All Forum Posts by: Jordan Ray
Jordan Ray has started 31 posts and replied 469 times.
Post: searching for new PM In Memphis Tennessee
- Real Estate Agent
- Memphis, TN
- Posts 496
- Votes 255
Quote from @Jay Ke:
Please send me any good referrals, thank you!
Try out RiverTown Realty! Hands down the best there is in Memphis!
Post: Multi-family Turnkey company recommendations
- Real Estate Agent
- Memphis, TN
- Posts 496
- Votes 255
Quote from @Nicholas L.:
i really don't think we're being 'negative' - i at least am genuinely interested and think your success is great. i'm just cautious on behalf of brand new out of state investors. you are neither brand new nor out of state. just because Lebron is successful in the NBA doesn't mean everyone can be.
I do agree with you that not everyone can be successful, however it does not take much to implement to get started and for a beginner investor to get excited about what they are doing enough to take it to a new level. Real estate is 1 of the only businesses where you can copy & paste the same business model everyone else is using and it will still work.
Post: Multi-family Turnkey company recommendations
- Real Estate Agent
- Memphis, TN
- Posts 496
- Votes 255
Quote from @Stuart Udis:
Instead of speculating and trying to twist what I say, reach out and schedule a call. That is how you will learn how it works.
Post: Multi-family Turnkey company recommendations
- Real Estate Agent
- Memphis, TN
- Posts 496
- Votes 255
Quote from @Stuart Udis:
@Jordan Ray I am still struggling to understand how out of state investors can have the same results. You are cash flowing $2,500/m on a newly renovated $1.2M portfolio. Can the out of state investor renovate at your same costs with zero on-site oversight? Unlikely. Once the renovation is completed they must pay the local agent a lease up fee and ongoing management fees. With those ongoing opex included, they aren't remotely close to $2,500/m in positive cash flow.
@Stuart Udis, if you would like to reach out and schedule a call then I can show you how cashflow is possible in Memphis. Btw, I never said that my clients were making $2,500/month from 6 properties. You assumed that, I said that I was. Point being, my clients are cashflow positive and are doing very well and they keep on buying. If you want to get serious about Memphis instead of trying to call me out, then you can message me privately and I will show you exactly what I am doing here to achieve this. Negativity and disbelief does not grow your net worth... Being open minded and taking action does. Looking forward to seeing you reach out to schedule a call. Talk soon!
Post: Multi-family Turnkey company recommendations
- Real Estate Agent
- Memphis, TN
- Posts 496
- Votes 255
Quote from @Drew Sygit:
Quote from @Stuart Udis:
@Jordan Ray Since you are located in Memphis and also a real estate agent are you self-managing? Leasing your own units? Are you performing any other tasks? As a hypothetical, how much do these properties cash flow if you are hired to manage at 7-8% of collected rent, collect lease up, lease renewal fees and collect fees for managing services such as repairs? $2500/ monthly cash flow against 6 properties also provides very little context. Is this $600K worth of properties or $6M?
@Stuart Udis you forgot to ask him WHEN he bought these properties
As @Nicholas L. states, it can take 1-3 years to ACTUALLY cashflow.
We've got a local agent in our market that pitches their portfolio as evidence of success but leaves out:
1) All bought more than 3 years ago
2) All bought below market price because they cherry-picked motivated sellers (which average buyers rarely get to access)
3) Roller their 3% agent commission into the deal (which average buyers can't do)
Hey Drew, I have bought the past 3 properties this year in 2025. I am going to personally buy 5 properties next year all using the same BRRRR method that works great in Memphis. Also the same structure for acquisition and deal setup that I have taught over 100 clients personally that are out-of-state already in the past 2 years. Its very hard for you to understand from Michigan but if you want to explore buying yourself in Memphis, I can show you the same setup. Let's talk.
Post: Multi-family Turnkey company recommendations
- Real Estate Agent
- Memphis, TN
- Posts 496
- Votes 255
Quote from @Stuart Udis:
@Jordan Ray Since you are located in Memphis and also a real estate agent are you self-managing? Leasing your own units? Are you performing any other tasks? As a hypothetical, how much do these properties cash flow if you are hired to manage at 7-8% of collected rent, collect lease up, lease renewal fees and collect fees for managing services such as repairs? $2500/ monthly cash flow against 6 properties also provides very little context. Is this $600K worth of properties or $6M?
