Your insurance and holding costs will crush you faster than assessor drama.Have you actually run the numbers on the total rehab scope?

Using margin at mind bending levels. 

I’ll break it down clearly and practically, and include real, actionable info on Memphis vs Atlanta for your price range.Atlanta vs Memphis, What the Numbers SayAtlantaYou’ve already experienced what many investors run into: homes in the $100K–$200K range are hard to find with real positive cash flow.The 1% rule ($1,000+/month rent on a $100K property) is tough there because prices have risen faster than rents in many submarkets.Some areas can work, but it often requires very selective buying and renovations, and competition can be fierce.Memphis, TNHere’s where things start to look very different:Affordable prices - Solid single-family homes commonly fall in the $100K–$200K range.Rental demand - Many tenants who stay long-term (not just Section 8; workforce renters too).Better rent-to-price ratios - It’s more common to see rents that meet or exceed 1% of purchase price after rehab and proper underwriting in good submarkets.Investor ecosystem - Agents, property managers, contractors, and lenders who specialize in out-of-state portfolios.So in your budget range, Memphis can be more opportunistic if you buy right and avoid weaker pockets.Addressing Your Safety / Theft ConcernsYou’re not wrong to think about this.

Determined ByRents must increase faster than inflationCosts rise due to inflation.

@Bradley WinterHouse hacking in Northern Virginia is getting really pricey these days, so a lot of first-timers are looking out-of-state to get started faster.

It’s a large fixed expense you don’t control, and it tends to rise over time faster than rents.

An agent identifies a property and underwrites it based on surface-level rent comps and optimistic repair assumptions.

When portfolios grow, a few factors usually drive the change:Operational control — faster decisions on leasing, maintenance, and capital projectsCost efficiency — management fees start to exceed what an internal team would costConsistency — standardized processes across units and vendorsScale efficiency — enough units to keep staff fully utilizedThat said, door count alone isn’t the whole story.

So what you’re describing (more listings + fewer inquiries) is exactly what you’d expect when supply expands faster than demand. 

So here I was, trying to convince the tenants that the person collecting rent for the last few years is no longer relevant and to start paying me all the while the PM was convincing them otherwise, talk about a whole new level of fu*kery to overcome.