Investing strategy, landlord know-how, and neighborhood intel for the Mid-South. New posts every week.
Tennessee’s landlord-tenant act sets repair, heat and retaliation rules for Shelby County rentals. What an owner must do, and what a missed repair costs.
Read article →Memphis-area home sales fell 13.7% in September 2026 and homes took 62 days to sell. Here is how a rental buyer can use that time, with worked math.
Read article →Memphis, TN rents are flat and mortgage money costs 7.32%. A half-month rule for when a winter rent cut beats waiting for spring.
Read article →Memphis, TN's new sewer ordinance and MLGW's final 4% step raise rental operating costs. Worked per-unit math and what to check in your leases.
Read article →Shelby County, TN property taxes are due now and interest-free until the end of February. Timing, 1.5% monthly interest math, and the deduction year.
Read article →Pet rent and deposits can't be charged on assistance animals. What Shelby County, TN landlords may ask for, what they may deny, and a policy to adopt.
Read article →The IRS 1099 threshold for vendor and rent payments rose to $2,000 for 2026. What Memphis, TN rental owners must report, and the W-9 habit to start.
Read article →Memphis, TN rents are flat and mortgage rates top 7%. The break-even math on raising rent at renewal versus holding it, with a worked example.
Read article →Section 199A is now permanent. Here is the IRS 250-hour safe harbor, what hours count for a Memphis, TN rental owner, and the log to start before year-end.
Read article →What MLGW tells Memphis, TN customers about frozen pipes, the Tenn. Code 66-28-304 repair duty in Shelby County, and a pre-winter checklist for rentals.
Read article →How Memphis landlords can deduct rental repairs: the IRS $2,500 de minimis rule, the $10,000 small taxpayer test and a worked Shelby County, TN example.
Read article →Freddie Mac's 30-year rate hit 7.03%. Worked payment and Shelby County, TN tax math to re-underwrite a Memphis rental before the October tax bills.
Read article →FinCEN’s August 2026 final rule exempts U.S. LLCs from Corporate Transparency Act BOI reporting. What changed and what Tennessee still requires.
Read article →Landlord policies exclude earthquake damage. What New Madrid risk, 10-20% deductibles and Tennessee's casualty statute mean for a Shelby County, TN rental.
Read article →Tennessee's 2024 squatter law lets a Shelby County, TN owner have unlawful occupants removed by the sheriff, no lawsuit needed. The 8 conditions and the trap.
Read article →Tennessee's Landlord Transparency Act puts a written owner, manager and maintenance disclosure on every lease. What Shelby County, TN landlords must include.
Read article →Tennessee names its new Opportunity Zones by Sept. 29, 2026. What the 5-year deferral, 10% step-up and the 2027 map mean for a Memphis, TN rental investor.
Read article →Tennessee caps rent late fees at 10% of the amount past due after a five-day grace period. The worked math, the calendar traps and the Fayette County, TN gap.
Read article →Fayette County, TN grew 8% since 2020 while Shelby County shrank. The tax math, the URLTA gap, schools and financing for Memphis investors looking east.
Read article →Memphis says 90% of short-term rentals have no permit and is backing AI-aided enforcement. What Shelby County, TN owners should weigh before the next lease.
Read article →The Memphis and Shelby County UDC governs ADUs in Memphis and unincorporated areas only. Germantown, Collierville and Bartlett each write their own code.
Read article →More than half of Shelby County, Tennessee housing predates 1978. What the EPA lead disclosure rule and RRP rule require of Memphis landlords.
Read article →MLGW holds the owner responsible for utility diversion unless a valid lease covers the period. What Memphis landlords owe between tenants in Shelby County.
Read article →Shelby County tax sales run online and all sales are final. What a Memphis investor actually buys, the redemption clock, and the 12% interest math.
Read article →Tennessee has no state capital gains tax, so the whole bill on selling a Shelby County rental is federal — and recapture is the biggest line on it.
Read article →MLGW offers every Memphis renter a free energy audit, and inside the city limits the repair list it produces is enforceable in Environmental Court.
