Consider TurnkeyMemphis has plenty of turnkey providers if you want a hands-off option.If you're open to light value-add, you can get better equity and cash flow.Always happy to chat more specifics about Memphis - just reach out :-) You’re in the right place to start strong!

A family with kids, a dog, and a once-perfect lawn.At first, it was subtle: less upkeep, mail piling up, fewer lights on at night.

I also updated my Zillow listing to include a warning that states, "This property is not listed on Facebook."

Do people view FSBO homes in a different light than a home on the MLS/can I expect the house to go for market value by not listing with an agent? 

This can give you an early warning when your system needs to be serviced or when guests are leaving doors open.Side note:I have added spring loaded hinges to exterior doors that gently shut the door when people walk through and don't shut the door on their own.

Ideally, I’m looking for move-in ready properties or those that require only light cosmetic work.If you’re investing in these areas or have insights, tips, or experience to share, I’d appreciate hearing from you.Thanks in advance!

I am currently exploring a few tertiary markets in NC and VA where I am interested in buying smaller SFR needing little to no light renovations.  

i have a full time job that commands most of my bandwidth and I came across Eric Spofford's Section 8 program and I am curious to know if anyone knows anything about it that can shed some light on whether there is any merit going down this road?

This is giving buyers a bit more room to negotiate—especially on properties that need upgrades or aren’t priced strategically.Sale Price DiscountsDetached Homes: Average sale is 2.9% below listAttached Homes: 3.6% below listOnly 10.2% of homes sold over asking, down from 14.8% a year agoWe’re seeing a return to more normalized pricing behavior, and sellers are becoming increasingly open to negotiation, especially in segments with higher DOM.City-Level Market ActivityTop Sales Volume: Palm Springs (128 units), Palm Desert (125), La Quinta (93)Highest Inventory: Palm Springs (661), Palm Desert (620)Dollar Volume Leaders: Palm Springs, La Quinta, Palm DesertMarkets like Palm Springs and La Quinta remain highly active, while smaller cities like Coachella and Cathedral City are showing improved affordability and faster selling times.Why the Coachella Valley May Be a Value Play in Late 2025Here’s why I believe the Coachella Valley is a market to watch for both local and out-of-area investors:Inventory is back, but buyer demand hasn’t fully returned—creating room to negotiateMany homes under $700K now qualify for value-add strategies like BRRRR, mid-term rentals, or layout optimizationRental demand remains strong, especially in Palm Springs, Indio, Cathedral City, and La QuintaAverage discounts of ~3% below list provide a better entry point than in 2021–2022If you're investing for cash flow, there are opportunities here—especially if you're comfortable taking on light to moderate renovations or repositioning properties for higher use (e.g., ADU conversion, mid-term rental setups, etc.).Final ThoughtsWe’re not in a crash, but we are in a moment of market recalibration.

Quote from @John Tyler: @Samuel Eddinger thank you for the response, that does shine light on the deeper question, what is it that I want to do.