onboarded over decades start out great, only a small number will go the distance. Here's a POSSIBLE, or even common, view of how it goes: 

    1) Launch: They gush about how appreciative they are that we revolutionized their business and life. Awesome gratitude - off to a good start! 

    2) They get busy dealing with all the mundane day-to-day stresses and business responsibilities at which time quality, responsiveness and service may, or may not, suffer.

    3) Sometimes... This is the kiss of death shows up. They become arrogant (opposite of gratitude) because business is great so they get greedy, and complacent, too.  One of my favorite quotes from Napoleon... "The most dangerous moment comes with victory."  

    This is why clients need to stay in touch with us and monitor the tides in these human affairs. 

    5Reply
  • Nida Kazmi
    OP
    Investor · Dallas · Member since 2022 · 30 posts · 16 votes
    2y
    Thanks @Jason Hartman ! 
    I can certainly see those scenarios playing out as they have many times in my experience. 
    As long the company is not a scam upfront, I am willing to play the game one by one property with them as they too scale and I can monitor progress. Will stay in touch.


    Quote from @Jason Hartman:

    @Nida Kazmi - The most accurate answer is... they're all good until they're not. All of the partners I've onboarded over decades start out great, only a small number will go the distance. Here's a POSSIBLE, or even common, view of how it goes: 

    1) Launch: They gush about how appreciative they are that we revolutionized their business and life. Awesome gratitude - off to a good start! 

    2) They get busy dealing with all the mundane day-to-day stresses and business responsibilities at which time quality, responsiveness and service may, or may not, suffer.

    3) Sometimes... This is the kiss of death shows up. They become arrogant (opposite of gratitude) because business is great so they get greedy, and complacent, too.  One of my favorite quotes from Napoleon... "The most dangerous moment comes with victory."  

    This is why clients need to stay in touch with us and monitor the tides in these human affairs. 

    0Reply
  • Jason Hartman
    Rental Property Investor · Scottsdale, AZ · Member since 2012 · 314 posts · 146 votes
    2y

    Sounds good 👍

    1Reply
  • Chris Ross
    Member since 2023 · 15 posts · 14 votes
    2y

    Hi Nida, Mid South Home Buyers is legit. I’ve purchased a property from them and visited their facility in Memphis.  They have great people, communicate well, and seem to do a good job on rehabs.  So far I’m happy with them.  There is a bit of a premium when buying turnkey homes but I would buy from them again in the future.  Although I will likely try finding a better price using a local realtor for my next property once I’m ready.  I’ve never heard of mid south turnkey though.  Good luck. 

    3Reply
  • Mike MoseePro Member
    Investor · Eagle Point, OR · Member since 2011 · 187 posts · 123 votes
    2y

    Hi Nida

    I am very spectacle that the purchase prices you mention are anywhere but war zones.

    Most worth considering will start at $100K with rehab necessary.

    Please beware

    Best Mike

    2Reply
  • Alex Cables
    Member since 2020 · 2 posts · 4 votes
    2y
    Quote from @Chris Ross:

    Hi Nida, Mid South Home Buyers is legit. I’ve purchased a property from them and visited their facility in Memphis.  They have great people, communicate well, and seem to do a good job on rehabs.  So far I’m happy with them.  There is a bit of a premium when buying turnkey homes but I would buy from them again in the future.  Although I will likely try finding a better price using a local realtor for my next property once I’m ready.  I’ve never heard of mid south turnkey though.  Good luck. 


     Chris Mid South Turnkey is a different company than Mid South Home Buyers. 

    3Reply
  • Alex Cables
    Member since 2020 · 2 posts · 4 votes
    2y

    I was speaking to Ashley Smith from Mid South Turnkey Homes today. Very nice lady. They say that they focus on the BRRR method, they handle the rehab (usually 90 days) and manage the properties. They find homes in C to be neighborhoods and rent to section 8 renters. They don't charge a management fee as long as you buy a home from them every year. They charge 8% if you don't.
    She made it very clear that they are not Mid South Home Buyers. And unlike MSHB they don't have a 6 month waiting list. 

    I am trying to look them up and I don't see any reviews on line and nothing with the BBB. 
    Anyone else have any luck finding info on them?

    1Reply
    • Sean Dempsey
      Member since 2025 · 13 posts · 9 votes
      1y
      Quote from @Alex Cables:

      I was speaking to Ashley Smith from Mid South Turnkey Homes today. Very nice lady. They say that they focus on the BRRR method, they handle the rehab (usually 90 days) and manage the properties. They find homes in C to be neighborhoods and rent to section 8 renters. They don't charge a management fee as long as you buy a home from them every year. They charge 8% if you don't.
      She made it very clear that they are not Mid South Home Buyers. And unlike MSHB they don't have a 6 month waiting list. 

