I got $20k to put down. What is my best strategy for the biggest ROI?
There are three different turns and almost everybody budgets the first one. A normal move-out, where somebody gives notice, cleans a little, and hands you keys. An abandonment, where they leave on their own schedule and you find out later. And a set-out after a writ, which is what happens at the ...
Hello, I’m going to be closing on my first SFR investment property soon via an all cash deal. After closing I’d like to do a delayed finance to use the cash for a second property. The property is in Memphis TN. I am open to any lender recommendations from those that have done the same. My thought...
Im learning more about affordable housing and Section 8. With my existing rentals; all are non subsidized private pay tenants. My questions specifically revolves around larger homes 4-5 bedrooms. What are your experiences with finding and retaining tenants for larger properties? Ive got a 5 bedro...
A lot of out-of-state buyers here are working off photos and an inspection summary, and both of those documents are worse than people think. So here's the honest split from the construction side: what a Memphis house will tell you fast and for free, and what it will not tell anybody until somethi...
Our management company is transitioning away from Buildium to AppFolio and we are looking for referrals for 3rd party assistance to help make this smooth and fast. Thank you
Something I run into constantly on Memphis turns and rehabs, and I almost never see it in a budget. The average Memphis homeowner sits in the house a long time. Call it 15 years give or take. That is not a market stat that matters until you realize what a 15-year owner-occupant actually does to a...
The city publishes crime data and I analyzed the data from 2023 to 2025 and found some interesting stats: May is the busiest month for property crime. May, June and July are all higher than the average. November is the quietest month. May runs 38 percent higher than November. Every year, crime pe...
It's the first week of September, which is the point every year where a Memphis vacancy quietly gets more expensive without anybody noticing. Renters here move on a school calendar and a weather calendar, and both are closing. The families who were going to move already moved in June and July. Wh...
🔥 Exciting News Brewing in Memphis! 🔥 Join us for another round of great coffee, fantastic company, and insightful real estate conversations. Let's keep the momentum going together! 📅 Date: Wednesday, September 2, 2026 🕒 Time: 8:15 – 9:00 AM 📍 Location: CrestCore Realty Break Room 4435 Summer Ave...
Hi everyone, I am investing in rental properties in the Memphis, TN area and wanted to connect with others who are doing the same. My focus is long-term rental properties, and I’m especially interested in learning more about different neighborhoods, property management experiences, tenant quality...
It's the end of August, which means every furnace in Memphis has been sitting idle for five months and nobody has touched one since March. The first real cold night usually lands in late October or early November, and my phone rings for about ten days straight after it. The pattern is always the ...
As above, looking for an attorney to verify my understanding on my contract.
Out-of-state buyers keep asking what a Memphis rehab costs, and the honest answer is that the year on the tax record tells you more than the zip code does. Two houses at the same price on the same street, one built in 1928 and one in 1978, are completely different projects. Here's what I brace fo...
I am an out of state investor I have a SFH rental I purchased 5 years ago from a large, turn key operator, who has continued to PM the property, located in Memphis within the 38118 area code. It was renting for $1495, up until tenant move out in July, purchased for $160k in 2021, 4 beds, 2.5 bath...
From February 2 to June 30 there were 10,481 eviction filings from 1,820 different landlords. 8,883 reached a disposition. About one in three cases that reached a decision did not end with the landlord getting the property back, but almost every one of those was ended by the landlord's own side, ...
There are a lot of vacant lots for sale in this city for a few thousand dollars, and every few months somebody buys a handful and then finds out why they were cheap. Since I build on them, here's the part that isn't in the listing. The land is almost never the expensive part. Everything between b...
Memphis crime data is generally about where, not when. We pull the data daily, and mapped a year of property crime to the hour. 35,737 incidents. Quietest hour: 5am, 588 across the year. Busiest hour: 5pm, 2,041. A 3.5x swing between the best and worst hour of the day. Memphis property crime surp...
My bank (BankPlus) keeps dropping or vice-versa from Stessa. I don't really want to have to check it every other week but it will not import any of my transactions and I'll have to go back and manually do it and that kind of defeats the purpose. Is this a Stessa or Bankplus issue? Anyone have thi...
🔥 Exciting News Brewing in Memphis! 🔥 Join us for another round of great coffee, fantastic company, and insightful real estate conversations. Let's keep the momentum going together! 📅 Date: Wednesday, Aug 19, 2026 🕒 Time: 8:15 – 9:00 AM 📍 Location: CrestCore Realty Break Room 4435 Summer Ave, Mem...
There have been a lot of long-vacancy posts on here lately, and the advice almost always lands on the same two things: drop the rent or fire the PM. Sometimes that's right. But I do turns in this market for a living, and a big share of the houses I walk that "won't rent" are priced fine and marke...
I run a property management company here, and we track listings across platforms. In July, 4,288 listings inside the city limits came through our collection. 941 of them dropped their asking price at least once. That's 21.9% of the market marking itself down in a single month. Here's where. The s...
I’m an out-of-state owner with a 2BR/1BA duplex in the 38112 area of Memphis. I currently have professional property management in place, but the property has experienced a prolonged vacancy and I’m trying to educate myself and get a few independent local perspectives. To be clear, I am not looki...
Looking for some perspective from investors with experience in Memphis or with out-of-state rentals. I’ve owned a Duplex rental in Memphis for about a year. I live out of state and do not self-manage — I have a local property management company handling the property, marketing, showings, tenant p...
We watch every short-term rental calendar in Memphis and record it nightly. When a night flips from open to taken, we see it happen. That means we are not estimating when guests book. We are watching them do it. Here is what the last 17,920 of those bookings looked like. HOW LATE PEOPLE ACTUALLY ...