Read article →Tennessee's FONCE exemption can zero out franchise and excise tax on a family-held rental LLC — until one building holds a fifth unit. The 2026 rules.
Read article →Tennessee gives a Shelby County tenant 14 days to cure, 7 for a repeat. The notice rules, the detainer filing, and the costs owners forget to budget.
Read article →Voucher rent in Shelby County, TN is set ZIP by ZIP, revised mid-year, and capped again by a rent reasonableness test. What the ceiling does not promise.
Read article →Tennessee's landlord-tenant act covers Shelby County and generally not Fayette. The account rule, the damage listing, and the two clocks that govern every turn.
Read article →The same $250,000 house produces seven different tax bills across Shelby County, TN. The 2026 rate math, the unincorporated fire fee, and the trap in the seller's old bill.
Read article →A federal buying ban turned the biggest landlords into net sellers. No national platform ranks among Memphis's top buyers — so who are you really bidding against?
Read article →Production slipped to 2029 and about 180 people work at the campus today. What to actually price into a Memphis deal — and what to treat as upside.
Read article →Cash-on-cash flatters an old rental. Return on equity tells the truth — and what a 1031 exchange really costs you in time.
Read article →Roughly one in eight applications now contains fraud, and the documents look real. Why inspecting paperwork no longer works — and what verifies income instead.
Read article →A near-record share of rental listings are unsold for-sale homes. Why price isn't how you beat a part-time landlord — and what is.
Read article →The Fed penciled in zero cuts for 2026, so the refi bailout isn't coming. When pulling equity out of a rental pencils — and when to protect that 3.5% note.
Read article →Rents are down nearly three years running and lease-up times just set a record. The vacancy math on pricing to today's market instead of the 2022 peak.
Read article →Conventional financing caps you at ten mortgages and underwrites your paycheck. DSCR loans underwrite the rent instead — what it costs and when it's worth it.
Read article →A record share of sellers are giving concessions. Why a rate buydown or repair credit is worth more to a Memphis investor than the same money off the price.
Read article →Turnover is the most underestimated line item in a rental pro forma. The real math on a Memphis move-out — and why one extra renewal beats a rent increase.
Read article →100% bonus depreciation is permanent again. How Memphis investors use cost segregation to turn it into real first-year deductions on affordable single-family homes.
Read article →Finding good deals is now the #1 challenge rental investors report. How Memphis buyers keep finding cash flow in a tight 2026 market.
Read article →More than half of investors now call long-term rentals the best strategy for 2026. What the rotation out of short-term rentals means for Memphis buyers.
Read article →Apartment deliveries just fell below the decade norm and the Memphis pipeline is down to a trickle. What the end of the supply wave means for rental owners.
Read article →Furnished 30–90 day rentals are the fastest-growing rental niche. What they really pay in Memphis, who rents them, and the honest risks.
Read article →Buying right, pricing to today's market, screening, Tennessee law basics, and when to hire a manager — the full first-rental sequence.
Read article →The real risk to 2026 returns is on the expense side. Insurance, property taxes, and Shelby County's reappraisal — and how to protect your cash flow.
Read article →Small repairs ignored become big failures. The math on deferred maintenance — and how in-house licensed crews protect your return.
Read article →Flat prices and expensive money make 2026 the year of forced equity. The BURR method with real Memphis math — and the mistakes that break it.
Read article →Management percentages, leasing fees, maintenance markups, and the hidden charges to watch for — how to compare any Memphis quote.
Read article →Survey data shows the most confident investor sentiment in years, with long-term rentals in affordable, job-rich metros leading the way.
Read article →DSCR above 1.2, cash-on-cash of 8–10%, and stress-tested after-tax cash flow — the framework that replaced the old shortcut.
Read article →Why the Mid-South remains one of America's most attractive cash-flow markets — and what owners should watch this year.
Read article →From Cordova to Bartlett to East Memphis — how to think about location, tenant demand, and long-term appreciation.
Read article →The single biggest driver of rental ROI is who you put in the property. Here's how professional screening works.
Read article →Get a free rent analysis or call/text (901) 306-0484.