Investor's Guide to Memphis Real Estate

How do I sell my rental investment property? This week Dean and Douglas answer that question for you investors who are ready to sell. They cover price valuation, the paperwork you need, and the differences in occupied or vacant properties. Inventory is high so you know what that means— listen to this episode! Want a free price valuation on your property? Shoot me an email dean@crestcore.com Here&#...

Dean and Douglas discuss how buyers can capitalize on current Memphis market conditions. They highlight two strong investment property examples, including a hedge fund-owned home sold below market value. With inventory at its highest level in over a decade, approaching 5,000 available homes, they emphasize that now is an ideal time to buy. They also share a key negotiating strategy: waiving inspec...

In this beginner's edition of the Investors Guide to Memphis Real Estate, Dean and Douglas discuss the essential components of building a successful real estate investment team. They cover five key areas: securing financing, sourcing deals, hiring reliable general contractors, engaging experienced property managers, and working with a trusted title company. Dean and Douglas emphasize the impor...

This week we breakdown why real estate investing isn't about "winning a contest" against the other party, but about securing solid deals that build long-term wealth. We caution against ego-driven negotiating, analysis paralysis, and inexperience holding investors back. Instead, in this episode, we encourage good faith offers, leaning on a trusted team, and focusing on the bigger goal...

This week Dean and Douglas deliver a 2026 market update for investors. They highlight that investment properties continue selling in all market conditions, with active deals in the $60,000–$150,000 range. Memphis inventory has reached a 12-year high at 4.3 months, signaling a balanced market. Interest rates sit around 6.75%, and leasing times average 30–35 days for well-maintained, competitively p...

This week we’ve got actionable strategies for closing deals in today's competitive market. We discuss conducting property inspections upfront to enable non-contingent offers, using hard money loans to speed up closings, and focusing on properties priced between $50,000 and $150,000. We emphasize the importance of moving quickly and building relationships with key partners—lenders, contractors,...

This week we explore how hard money loans can help investors scale their real estate businesses quickly. Hard money loans are asset-based, focusing on property value rather than credit scores, making them ideal for beginners. Despite higher interest rates of 10-12%, the speed and flexibility they offer outweigh the costs when used for short-term strategies like fix-and-flip or BRRRR. As always we...

This week we explore the key advantages of purchasing occupied rental properties. This episode highlights the three main benefits: immediate cash flow from day-one rental income, avoiding vacancy-related issues like vandalism and utility costs, and the ability to defer major capital expenditures over time. We also share practical tips, including negotiating lease renewals at purchase and working w...

The current market uncertainty is creating prime buying opportunities here in Memphis. In this week’s episode we encourage you not to waste this buying opportunity. With global tensions and Federal Reserve changes causing hesitation among buyers, motivated sellers are pricing properties 15-20% below market value. We’ve got deals meeting or exceeding the 1% rental rule, making cash flow investing m...

This week we outline the top five things new investors should be doing. To start off we emphasize continuous education through books and podcasts (like this one!) so you’re already on the right track. Together, these five elements form an investor's "core team," essential for successfully navigating and growing a real estate portfolio in Memphis. Have any questions? Shoot me an email...

This week Dean and Douglas discuss mortgage interest rates and what investors should realistically expect. They agree that rates dropping back to historic lows of around 3% is unlikely, even with new Federal Reserve chair Kevin Warsh taking over. Dean shares his personal decision to refinance a large portion of his portfolio now rather than waiting. They advise investors with multiple properties t...

This week Dean & Douglas discuss real estate investing during uncertain global times. They encourage investors to "zig when others zag," emphasizing that hesitation creates missed opportunities. Key insights include strong rental payment trends during crises, motivated sellers offering negotiating leverage, and a local hedge fund selling properties $10,000–$15,000 below market value....

Are you ready to move from passive observer to active investor in the Memphis real estate market? This week’s episode is about what it truly means to be an active investor—and how to seize the best opportunities in today’s market. Whether you’re just starting out or looking to scale your portfolio, this podcast breaks down five actionable strategies. We’ll go beyond the basics, offering insights,...