      I am trying to look them up and I don't see any reviews on line and nothing with the BBB. 
      Anyone else have any luck finding info on them?


      0Reply
    • Sean Dempsey
      Member since 2025 · 13 posts · 9 votes
      1y
      Quote from @Alex Cables:

      I was speaking to Ashley Smith from Mid South Turnkey Homes today. Very nice lady. They say that they focus on the BRRR method, they handle the rehab (usually 90 days) and manage the properties. They find homes in C to be neighborhoods and rent to section 8 renters. They don't charge a management fee as long as you buy a home from them every year. They charge 8% if you don't.
      She made it very clear that they are not Mid South Home Buyers. And unlike MSHB they don't have a 6 month waiting list. 

      I am trying to look them up and I don't see any reviews on line and nothing with the BBB. 
      Anyone else have any luck finding info on them?


       Read this tale of woe before you invest with them:  https://the-opposition.com/2025/06/mid-south-turnkey-homes-t...

      0Reply
  • Nida Kazmi
    OP
    Investor · Dallas · Member since 2022 · 30 posts · 16 votes
    2y
    Quote from @Alex Cables:

    I was speaking to Ashley Smith from Mid South Turnkey Homes today. Very nice lady. They say that they focus on the BRRR method, they handle the rehab (usually 90 days) and manage the properties. They find homes in C to be neighborhoods and rent to section 8 renters. They don't charge a management fee as long as you buy a home from them every year. They charge 8% if you don't.
    She made it very clear that they are not Mid South Home Buyers. And unlike MSHB they don't have a 6 month waiting list. 

    I am trying to look them up and I don't see any reviews on line and nothing with the BBB. 
    Anyone else have any luck finding info on them?

    I had my lawyer look into them (as much as possible) and review their contracts. Suggest you do the same (even if they are two page documents). Jason Hartman and team referred me and is currently happy with them so I would say they're a safe bet. I also spoke to Kenny Shaw, who heads Mid South Turnkey Homes. He was very open and amenable to any changes I may propose to their contracts (pending their own counsel review). 


    I would NOT invest in the following TN zip codes: 38106, 38126 and 38114. A Lot of turnkeys are going to these undesirable spots and its highly possible you'll end up with more liability with turnover rehab requirements. @Douglas Skipworth and Dean Harris of Crestcore have a great podcast and a video outlining all the zip codes in TN as well. And for that matter, Dean puts out a great list of SFH, connect with them and you'll get the emails.


    3Reply
  • Nida Kazmi
    OP
    Investor · Dallas · Member since 2022 · 30 posts · 16 votes
    2y
    Quote from @Rogelio M.:

    Midsouth Home Buyers BBB -

    https://www.bbb.org/us/tn/memphis/profile/real-estate-servic...

    MidSouth Home Buyers is NOT the same as Mid South Turnkey Homes which is run by Kenny Shaw


    0Reply
  • Nicholas L.Pro Member
    Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
    2y

    @Nida Kazmi

    just curious, did you buy something or are you going to?

    0Reply
  • Nida Kazmi
    OP
    Investor · Dallas · Member since 2022 · 30 posts · 16 votes
    2y
    Quote from @Nicholas L.:

    @Nida Kazmi

    just curious, did you buy something or are you going to?


    going to, There isn't much available through Mid South Turnkey Homes immediately except for undesirable zips.


    0Reply
  • Rogelio M.Pro Member
    Investor · San Antonio, TX · Member since 2008 · 99 posts · 36 votes
    2y
    Quote from @Nida Kazmi:
    Quote from @Rogelio M.:

    Midsouth Home Buyers BBB -

    https://www.bbb.org/us/tn/memphis/profile/real-estate-servic...

    MidSouth Home Buyers is NOT the same as Mid South Turnkey Homes which is run by Kenny Shaw


    The difference is ABUNDANTLY clear through the thread.
    You mentioned MidSouth Home Buyers in your original post .... I made the post for those that might be interested in MidSouth Home Buyers.
    0Reply
  • AJ Singh
    Rental Property Investor · Orange County, CA · Member since 2016 · 513 posts · 374 votes
    2y

    @Nida Kazmi

    There are properties available on MLS too if you are going the " turnkey " route. There is enough posts on the form about the pros and cons of buying turnkey.

    Find a realtor and check the desirable zipcodes. Maybe some listings might interest you.

    Another resource is Memphis Investors Group. They have a Free zoom call every friday at 10am Memphis time. Zoom link details on their website.

    2Reply
  • Nida Kazmi
    OP
    Investor · Dallas · Member since 2022 · 30 posts · 16 votes
    2y
    Quote from @Rogelio M.:
    Quote from @Nida Kazmi:
    Quote from @Rogelio M.:

    Midsouth Home Buyers BBB -

    https://www.bbb.org/us/tn/memphis/profile/real-estate-servic...

