All Forum Posts by: Jordan Ray

Welcome to Memphis and to real estate investing!

If you’re focused on long-term rentals, Memphis is one of the best markets to get started. A lot of local investors follow the 1% rule — if a property costs $100K, you want to see at least $1,000/month in rent. That simple benchmark helps you quickly spot deals that cash flow.

One approach that works really well here is the BRRRR method (Buy, Rehab, Rent, Refinance, Repeat) using 100% hard money for both the purchase and rehab. That way, you can acquire and renovate a property without tying up all your own funds. Once it’s fixed up and rented, you refinance into a long-term loan and move on to the next project.

I work with investors doing exactly this in Memphis every day and also am doing this myself to scale my own personal portfolio. If you want to shortcut the learning curve and see what’s working right now in our market, feel free to reach out — I’m happy to walk you through the numbers, neighborhoods, and process. Talk to you soon!

Hey Thomas! Try to find some wholesalers by joining MIG (Memphis Investors Group) or you can add your email on wholesaler Facebook posts in local real estate groups and I am 100% sure you will start seeing wholesale deals showing up in your email inbox. Best of luck to you!

Hey Daniel, welcome to the world of investing!

I’ll be honest — your 3–4 property goal in 5 years is absolutely achievable, and in a market like Memphis, you could realistically hit it in much less time using the BRRRR method. Properties here often have the numbers to pull your cash back out after a solid rehab, and rents remain strong compared to purchase prices. That means you can recycle the same capital into your next deal instead of waiting years to save up again.

Duplexes are a great entry point — especially if you target neighborhoods with steady rental demand and avoid the pockets with high tenant turnover. With the right agent and local team (contractor, property manager, lender), you could be cash-flowing on your first deal and teeing up your second within 6–12 months.

If you want, I can give you a breakdown of Memphis submarkets where BRRRR works especially well, along with rent comps and rehab numbers, so you can see how the math plays out in real life.

You’re starting in the right place by building your network — Memphis is an investor-friendly city that rewards speed, good deals, and strong systems.

Good area. Strong rents. This is the Berclair area. I own a property nearby this area and it rents for $1620/month. What do your numbers look like?

Your very welcome!

 I am personally not savvy with commercial buildings like the one you described but I could point you in a few directions.

1. Get connected at out local "REIA" called MIG (Memphis Investor Group) and see if there is anyone that aligns with this property.

2. Reach out to Steve Young at eXp Realty. Look him up. He does a-lot of commercial and does very well at it. Tell him I sent you.

Best of luck to you!

@Michael Carbonare, I couldn't agree more with this. @Joe Villeneuve, you are 100% right about that! Too many "Investors" watching the stock market and news headlines and not actually studying the market and consulting with their agent and are waiting on "the right deal" just to fall in their lap. Real deals are found in #'s. Offers going out, negotiations happening, seller problems being solved. This is the best time to do it! 

"Be fearful when others are greedy, and be greedy when others are fearful" - Warren Buffett

This quote couldn't be more true right now!

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $88,000
Cash invested: $11,429

Just bought this BRRRR in 38128 for only $88,000 from a wholesaler off of InvestorLift. What a smoking price for this! Only needs $25K. Should rent for $1500/month and the ARV should be $160,000. The wholesalers on this one worked out some rent back for the seller if he was able to get his tenants out by 7/10/2025 so that way I could buy it and close vacant. I plan to put section 8 in the property so this awesome property starts performing on my portfolio like the rest of them!

What made you interested in investing in this type of deal?

Numbers looked good online, made an offer at the "buy it now" price on InvestorLift at $98,000. Negotiated a $10,000 reduction after inspection.

How did you find this deal and how did you negotiate it?

InvestorLift. Negotiated a $10,000 reduction after inspection.

How did you finance this deal?

Avalon Capital's 100% Purchase & 100% Rehab hard money loan!

How did you add value to the deal?

$25K in rehab, several things so reach out if you want specifics.

What was the outcome?

My anticipated outcome will be a solid BRRRR with a rate & term refi, at least $350/month cashflow, and a high cash on cash return. have done this several times already with clients and on my own personal properties so I know it works!

Lessons learned? Challenges?

One thing I have on this deal that I know will be a learning curve for me but I am sure I will handle it fine is that the property has termites but I am getting it treated immediately from my local pest guy and will be doing a-lot of carpentry work for this one!

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Yes, I am my own agent. The wholesaler from InvestorLift. Avalon Capital for hard money funding.

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $88,000
Cash invested: $11,429

Just bought this BRRRR in Memphis 38128 for only $88,000 from a wholesaler off of InvestorLift. What a smoking price for this! Only needs $25K. Should rent for $1500/month and the ARV should be $160,000. The wholesalers on this one worked out some rent back for the seller if he was able to get his tenants out by 7/10/2025 so that way I could buy it. The tenants haven't paid their rent in 7 months! The wholesaler is getting a $16,000 assignment fee! Not a big fan of wholesalers unless they are bringing real deals and this one was a total winner, they deserve the $16,000 assignment fee! I plan to put section 8 in the property so this awesome property starts performing on my portfolio like the rest of them!

What made you interested in investing in this type of deal?

Numbers looked good online, made an offer at the "buy it now" price on InvestorLift at $98,000. Negotiated a $10,000 reduction after inspection.

How did you find this deal and how did you negotiate it?

InvestorLift. Negotiated a $10,000 reduction after inspection.

How did you finance this deal?

Avalon Capital's 100% Purchase & 100% Rehab hard money loan!

How did you add value to the deal?

$25K in rehab, several things so reach out if you want specifics.

What was the outcome?

My anticipated outcome will be a solid BRRRR with a rate & term refi, at least $350/month cashflow, and a high cash on cash return. have done this several times already with clients and on my own personal property so I know it works!

Lessons learned? Challenges?

One thing I have on this deal that I know will be a learning curve for me but I am sure I will handle it fine is that the property has termites but I am getting it treated immediately from my local pest guy and will be doing a-lot of carpentry work for this one!

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Yes, I am my own agent. The wholesaler from InvestorLift. Avalon Capital for hard money funding.

Quote from @Bernice Retzloff:

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $152,900

Exterior Improvements
➤ Mailbox install, roof pressure wash, ramp removal
➤ Smart locks on all exterior doors
➤ New HVAC system with cage
➤ Crawl space vent & door install, window functionality ensured

Interior & Safety Upgrades
➤ Full interior paint (gray walls, white trim)
➤ LED lighting throughout; smoke & detectors added
➤ Deep clean, blade plug, fire extinguisher installed
➤ Damaged doorknobs replaced; security system removed

Kitchen & Bath Renovations
➤ Painted kitchen cabinets, new Formica counters, Hard wood flooring
➤ Second bathroom addition in laundry area
➤ Master bath: new vanity, resurfaced tub, LVP flooring, exhaust fan

General Repairs & Touch-Ups
➤ Weather stripping, attic trim, drywall touch-ups
➤ Tree limb removal, door painting, door hardware updated

Status: Turnkey-ready, fully modernized, excellent rental appeal

Nice!