Resources
Straight answers for property investors.
Market data, legal guides, calculators, and templates from the team that manages the properties. No fluff. Just information you can use.
Calculators
Free Landlord Tools
Cap rate, ROI, rental income, turnover cost, eviction cost, prorated rent, and PM fees. No signup required.
Templates
Downloadable Documents
Tennessee-specific templates: security deposit return letter, inspection checklist, expense tracker, rent increase notice.
Glossary
PM Terms Explained
210+ property management terms defined in plain language by the people who use them daily.
Articles
Owner Operations
Move-In and Move-Out Checklist for Tennessee Landlords
The room-by-room checklist Memphis landlords use to document property condition, protect deposit deductions, and satisfy TCA § 66-28-301 requirements.
Tennessee Legal
Tennessee Security Deposit Return Letter: What It Must Include
The 30-day deadline, itemization requirements, proration math, and delivery rules under TCA § 66-28-301. What the letter must contain to hold up if challenged.
Owner Operations
Landlord Insurance for Memphis Rental Properties: What You Actually Need
DP3 versus DP1, the four coverages that matter, what a Memphis policy costs, what PM companies require, and the gaps most landlords discover after a claim.
Tennessee Legal
Tennessee LLC for Rental Property: When It Protects You and What It Costs
Formation costs, annual fees, the FONCE tax exemption, charging order protection under TCA § 48-249-509, due-on-sale risk, and when an LLC makes financial sense for Memphis investors.
Owner Operations
What to Do When a Tenant Moves Out: Tennessee Law and the Right Process
30-day deposit return deadline, inspection timing, itemized deduction requirements, abandoned property rules under TCA § 66-28-301, and what happens if you miss the deadline.
Memphis Market
Shelby County Property Taxes: What Memphis Rental Investors Pay in 2026
Combined Memphis tax rate of $5.27 per $100 of assessed value, how the 25% assessment ratio works, the 2025 reappraisal impact, how to appeal, and what property taxes do to your return model.
Owner Operations
Rental Property Maintenance Costs in Memphis: The Real Budget
The 1% rule misses by half in Memphis. A breakdown of HVAC, plumbing, pest control, turnover, and CapEx costs for landlords managing older housing stock.
Memphis Market
Out-of-State Landlord in Memphis: What the Law and Numbers Say
Memphis leads the nation for institutional investor activity. Tennessee taxes, LLC registration, HB 1814 compliance, and PM selection for remote owners.
Owner Operations
Raising Rent in Tennessee: Notice Requirements, Timing, and What to Charge
Tennessee has no rent control and requires 30 days' written notice. Here is when a rent increase makes financial sense and what Memphis rents support right now.
Tennessee Legal
Tennessee Landlord Repair Obligations: What the Law Requires
TCA § 66-28-304, the 14-day written notice rule, essential services versus maintenance, and the tenant remedies that apply in Shelby County.
Owner Operations
Section 8 in Memphis: What Landlords Need to Know Before Accepting HCV Tenants
Tennessee has no source of income protection law. How the MHA HCV process works, what HQS inspections check, and the mistakes that cost Memphis landlords rent.
Memphis Market
Cash-on-Cash Return for Memphis Rental Properties: What the Numbers Actually Show
Memphis cap rates run 5-7%. At 7% mortgage rates, financed buyers often see negative cash-on-cash returns. Here is the math and when the equation changes.
Property Management
Memphis Property Management: What Owners Need to Know
What Memphis PM companies actually cost, what makes this market different, and the specific questions that reveal whether a company is worth hiring.
Tennessee Legal
Tennessee Fair Housing Laws: What Memphis Landlords Must Know
Federal and Tennessee protected classes, the criminal background screening rules, disability accommodations, and the four practices that trigger most complaints.
Owner Operations
How to Conduct a Rental Property Inspection: What to Check and Why
Move-in, routine, and move-out inspections for Memphis landlords. What Tennessee law requires, what to look for, and how documentation protects you in deposit disputes.
Memphis Market
Memphis Rental Market 2026: Rents, Vacancy, and What the Numbers Say
Memphis average rents by neighborhood and unit type, vacancy rate trajectory, rent growth data, and the employment picture investors need to watch in 2026.
Owner Operations
Rental Property Tax Deductions: What Memphis Landlords Write Off
Depreciation, Schedule E deductions, the repair-vs-improvement rule, and passive activity losses. How federal tax law reduces your Memphis rental tax bill.
Memphis Market
How to Calculate Cap Rate for Memphis Rental Properties
Memphis cap rate explained: the correct formula, neighborhood benchmarks after full expenses, and why cap rate diverges from cash flow at 7% mortgage rates.
Owner Operations
How to Screen Tenants in Memphis: Criteria, Process, and Fair Housing Lines
The income standard, credit thresholds, criminal background rules, and the fair housing lines you cannot cross. Written for Memphis landlords.
Tennessee Legal
The Tennessee Eviction Process: What Memphis Landlords Need to Know in 2026
Step-by-step eviction timeline, required notices, court filing, and the mistakes that get cases thrown out. Written for landlords, not attorneys.
Tennessee Legal
Tennessee Security Deposit Laws: What Landlords Can and Cannot Do
Holding requirements, deduction rules, return deadlines, and what happens if you get it wrong. Current as of 2026.
Memphis Market
Memphis Neighborhoods for Rental Investors: Where the Numbers Work in 2026
Data-backed analysis of Midtown, East Memphis, Cordova, Binghampton, and more. Rent-to-price ratios, vacancy rates, and what each area actually looks like on paper.
Property Management
Property Management Fees Explained: Every Fee, What's Fair, and What's Not
Management fees, leasing fees, maintenance markup, coordination fees, and more. What each one costs, what is standard, and where the red flags are.
Property Management
How to Choose a Property Manager: The Questions That Actually Matter
Skip the generic checklist. These are the specific questions that reveal whether a PM company will protect your investment or quietly drain it.
Property Management
Property Management Agreement: What to Read Before You Sign
Management fees, maintenance markups, termination clauses, and the fine print that determines whether your PM works for you or against you.
Owner Operations
Rental Property Cash Flow Analysis: The Complete Version
The real cash flow on a $150,000 Memphis rental is $809/month less than the napkin math. Here is every line item most investors miss.
Tennessee Legal
Tennessee Renters Rights Without a Lease: What Landlords Need to Know
No written lease does not mean no rules. Month-to-month tenancy law, notice requirements, security deposit obligations, and how to get a lease in place.
Property Management
The Hidden Fees Most Property Management Companies Don't Mention Until You Sign
Maintenance markups, coordination fees, lease renewal charges, and the fine print that quietly eats your returns. How to read a management agreement.
Property Management
Is Hiring a Property Manager in Memphis Actually Worth It?
A real cost-vs-benefit breakdown for Memphis landlords. What you pay, what you save, and when self-managing stops making sense.
Property Management
What Does a Property Manager Actually Do? The Real Version.
Not the brochure version. What a PM handles day-to-day, what separates good ones from bad ones, and when you need one.
Tennessee Legal
Tennessee Landlord-Tenant Law: What Property Owners Need to Know
Security deposits, eviction timelines, late fee caps, and lease requirements under Tennessee law. The parts that matter for rental property.