Looking to chat with anyone buying in the TN market.

Member since 2026 · 5 posts · 5 votes

'm curious how many out-of-state investors are still targeting Tennessee, especially the Nashville and Middle Tennessee markets.

If you are:

What markets are you focused on?
What kind of deals are you looking for (flip, BRRRR, rental, teardown, etc.)?
What's been your biggest challenge finding deals lately?

I'd love to hear what everyone's seeing and connect with other investors working in the area.

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Arman AhmedPro Member
Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 957 votes
2mo
Quote from @Hudson Wood:
'm curious how many out-of-state investors are still targeting Tennessee, especially the Nashville and Middle Tennessee markets.

If you are:

What markets are you focused on?
What kind of deals are you looking for (flip, BRRRR, rental, teardown, etc.)?
What's been your biggest challenge finding deals lately?

I'd love to hear what everyone's seeing and connect with other investors working in the area.
A lot of out-of-state investors are still watching Tennessee, but the biggest challenge lately has been finding deals that actually pencil with today’s pricing. Many investors are starting to compare markets where the entry point is lower, and cash flow is stronger. Midwest markets are getting a lot of attention for rentals, BRRRRs, and small multifamily because there are still value-add opportunities if you know where to look. The key is having good local relationships and a team that can help you move quickly when the right deal comes up.
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Wale LawalBusiness Member
Real Estate Broker · Houston | Dallas | Austin, TX · Member since 2018 · 5k+ posts · 2k+ votes
2mo
@Hudson Wood
It seems that Middle Tennessee remains on the minds of many investors, although the easy money is not as plentiful as in the past. The successful investors in this market are being careful and are concentrating on cash flow and establishing networks with local agents, wholesalers and builders.
Good luck!
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James JonesPro Member
Investor · Collierville, TN 38017 · Member since 2017 · 788 posts · 591 votes
2mo
Hey Hudson, TN's home base for me — I'm in Memphis and active on the Nashville/Middle TN side too, so I can give you the on-the-ground read. Short version: Middle TN is still getting a ton of out-of-state attention, but you're not going to find much that pencils as a straight turnkey rental at today's Nashville pricing. Where I see people actually win right now is BRRRR and value-add, not buy-it-finished — you have to force the equity because appreciation isn't going to bail out a thin deal like it did a few years ago. Nashville/Franklin is the appreciation play (weak day-one cash flow); if cash flow is the goal, Memphis and some of the surrounding TN markets pencil a lot better. Biggest challenge everyone's hitting is deal flow — the stuff on the MLS is picked over, so the people doing well have wholesaler and agent relationships feeding them off-market before it hits the market. What's your goal — cash flow, appreciation, or a BRRRR you can recycle capital out of? Happy to compare notes and point you toward the submarkets that fit.
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Josh HandlerPro Member
Contractor · Memphis, TN · Member since 2026 · 72 posts · 85 votes
2mo
Hudson, I'm on the TN side too, based in Memphis and we work across the state. On your deal-flow question, that's the real bottleneck everywhere in TN right now. The MLS is picked over, so the people actually closing are getting fed off-market through wholesaler and builder relationships before anything ever lists.
On markets: if cash flow is the goal, Nashville and Franklin are tough at today's pricing, they're really appreciation plays with thin day-one numbers. Memphis and some of the surrounding TN markets pencil a lot better for cash flow, and it's one of the few TN spots where a BRRRR still recycles most of your capital if you buy right and control the rehab.
One thing I'd flag from the construction side, since you asked about deal type: a lot of out-of-state BRRRRs die on the rehab, not the purchase, either the scope got underwritten wrong or the crew ran the budget up. Lock your ARV and refi terms first, then build the scope backward to hit that number.
Full disclosure, I run a construction company here in Memphis and we also source off-market deals, so this is what I look at all day. Happy to compare notes on submarkets if it helps.
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