Here's What You Need to Know About Investing in Jackson MS
In this episode, Ryan Porter with Next Home Realty Experience tells us what we should know about investing in Jackson real estate. Learn about the particularities of the market, return metrics, the school zones, taxes, common problems, and what you need to do to win in this hot market.
Ryan Porter:
601-238-6620
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Transcript
Michael:
Hey everybody, welcome to another episode of the remote real estate investor. My name is Michael Albaum and today I'm joined by my colleague, Mark whittling. And we're going to be chatting with an agent out of Jackson, Mississippi. Ryan Porter. local guy knows a lot about the market and is just killing it out there. So let's jump into it with Ryan and learn a little bit more about the Jackson Mississippi market.
Alrighty, Ryan Porter out of Jackson, Mississippi, how you doing, man?
Ryan:
Man doing great. So glad you guys could invite me on the show.
Michael:
No, we're happy to have you and thanks for taking the time. Really appreciate it.
So let's just jump right into it. Man, you are a Jackson, Mississippi born and raised?
Ryan:
Born and raised Rankin County just out of the Jackson area and lived here all my life.
Michael:
Awesome. And I'm curious, how did you first get into the real estate game.
Ryan:
So a friend of mine gave a book to me around Christmas Rich Dad, Poor Dad. And I'm sure a lot of people got into real estate with that book. And I bought in hook line and sinker several, several years ago. And it was one book led to another and I just never stopped. I've been scratching and calling ever since. And it's been a really, really cool, fun ride.
Michael:
That's awesome. I think so many people share that similar experience. I know I did for with Rich Dad, Poor Dad. I just kind of smacked me upside the head. And I was like, Man, what have I been doing up till now?
Ryan:
Right?
Michael:
It takes just simple book to figure it out and explain it to me.
Ryan:
They tried to tell us with monopoly, but we had to be pointed out it's
Michael:
Right. Right, right. So you're an agent, you're a property manager, you're an investor. Talk to us a little bit about all the things that you're working on.
Ryan:
So last year, I teamed up with a next home franchise and started a brokerage here in Brandon. We've got 22 agents. Now we teach a lot of investing class. That's a lot my background. And a lot of our agents are invested minded. We teach how to we'll do field trips on newer agents to show them how to video a house for someone that's out of town, how to work with clients, they'll never see that house.
So they'll have that special skill set to be able to point out potential problems going down the road, or a potential problem right now it says hey, this is just not a good fit for out of town, this house may need a lot of maintenance, something like that. We want to teach those agents. So we've, we've started that with next home, we've really had a lot of success, we've got a lot of really killer agents.
With our property management. I've teamed up with one of my high school friends that we've remained friends throughout our life, he's got his real estate license with us it next time we started a broker, Property Management Division. Super excited about next rental we used to build software we spent several several months doing our homework on property management, probably another year, doing our personal properties and just our local friends and acquaintances properties to where we felt comfortable. Okay, we could pretty much take anything on, we've seen so much within the last three years of running property management that it's just a really fun job for certain people.
Our employees we have, they love their relationships with the tenants, we've learned that if you can get that right tenant and teach them how to take care of a home in a way that we're not just putting them in a rental home, we want to show them how to take care of a home because one day they're gonna buy a home and we want to be there with them, potentially maybe buy that home. So that'll give a win win win to everybody, the people renting the home and the investors.
Mark:
This is the story how I connected with Ryan. I saw he was an educator because one of his agents named Bo was all over whether real estate investor Facebook groups. So I reached out I said, Hey, Bo, I really like what you're working on. Who do you work for? Tell me a little bit about you. So he said, so I told him about the certified agent network. And next thing you know, we're connecting with Ryan. And Ryan is just as you can see an educator. He's the kind of guy who's got the experience so he can walk the walk talk the talk at the same time.
But we asked him to be a part of the certified agent network because we knew he had the educator approach and that's what our buyers are really looking for. So you know when they they can talk to an agent and have that ability to connect virtually and not have to you know pony up, side to side. You know, they could do it the way that they feel comfortable. So we knew is a natural fit to bring them into the certified agent network. And that's where we're going today. So Ryan's been successful and just watching him kind of grow and do his own thing has been awesome because he doesn't need training on our side, he just walked in said, I got this and got a ton of properties under contract already.