    MidSouth Home Buyers is NOT the same as Mid South Turnkey Homes which is run by Kenny Shaw


    The difference is ABUNDANTLY clear through the thread.
    You mentioned MidSouth Home Buyers in your original post .... I made the post for those that might be interested in MidSouth Home Buyers.

    Charming.

    0Reply
  • Nida Kazmi
    OP
    Investor · Dallas · Member since 2022 · 30 posts · 16 votes
    2y
    Quote from @AJ Singh:

    @Nida Kazmi

    There are properties available on MLS too if you are going the " turnkey " route. There is enough posts on the form about the pros and cons of buying turnkey.

    Find a realtor and check the desirable zipcodes. Maybe some listings might interest you.

    Another resource is Memphis Investors Group. They have a Free zoom call every friday at 10am Memphis time. Zoom link details on their website.


     Thank you, very helpful!

    0Reply
  • Caleb Hall
    Realtor · Member since 2022 · 3 posts · 4 votes
    2y
    Quote from @Nida Kazmi:
    Quote from @Nicholas L.:

    @Nida Kazmi

    just curious, did you buy something or are you going to?


    going to, There isn't much available through Mid South Turnkey Homes immediately except for undesirable zips.



     I am an agent here in Memphis that works with savvy investors. I would be glad to get on a call if you are looking for some boots on the ground here

    3Reply
  • Nicholas L.Pro Member
    Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
    2y

    @Nida Kazmi

    are you looking to add to your portfolio, or are you looking for your very first investment?

    and are you located in Dallas?

    1Reply
  • Bruce Lynn
    Real Estate Broker · Coppell, TX · Member since 2011 · 5k+ posts · 4k+ votes
    2y

    If you are going to buy $75,000 houses in Memphis, you need to go visit them in person.

    I don't know anything about these companies, but when it sounds way too good to be true, it normally is.   

    While it sounds really good they don't charge a monthly PM fee, they're making money somewhere.  Nobody works for FREE.  Nobody.  Probably they make it up in upcharges on maintenance repairs, or they will keep all your application fees, processing fees, tenant charges,pet fees and charges or make ready or something somewhere.  Maybe there is a breakup fee as well.  Read that PM contract very carefully.

    When you go to Memphis, walk not only the property you're interested in, but several of the vacant rentals you choose.  Don't let them choose for you.

    Just inspect what you expect....Also I would talk to housing office in Memphis to get a feel of how many people are on the Section 8 waitlist, what kind of rents they pay, what zip codes are they targeting, see if they have any stats about how long tenants stay and average rent.

    While a lot of people try to look at google street view to get an idea of the neighborhood, there is no substitute for visiting in person.

    8Reply
    • Sachin Amin
      Columbus, OH · Member since 2018 · 164 posts · 126 votes
      1y
      Quote from @Bruce Lynn:

      If you are going to buy $75,000 houses in Memphis, you need to go visit them in person.

      I don't know anything about these companies, but when it sounds way too good to be true, it normally is.   

      While it sounds really good they don't charge a monthly PM fee, they're making money somewhere.  Nobody works for FREE.  Nobody.  Probably they make it up in upcharges on maintenance repairs, or they will keep all your application fees, processing fees, tenant charges,pet fees and charges or make ready or something somewhere.  Maybe there is a breakup fee as well.  Read that PM contract very carefully.

      When you go to Memphis, walk not only the property you're interested in, but several of the vacant rentals you choose.  Don't let them choose for you.

      Just inspect what you expect....Also I would talk to housing office in Memphis to get a feel of how many people are on the Section 8 waitlist, what kind of rents they pay, what zip codes are they targeting, see if they have any stats about how long tenants stay and average rent.

      While a lot of people try to look at google street view to get an idea of the neighborhood, there is no substitute for visiting in person.


       I own 6 units from midsouthhomebuyers , Liz and team are great and so as the owner Terry. I am happy with them so far.  I did visit them in person to understand their rehab process and did go on tour with them few years ago.

      http://midsouthhomebuyers.com/

      0Reply
    • Nida Kazmi
      OP
      Investor · Dallas · Member since 2022 · 30 posts · 16 votes
      1y
      Quote from @Sachin Amin:
      Quote from @Bruce Lynn:

      If you are going to buy $75,000 houses in Memphis, you need to go visit them in person.

      I don't know anything about these companies, but when it sounds way too good to be true, it normally is.   

      While it sounds really good they don't charge a monthly PM fee, they're making money somewhere.  Nobody works for FREE.  Nobody.  Probably they make it up in upcharges on maintenance repairs, or they will keep all your application fees, processing fees, tenant charges,pet fees and charges or make ready or something somewhere.  Maybe there is a breakup fee as well.  Read that PM contract very carefully.

