Installing a sprinkler system with a programmable timer and drip irrigation for flower beds ensures that your landscaping stays healthy without relying on tenant upkeep.

Failing to Maintain a Safe and Healthy UnitTenants have responsibilities too.

I have a healthy risk appetite. 

Some will flex if DSCR and LTV stay healthy, especially with stable rent rolls.That second-position note matching your down is a smart way to reduce capital out of pocket while keeping leverage under control.

While I agree that is still a healthy chunk of money and buyer's agents should be more than happy to be paid that, the reality is they will direct their buyer's to the houses that offer the highest commission.On the other side, for attracting buyers, signs and open houses have always been the most effective for me.

Coos Bay & North Bend: Subject to Coos County regulations, including a Land Use Compatibility Statement (LUCS) and healthy department inspections.

The median sales price climbed 4.5% year-over-year to $350,000, and year-to-date pricing up 2.8% .Rent growth remains strong too: Columbus recorded annual rent gains near 3–4% in 2024 and continued rent growth is expected through 2025, outpacing national averages .Vacancy is tight—just 4.1%, well below the national rate of 6.8%—making the rental market particularly resilient .With inventory increasing but demand still strong, Columbus offers both appreciation potential and healthy rental yield.

@Jennifer A Foster, congrats on having such a healthy RE portfolio!

The 20% down payment would be doable, although not ideal, as I would like to keep a healthy reserve for my other two properties.

Memphis has:Investor-friendly pricing (often under $150K for rentals)Strong rent-to-price ratiosA healthy tenant poolLandlord-friendly lawsA large network of investor agents, PMs, and rehab crewsBuying out of state can feel intimidating at first, but if you build the right team and do your due diligence, it can absolutely work.