Ryan:
Mark, when I didn't know a whole lot about Roofstock when you came to me, but when I got the link to the university, I was just blown away how you guys had taken everything to do with investing from day one to closing day to, whatever and put it in the format that you did, where it really broke down and investor, let them know what they were getting into told them. And I just like this is how I like to do business, we want to educate our investors where they're making smart choices. That way, they will make money, and we will make money and everybody will be happy.
So I really loved the way you guys have built your format. If I was an investor just starting out or whatnot, you just can't beat the training that you guys have thought of everything on how to pick your property manager. That is such a huge, huge chapter. Because that property managers everything buying a house, that's simple. I can point you to 15 houses tomorrow and Jackson that you could get a 25% cash on cash return. But unless you've got somebody to manage that property, well, that's going to drop down to 12 really quick.
So I love how you guys have built the templates on how to ask those questions. And we're starting to see that as we're working with these investors. They are very knowledgeable they've been through they know the questions to ask. So I love working with experienced people. I love working with anybody I love teaching, like you said, but it does make it easy when these investors know what they're doing, because they've been through your portal. And they know what smart questions to ask.
Michael:
As you say, as soon as we get off this call, we're gonna we're gonna go look at some of those 25% cash on cash return properties Ryan!
So, Ryan, I love that you talked about making that partnership with kind of a win win win with the education side, both for the investor owner as well as for the tenant because I think so often there's this almost adversarial relationship where owners see the tenants as the enemy and the tenancy the owner as the big bad landlord, but you're kind of breaking down those barriers. And it sounds like having a lot of success, fostering some great relationships.
And you know, it's not that hard to do. Honestly, at the end of the day, people want a nice place to stay, they wanted to be treated, right? We try to pick nice houses that we try to get those items taken care of a before they buy the houses in inspection, have a house rent ready, somebody can move into it and not really have any problems. If something pops up, just take care of it as simple as that those people are happy. it's not rocket science to have a good property management company. It is rocket science to have everything organized, where you can provide that quick response time. So you can answer when they do call. That's all they want. Is anybody wants is somebody to hear what they have to say and fix it.
Michael:
I'm gonna put you on the spot here. Because I agree, I don't think it I don't think it's rocket science. But I think anybody who's been in this business long enough as an investor has come across their fair share of really poor property managers or property managers that they don't want to work with again. So what in your estimation separates the really great property managers from the less than great property managers?
Ryan:
I think the biggest thing would be communication. If you can get somebody on the phone, you can usually get an answer. That's been the biggest thing that I've heard when somebody said, I can't get ahold of my property manager. It's been a week. I'm like, what I don't understand that is 2021. Everybody's glued to their phone, that person was ignoring that call. So if you're ignoring somebody call, you're usually hiding something. So that goes back. I think if you're communicating with everybody, everybody's on the same page, then there's really no confusion. And as long as somebody is just not acting a fool, what you do run into people like that you try to screen them out. things do happen, people lose their job, but there again, I tell that person, I don't care what you're going through. You text and tell me every single day if you're going to be late or whatnot, but I need to have that communication. Once that stops. That's when we'll start assuming and and that's not good. And I asked my ex girlfriends that assuming stuff is not good.
Michael:
No, I love I love that. I think it makes a lot of sense because I think you're for me anyhow, that I would agree makes a really great property manager. If there's bad news, call me Tell me Don't let out about a week
Ryan:
Yeah that's a house, you know, we can fix it. When it boils down to it, there's not much a house can tear. I will say that there is, but just communicate it and fix it. There's an answer to everything.
Mark:
I got a quick question for you in Jackson, Mississippi. I mean, you're in the south, it's hot. But you know, here I am. in Dallas, Texas, we have foundation issues and something that not all investors really know about. What do investors need to know in Jackson that are the big, the big risks that you're always call it out and making sure buyers just know before they get into a property?
Ryan:
Just know. Yep. So if a house has Foundation, or has had Foundation, and we get somebody that bids on it, I like to call that person in, I want to talk to that investor and just let them know, because I understand in Arizona, their dirt may not settle. And they don't even know what a foundation problem is probably like, I don't know what a basement flood issue would look like. I've never seen a house being a basement.