Congratulations! You’ve hit the investor milestone of owning 10 properties. NOW WHAT? This week we explore key decisions that the ten-and-up club face, such as scaling, lines of credit, selling underperforming properties, and reassessing strategies. We also cover the importance of strong vendor relationships, and the law of large numbers, and maintaining momentum by continually evaluating new deal...

If you’re an investor in Memphis real estate, you’ve likely faced the pivotal question: Should I sell my investment property while it’s occupied by tenants, or should I wait until it’s vacant? This is a common dilemma, especially at the start of the year when many investors reassess their portfolios. This week we break down the nuanced pros and cons of each approach. Covering topics like market re...

Are you looking to scale your real estate investment business without tying up all your cash? This week we breakdown how to leverage a line of credit—especially when using the BRRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy. This approach helps keep cash liquid while enabling repeat investments. Here are some points we cover: Understanding a Line of Credit: The Investor’s Secret Weapon Why a...

What are the Memphis market’s hottest investment property types? To give you a hint they are BRRRR deals, vacant rehabbed homes (rent-ready but not turnkey), and occupied cash-flowing rentals. This week we share tips on leveraging these opportunities, including making multiple offers, using inspection contingencies, and negotiating discounts. This episode is full of actionable advice for investors...

Setting Real Estate Investment Goals for 2026: A Comprehensive Guide for Memphis Investors Whether you’re just starting your real estate journey or you’re a seasoned investor with a robust portfolio, setting clear, actionable goals is the cornerstone of long-term success. In this episode, we break down the nuances of goal-setting for Memphis real estate investors, offering a roadmap for both rooki...

This week we break down the BRRRR method—Buy, Rehab, Rent, Refinance, Repeat—as the top real estate investment strategy. Using a Memphis property example, we explain each step, highlight the benefits of building equity and reducing maintenance costs, and stress the importance of trusted contractors and property managers. We are also gonna share tips for sourcing deals and managing risks, making th...

This week we tackle the misconception of “buying tenants.” Successful real estate investing is about acquiring quality properties in strong locations, not focusing on current tenants, who are usually temporary. We cover why investors shouldn’t be deterred by vacant homes or problematic tenants, as these issues are short-term compared to the long-term value of the property itself. And don’t forget...

The Memphis real estate market is experiencing a rare and exciting moment—one where both buyers and sellers can find success. This week we break down the current landscape, offering actionable advice for investors looking to buy or sell in this unique environment. Drawing from our extensive experience and recent market data, we do our best to provide a roadmap for maximizing opportunities in Memph...

This week we discuss the administration’s proposal to ban large hedge funds and corporations from buying single-family rental homes. We examine the impact on Memphis (where investors own thousands of properties) and highlight potential benefits for smaller investors and homebuyers, such as increased inventory and affordability. What do you think? Have any questions? Shoot me an email: dean@crestco...

On your mark, get set, go! To kick off the year, we are pulling out the crystal ball and discussing what the market outlook is for 2026. Our first prediction is real optimism since hopefully we’re going to see rates drop in the near future. Listen in to find out what other opportunities 2026 holds for Memphis real estate. Happy new year! Have any questions? Shoot me an email: dean@crestcore.comBui...

To wrap up the year, we’re sharing our investor insights on the 2025 market trends. Stats, prices and what we observed looking in the rear-view mirror. The high interest rates, industry shakeouts, and slowed sales have led to an interesting opportunity with distressed BRRRR properties. Tune in to find out more. Happy New Year from Dean and Douglas.from the Investor's Guide to Memphis Real Esta...

How did you get to that many damn houses?! That’s a question we get a lot. So, if you’re also looking to scale in 2026, here's how we did it! In this week’s episode you’ll hear our personal experiences on leveraging lines of credit, refinancing, and building your equity to fund growth. Our conversation highlights the importance of strong vendor partnerships, and fostering win-win relationships...