With your buy box and budget, you’re definitely in the sweet spot for stable single-family rentals.A couple of quick notes from experience:Focus on tenant-friendly neighborhoods where Section 8 rents can often outpace market rents.Line up a good property manager early, that makes or breaks cash flow in Memphis.Wholesalers can get you deals in the $70K–$90K all-in range, but you’ll want to move quickly when they come up.I work with quite a few investors running BRRRRs here, so if you want to connect, I can point you toward reliable agents, PMs, and rehab crews who know how to work within those numbers.Glad to have you in the Memphis space, it’s a strong city to scale in.

It’s still one of the strongest spots to build quick capital because well-done rehabs move fast here.

It broke in a spot at two of my properties.

You are in a great spot to learn since BP is full of past forum threads and blogs from experienced investors.

Spot on, as always. 

Most deals there are A/B class and already stabilized, so hitting 6–8% cash-on-cash is tough unless you find something undervalued and buy with personal cash (no loan, no fees, no interest).If you're open to more value, check out spots like Franklinton or Driving Park, still close to the action but better return potential.

Age of roof matters for repair, a 40 year roof at least in the northeast would be pretty worn (curling, missing asphalt,etc, soft spots  and I wouldn't repair.

A lot of investors get caught up in the “Repeat” part of BRRRR and rush into the next deal before the first one has stabilized.Your point about speed being overrated is spot-on.

Absolutely spot on Michael.

You’re in a solid spot either way.