So with Mississippi, we all are in that delta type. swamp land, I guess you would say. So we've got a lot of dirt here, there's just not great. Now, as a builder, when they're building a home, they'll take all that bad dirt out, packs nice, fresh dirt in, pack it down. And they're supposed to give so many feet. But unfortunately, 20 30, 40 years ago, they didn't have those rules, it was a little bit of the Wild West. So you can have literally a neighborhood that had this builder build this house, and this joker did great work, he was proud of his work, this house would never have foundation problems, the drainage is well around the house, the water's not coming against the house, the house next door, this builder came in and threw it up didn't care about his drainage, the level of the house may be off might be the low down the block. He's probably if he's not had foundation problems he's going to so we want to avoid the house that has any drainage problems around it.
That being said, you can have a house that's had foundation problems that's been repaired, and that house be just fine, the drainage has been fixed. Whatever that builder did has been fixed, we've got nice pilings, a lifetime warranty. Still, as an investor, I'm not going to recommend any house that could even potentially give foundation problems. To me, that's the worst mistake, that's the death zone. If it's potentially gonna have a river going around it, that will just wash that dirt right out from under the slab. And that's just no good for anybody. So foundation is something that I think is where you need the boots on the ground to go view these houses to look at their past look at the neighbor's house to see if they've had foundation problems. See maybe if you can find who built that house. And that type thing.
So it's it's house to house but foundation problems are huge, huge thing that we look at when we're looking at a house and different areas are a little worse than air others. And older homes are a little worse than the newer homes. That being said some of the newer homes built in certain areas do do have some problems.
Mark
Yeah, I think it's a great point to look at the neighbor's house because it may not be your drainage issue is theirs, but it becomes your problem. Right?
Ryan:
That's right. And just little things like that tree overgrown and leaves falling down, getting in the way of that drainage. So trying to spot those problems. Even if I try to assume that our renters are not going to rake the yards, I just assumed the worst that the leaves will fall they'll cut them with their lawn more when it's summertime. So if there's a a French drain that needs to be raked out once a month to keep this house from having foundation problems, that's not going to be a good rental home, that's going to be a good home for a person to move into that's going to take care of that home to keep that stuff because that's his investment. So those are things with foundation. We're very very careful when we get involved with something like that.
Michael:
Are there other things Ryan that are specific to Mississippi That you see as very common issues that maybe to a California or to a Texas investor might be a big deal, but they just are regularly occurring issues that you tackle no issue maybe like moisture intrusion or warping. I don't know something to that effect.
Ryan:
Yeah, I think foundation would be the biggest issue. We have a little bit of mold. Sometimes I don't run across that very often. If so, it's on where the outside rooms or whatnot. air conditioners are a huge deal here. They're usually ran from March till probably sometimes in December. So almost year round, people are going to use their air conditioner. The air conditioner lifecycle is probably, if you get a new air conditioner in take care of it had it serviced once a year, you can get 10 to 13 years out of the air conditioner. Still, sometimes, you know, you'll have that's a big service call is air or air conditioners, yeah, usually, January, February or March, we're going to get a call. And when it gets really to that 105 degree days, it's hard to get a house down to 72 degrees sometimes if it's not insulated just right, if it's an older home.
So we try to prep people as part of our move in when Bo brings a new client in utility and explain to them about the air conditioner that you know this is not a brand new home, it's probably not going to get 62 degrees if it's 100 outside and explain how to change the air filters to keep it at that lowest point. So air conditioners and foundations. I think that's our two biggest things. roofs are just pretty normal everywhere. We do have tornadoes, or hail storms a bit bit. There's just nothing you can do about that.
Michael:
I love that question mark because so I bought a property a triplex up in Alaska years ago. And I used to work as a fire protection engineer. And I went up there and I was up there for work. And I was looking at the property and the agent was showing me around and he says, Oh yeah, and here's the fuel tank for the diesel fired boiler that's in the basement. I was like, What? There's no way we're having diesel fuel sitting by this property?