It is 1.2M worth of properties and yes I do self manage. I focus on getting Section 8 tenants and usually focus heavily on a quality rehab to minimize the recurring maintenance & capex. Regardless wether I self manage or not.. my clients are having the same success. I am happy to show the same track record with the clients who are hiring my local property manager contact in Memphis.
Post: Multi-family Turnkey company recommendations
- Real Estate Agent
- Memphis, TN
- Posts 496
- Votes 255
Quote from @Drew Sygit:
@Jordan Ray what's your take on this article about Memphis being the most dangerous city in America?
https://realestate.usnews.com/places/rankings/most-dangerous-places
My take, you should do your own research and make your own mind up about Memphis. I see the headlines but this should not stop you from buying in the best cashflow market in the country, especially if you have a solid team on the ground locally. I am making money, and my clients are building fast with no issues because they are buying on the best streets. DM me if you want to learn more.
Post: Multi-family Turnkey company recommendations
- Real Estate Agent
- Memphis, TN
- Posts 496
- Votes 255
Quote from @Nicholas L.:
there is no cash flow anywhere right now.
fine to invest for equity but i always like to call that out when new investors try to chase "cash flow."
@Nicholas L. you need to invest in Memphis, TN, There is definitely cash flow here brother. I personally have 6 properties and they cashflow $2,500 total so far after expenses. Stop being a negative nancy and and look into Memphis.
Post: 🚨 Building My Memphis Cash Buyers List – Off-Market Deals Available 🚨
- Real Estate Agent
- Memphis, TN
- Posts 496
- Votes 255
Quote from @Rick Saunders:
Hey BiggerPockets fam 👋
My name is Rick and I’m expanding my real estate wholesaling business into the Memphis market. I’m currently building a cash buyers list for serious investors who want access to off-market properties at discount prices.
✅ Single-family, multifamily, and rental opportunities across Memphis
✅ Off-market deals before they hit the MLS
✅ Close quickly, cash-only buyers preferred
If you’re actively investing in Memphis and want to see upcoming deals, drop me a message or comment with your buy box (property type, budget, strategy) and I’ll make sure you get first look.
Looking forward to connecting with more Memphis investors and getting deals done together!
— Rick
Sign me up! Buy box below!
Post: First time out of state Investor
- Real Estate Agent
- Memphis, TN
- Posts 496
- Votes 255
Quote from @Isidro Rodriguez Jr:
Hello, I'm new here. I'm at a point in my life where I think I want to get into rental properties. I own a home in Southern California and have a HELOC. I've been looking at properties in Cleveland, Ohio and Memphis, TN. At the prices I'm looking at, I know the property will need some rehab. I'm thinking about the type of loan that will put the purchase and rehab together. My down payment will come from my heloc. Also the fact that I don't know the area is making it difficult. How do you guys decide when a property is good enough to invest in and keep as a long term rental?
Welcome to BiggerPockets @Isidro Rodriguez Jr — you're in a great spot having equity available through a HELOC, that gives you flexibility a lot of new investors don't have! Cleveland and Memphis both come up often, but the big question you asked — “how do I know if a property is good enough to keep long-term?” — usually comes down to two things: the numbers and the team on the ground.
In Memphis, you can still find properties that hit the 1% rule, which is a great starting filter for cash flow deals. On top of that, lenders here are very investor-friendly — many offer financing that combines 100% of the purchase and 100% of the rehab, with investors usually only about $10K out of pocket per deal. That makes it easier to leverage your HELOC for the the closing costs only and still scale quickly.
The other piece is local knowledge. Out-of-state investors protect themselves by leaning on an investor-friendly agent who also owns rentals and partners with property managers and contractors. That gives you the most eyes on the ground so you know which properties really make sense long-term versus the ones that look good on paper but won’t perform.
If you’d like, I can walk you through how other California investors are structuring deals here in Memphis and show you the criteria we use locally to decide what’s worth holding? Let me know if you are open to a conversation! Talk soon!