      When you go to Memphis, walk not only the property you're interested in, but several of the vacant rentals you choose.  Don't let them choose for you.

      Just inspect what you expect....Also I would talk to housing office in Memphis to get a feel of how many people are on the Section 8 waitlist, what kind of rents they pay, what zip codes are they targeting, see if they have any stats about how long tenants stay and average rent.

      While a lot of people try to look at google street view to get an idea of the neighborhood, there is no substitute for visiting in person.


       I own 6 units from midsouthhomebuyers , Liz and team are great and so as the owner Terry. I am happy with them so far.  I did visit them in person to understand their rehab process and did go on tour with them few years ago.

      http://midsouthhomebuyers.com/


       Sachin, you're referring to Mid South HOME BUYERS. They have an amazing reputation! 

      This is a different company called Mid South TURNKEY

      1Reply
  • Joseph Bui
    Lender · Nationwide · Member since 2023 · 362 posts · 237 votes
    2y

    I've used a turnkey company in Memphis where I bought two and I also nearly bought with Midsouth as well, but decided not to. They key is to realize their pro forma numbers is perfect case scenario. I think its a decent way to get your portfolio started. Would be happy to connect and share about my experience with turnkey companies in Memphis.

    1Reply
  • Carrie Cathey
    Phoenix, AZ · Member since 2014 · 11 posts · 3 votes
    2y

    @joseph Interested in your recommendations. We're always looking to add inventory and providers to our network. 

    2Reply
  • Dean HarrisBusiness Member
    Real Estate Agent · Memphis, TN · Member since 2015 · 1k+ posts · 1k+ votes
    2y
    Quote from @Nida Kazmi:
    Quote from @Alex Cables:

    I was speaking to Ashley Smith from Mid South Turnkey Homes today. Very nice lady. They say that they focus on the BRRR method, they handle the rehab (usually 90 days) and manage the properties. They find homes in C to be neighborhoods and rent to section 8 renters. They don't charge a management fee as long as you buy a home from them every year. They charge 8% if you don't.
    She made it very clear that they are not Mid South Home Buyers. And unlike MSHB they don't have a 6 month waiting list. 

    I am trying to look them up and I don't see any reviews on line and nothing with the BBB. 
    Anyone else have any luck finding info on them?

    I had my lawyer look into them (as much as possible) and review their contracts. Suggest you do the same (even if they are two page documents). Jason Hartman and team referred me and is currently happy with them so I would say they're a safe bet. I also spoke to Kenny Shaw, who heads Mid South Turnkey Homes. He was very open and amenable to any changes I may propose to their contracts (pending their own counsel review). 


    I would NOT invest in the following TN zip codes: 38106, 38126 and 38114. A Lot of turnkeys are going to these undesirable spots and its highly possible you'll end up with more liability with turnover rehab requirements. @Douglas Skipworth and Dean Harris of Crestcore have a great podcast and a video outlining all the zip codes in TN as well. And for that matter, Dean puts out a great list of SFH, connect with them and you'll get the emails.


    Thank you @Nida Kazmi

    Im happy to share my podcast info where I break down every Memphis investment zip code with anyone. I own a large portfolio of single family properties and all of my info I give out comes from my personal investing expierence. 

    Talk soon!

    CrestCore Realty4.713 Reviews
    View Page
    1Reply
  • Andi Aldridge
    Member since 2024 · 1 post · 0 votes
    2y
    Quote from @Joseph Bui:

    I've used a turnkey company in Memphis where I bought two and I also nearly bought with Midsouth as well, but decided not to. They key is to realize their pro forma numbers is perfect case scenario. I think its a decent way to get your portfolio started. Would be happy to connect and share about my experience with turnkey companies in Memphis.


     messaged you!

    0Reply
  • Nida Kazmi
    OP
    Investor · Dallas · Member since 2022 · 30 posts · 16 votes
    2y
    Quote from @Nicholas L.:

    @Nida Kazmi

    are you looking to add to your portfolio, or are you looking for your very first investment?

    and are you located in Dallas?


    I am dm'ing you

    0Reply
  • Corey EissPro Member
    Member since 2018 · 7 posts · 6 votes
    2y

    Hi Nida,

    I have been very happy with my turnkey properties I have bought in Memphis!  I have been investing in Memphis for about 7 years.  My opinion is that it is a good way to start investing in an out of state area.  These days the numbers on turn key properties in Memphis are getting harder to cashflow especially if you are leveraging the deal.  I agree with others that not all the companies are created equally and I would take the time out to compare them.  I would take a trip and meet with different companies.   I would definitely take a look at the fee structures.  From my experience the maintenance on the properties could really eat into your cashflow.  So I would make sure there is not a big premium on maintenance from the PM.  Overall Memphis is a great area to focus on like always you want to have a great team to work with!

    2Reply
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