And he goes, No, no, like, that's what people do here. And so coming not being a local, you don't know. And so that's, I think, a really great question. And a really great talking point is you might see that and think Yep, not gonna touch it. But that's just par for the course in that market. So understanding those types of things, I think is huge.
Ryan:
Absolutely.
Michael:
Can you talk to us a little bit Ryan about kind of the numbers as an investor so if I'm an investor looking into the Jackson market, from a purchase perspective, on average three to you know, not the main, you know, into different neighborhoods, maybe talk to us what the purchase price map and what might some of the rents might look like as well.
Ryan:
We've got two or three in the Florence areas, little suburb blocks south of Jackson, when you get out probably, I'm going to say the really good schools zones in Rankin County, you'll see anywhere from 150 to 200,000 that's kind of where I guess I like to be I think a lot investors like to be around at 150 to 200,000, 2-3 with a garage, a nice 1015 year old home that's similar dated or this move in ready. We'd like to see anywhere from 1500 on the 150 up to around 200 like to get around 1850
Michael:
Awesome so we're kind of flirting alright that 1%
Ryan:
Yep, yep, absolutely. In this market you know that i think that's that's very decent. You know, a year and a half ago, we were getting a lot better numbers. Houses are just bring in maximum value right now. But also, renters are easy to get to there's not a shortage of renters went through our app out it's usually taken snatched up pretty quick.
Michael:
You beat me to the punch. I was just gonna ask both on the purchase side and on the leasing side. How quickly Are you seeing things move?
Ryan:
Yeah, they move quick. People are complaining people are getting beat out of leases. I got a call this morning run up, tried for leases on my own. I need help finding a rental home. He was just out applying on his own off of Zillow or whatnot. And it's not like it used to be used to you could look at your phone, dial that number and go rent that home and there wasn't a line now it's apartments are booked up. Houses are pretty booked up. It's It's hard to get a house in any fashion right now.
Mark:
What I like about the Jackson market is you really have three big counties Heinz, which is really where Jackson is out east is Rankin, and up north is Madison. And they all have different personalities. And so maybe Ryan give us a little idea of what you're going to get with each of those and you know, how the schools are compared and just overall cost of living.
Ryan:
So, starting in Jackson, I love I own a few. That's where I started my investing was often McDowell road. Great spot, I used to cruise up and down and when I was a kid, the numbers are great in that area. The last house I bought was around $40,000. And I've got a nice $850 renter, the area, you know it's hit or miss. As far as street to street, you may have this street, it's a little bit abandoned house abandoned house, you know, you don't want to really be around a lot of abandoned houses in any market.
So I try to go to the upcoming streets, one that I may see a couple for sale signs on that's a good sign those houses are about to probably get rehabbed. So we really try to go select right there, northeast Jackson's a little bit harder market to get into, it's a great flip area, a great way to do a BRRRRs up did a few BRRRR in that area, the numbers just match up. If you're set with a lender to get a free home may not have gotten a few of them. You get up so I like to BRRRR the Northeast Jackson area.
Rankin it's a great school zone. The public schools are great. The housing is around $200,000. You can find nice deals around 130 to 150. Sometimes, and those you want to scoop up quick because if it's in that school zone, there's demand for it. Every school zone he can in Rankin County, it seems like there's a demand for housing for rental housing in that area.
And Madison, it's a little bit higher in homes, you do get a lot better rants in that area out that county, it's a little bit stricter on their landlord policies, you have to apply for a permit different, just different loopholes that we jumped through, though and help you jump through. It's a great market, though, that you're going to see in Rankin and Madison, that's when you'll really start seeing your investment long term for when you want to sell that home, you'll get a great return, the housing really has skyrocketed.
Several the areas are just moved to USDA financing. And just that area alone when you go from FHA, VA USDA, and now that opens up for a buyer to get 100% financing. That just opens the market up to so many more people in this area. Because in Jackson, in Mississippi as a whole there are a whole lot of people with approval letters, but not a whole lot of people with 3% downpayment in their checking account. So having that USDA having a home when I'm an investor, I look at several different things. So I want to see if I can find the area that may be coming up for USDA soon, our buyers in that area, those houses are definitely going to be worth more in three years or four years, I can put a renter in it, let him pay my note for a little while, make some money, and watch that house really, really appreciate. So that's one thing we're watching for in the Madison area right now is that USDA, they're doing a few things.
