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.

Then the, then the, then the.......There is no good healthy 1-trick-pony to it. 

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.

We talk a lot about leverage, ROI, and scale on here, but not enough about peace of mind.If debt is stealing your sleep, straining your relationships, or affecting your health, is it actually worth it?

We have a healthy C Suite W2 position that has to be factored into our tax situation, but would like to grow our business and invest smart.

A healthy correction can definitely help sustain long-term growth, especially for single-family homes.That said, it will be interesting to see how much pent-up demand actually absorbs the available inventory over the next 90 days.

What a “Healthy” Listing Looks LikeIn most cases, strong-performing listings follow a clear pattern: high inquiry volume in the first 7 days.

Read it and employ it.The only thing I'd really hammer home is understand and study the market you want to get into-- meaning visit it multiple times, know the streets, get a healthy understanding.