I don't just
recommend Memphis.
I invest here.
I’m Josh Handler. I buy, renovate, rent, and manage rental property in Memphis myself – not just for clients, for me. Everything on this page comes from real experience investing in Memphis.
Rental Properties.
In a market I know through years of investing and working with local partners.
Memphis wasn’t a plan.
It became the plan.
I didn’t start out looking for a market outside New York.
Memphis gave me a place where the numbers on a rental could actually make sense for what I was trying to do — buy something, fix it up, rent it, and hold it.
I’m not writing about Memphis from the outside. I own property there. I’ve dealt with the renovations, the tenants, the maintenance calls — the parts that don’t show up in a listing.
That’s why I keep investing here. Not because someone told me to. Because I’ve seen what it takes, and I keep choosing to do it again.
The BRRRR Strategy
Buy
The purchase price has to work with real Memphis numbers, not the numbers I wish were true.
Rehab
Enough to rent well. Not enough to blow the budget on finishes nobody’s paying extra for.
Rent
What a property can actually rent for in Memphis, not what a calculator says it should.
Refinance
Once it’s stabilized, understanding what the financing actually looks like.
Repeat
If the numbers worked, I look for the next one.
Buy the right property. Put the right work into it. Get it rented. Refinance when the numbers make sense. Then look for the next one.
It doesn’t work out that cleanly every time. But that’s the model, and it’s the one I use on my own properties.
I’ve bought.
I’ve renovated.
I’ve rented.
I’ve managed.
Every step in that BRRRR process above, I’ve done on my own properties — not just advised someone else through it.
That’s the difference between recommending a market and operating in one.
Before · Memphis Property
After · Renovated Rental
Actual before & after photos from a Memphis renovation.
I've bought.
I've renovated.
I've rented.
I've managed.
Every step in that BRRRR process above, I’ve done on my own properties — not just advised someone else through it.
That’s the difference between recommending a market and operating in one.
Actual before & after photos from a Memphis renovation — coming soon.
Buying the property is the easy part.
The real work starts after closing: placing a tenant, keeping the property occupied, handling the maintenance call that comes in at the wrong time. That’s the part most investing conversations skip — and it’s the part I actually live with, on my own properties.
Placing a qualified tenant
Collecting rent, on time, every month
Handling maintenance calls
Coordinating turns between tenants
Managing repairs and vendors
Being the person who answers the phone
On the property-management side, this is the same work I do under Passive Sunshine. It’s not a separate philosophy — it’s the same standard I hold my own Memphis properties to.
Five questions, every time.
THE INVESTMENT PROCESS
From the first look to long-term ownership.
Real estate doesn't stop at the purchase. I look at the entire process, from finding the right property to keeping it performing over time.
FIND
EVALUATE
WALK
RENOVATE
RENT
MANAGE
Find · Buy · Renovate · Rent · Manage
Built for the long term.You Don’t Have to Be Local. My Local Partners Are.
You don’t have to live in Memphis to invest there. My local partners are on the ground, helping walk properties, work with contractors, and keep projects moving.
That gives you local support even if you’re investing from out of town.
Want to learn the process, not just hire it out?
I coach investors who want to understand how deals like this actually get evaluated and run.
Have a Memphis property
in mind?
Send me the address or the listing. I’ll look at it the same way I look at my own deals — and tell you honestly what I see.