Michael:
What great insight, Ryan, I mean, it reminds me almost like an opportunity zone. It's these geographic areas that are now getting opened up to additional investment that wasn't there previously. I think that's awesome. I think that's awesome.
Mark:
So when one thing that I want to point out, not only to the listeners, but you know, to this group, you know, Ryan's actually picking a lot of properties that are going on the Roofstock select program, which is you know, he his hand picked a good number of those and he's the one running the numbers from a rental perspective and then the rehab. And then he's pushing those through if he thinks it's a good investment property.
So maybe Ryan Give, give the listeners a little idea about what you're looking for that you feel is kind of that that opportunity that other investors maybe aren't seeing? Because you know, these are on the market MLS properties that are in our select program. So there's a lot of eyeballs on those properties. So what are you looking for That maybe you can give a little explanation to our buyers about.
Ryan:
So when we're looking in MLS a, I want to see the houses that just hit I want to be the first one to get it out, well you guys can see it before right now there's going to be multiple offers usually on a reasonably priced house, and especially if it's in a very good schools zone.With that we want speed, we want to get it on as quick as possible. And we want numbers to be accurate. Also, Bo, and I like to get on our phone late at night. And we'll tag team and we'll go over each address and look at that house, we'll look through each of the pictures, we'll come up with a repair by budget based off for what we can see.
And then also we'll both check the rental rates, we want to both do our own compare at the end. And usually we can take a property from when we first start looking at it to when we hit publish, it's gonna take us 10 minutes to go through the taxes and whatnot, we're gonna we're not just going through slapping houses on we really want to be exact, because I understand as an investor, I'm a huge BiggerPockets guy, huge BiggerPockets, calculator, I'm a numbers freak, I want to see how those numbers line up. And if those numbers aren't, right, that's a big deal.
If I tell you, you can get 1500 but you get down here and can't find anybody. But for 1400 I just blew your whole plan out of whack. I don't want to be that guy. So we want to make sure that and a lot of times we undercut for that reason, I don't want to tell people that and expect more. But whenever I'm running my numbers on anything, I like to undercut you know, and overdeliver so when we put a property on there, we're very certain we can get that rent for that property. Well, we've looked into it.
And then once somebody is serious about it puts an offer we're gonna go out and look at the property do a nice video posted on YouTube, send it out to the buyer. And when we do that we're actually looking at that house just to confirm Okay, we can get this for this house we've looked at the area have looked at the neighborhood that's part of our inspection process. We're not just hiring that inspector in that first 10 days to go inspect that house we're also inspecting the house just to make sure it's a good deal for our investors.
Michael:
That makes a lot of sense and that's really great background to know that it's not just getting thrown up there grab that random that there is actually investors looking at this underwriting it and saying okay, we're going to stamp of approval this Can you talk to us Ryan and all of our listeners a little bit about I think something that should be on every investor's mind if it isn't but property taxes How do those look in the greater Jackson area for the different counties you have?
Ryan:
So Jackson area is definitely the highest in taxes and I hear a lot of complaints honestly I think it's right you take a Jackson's are very old city and the utilities are very old it's the water problems have made national news the pipes are just to hold there's no way around it. And if you take all those pipes under all those roads, there's just no way to go in and repipe a city it's just not feasible so they're constantly patching on it and I think that's just the way it's going to be as far.
As the sewer it's kind of the same way it's it's old so we look again at house by house we're doing that it the sewer system and water system and do the best we can on that but the taxes are high for that reason, and they're probably not going down anytime soon. They're probably gonna keep rise to keep combating and investors gonna pay 1500 ish taxes in that home. The government will give you a little bit of break on your tax. Just by living in that home. It's kind of a bi sticky to the investor his taxes will be higher. But Madison's obviously the highest property values are higher in Madison. u is not a far fetched higher than Rankin. It's not as high as Hans but it is because most of the homes are valued are a little bit higher than Rankin.
Michael:
So is it fair to guesstimate around one to one and a quarter percent of the purchase price if you were just doing some real quick back of the napkin math to determine what your property taxes might be.
Ryan:
There again, we like to check that and each county has different ways we can check taxes Hans County, we can see the exact rate on Madison and Rankin county you can call the tax assessor's office say this is the address Can you give me them non-homestead rate for this house, get that answer pretty quick.
Michael:
I love that you said that it's something that I talk about all the time in the academy is don't use the Zillow number, don't use the Redfin number because that could be the homesteaded prior value. And if it's based on purchase price, that owner is locked in. So pick up the phone call have a conversation. How do I calculate my after sale taxes as an investor?
Ryan:
That's right. That's right. Just give him a call. Those ladies are happy to help.
Mark:
Yeah, a lot of our listeners want to know who Ryan Porter actually is we got your investment background, but they also want to know you're married, you have kids, you have a boat you take to the reservoir because they have a pretty awesome reservoir. What what kind of fun do you have?
Ryan:
Well, actually, I do have a boat. It's parked in my backyard. I live on the reservoir. I love getting on a pontoon. I had two girls, we actually spent Sunday on the water cruising around, watch the sunset. I'm not married. Married to my work. I really stayed at my computer all the time. I love getting on the road, checking the houses out. It takes a lot of my time and I'm not disappointed. My girls are my life.
Got one that's in the banking career. She's trying to get work her way up the lending ladder with a local branch and my youngest is just going into 11th grade. I'm super proud of her. She's really been my mini-me with real estate. As I was coming up through the ranks with me and my open houses, baking cookies, we would go all out she'd have a great time.
Michael:
That's great.
Mark:
So she looks at you as the rich, the rich dead. she's she's listening. She's watching. She's learning. That's great. That's all possible. That's, that's important. Yeah, we want to get to know that the ryan that's, you know, behind the scenes, because, you know, we work hard but important to play hard to. So that's, that's awesome.
Michael:
I love that. Ryan, if folks have additional questions for you want to reach out to you directly? What's the best way for them to do that? Get a hold of you.
Ryan:
So my cell phone or email, like I said, it's 2021 it's always beside me. My cell phone 601-238-6620 text or call. If you call us leave a voicemail? Chances are I'll probably have to get back to you or email. Check it pretty much regular throughout the day at RyanPorterhomes@gmail.com.
Michael:
Awesome. Awesome. Well Mark, any final questions or thoughts around for let him out of here.
Mark:
I think we're good. I'm just appreciative of all the hard work because he's one of the newer certified agents that's joined us recently to broadcast these select Properties. In already in the first 30 days, they get seven properties under contract and you're feeling a lot more offers than just those 70 got under contract because it's it's a wild market. But you know, we appreciate what you're doing. And these are ways that we can always broadcast all the good things that are happening. So you know, buyers can tune in and then give you a call after this.
Michael:
What are you seeing buyers do to win offers? How are they being strategic? What insights tips tricks, can you get folks that are looking to make offers in the Jackson market?
Ryan:
So we actually teach a class on this once a week at our brokerage next time we get together as agents, all of us and we talk about Okay, what have you done in the last week or for last? What have you seen as listing agents that other agents are doing all four Why's the Step Up Calls is a popular one. I tell investors that if it's a hot house and has multiple offers a let's make it easy as we can be on seller as far as closing time. That's a huge deal. You tell me your parameters on when you'd like to close? Let me see when the seller would like to close and try to make it easy as possible on them. That's what they really like is easy closing dates.
As far as the finger goes. I don't try to recommend a price. But I will tell an investor to do their numbers and look at the house. And if it's a solid house getting that rent, where are you comfortable, where do your numbers line up to where you can make this much profit a month and this will make you happy. And let's go in at that number.
I'm a huge again, I'm a huge math guy I like to see my numbers work and it's something satisfying whether you're preparing to flip a home or BRRRR a home if you're just buying a straight out rental to have a plan on paper and say okay, the house is gonna cost this gonna cost this device can call CES to fix it up ran it. My property manager has been it's going to cost this at the end of the day, my checking account is going to get this much deposit in it in it each month. To have that plan come to fruition and on All those numbers actually work mass is super satisfying to me. So we want to take it from that point where I want your numbers to make sense. Don't go overboard to try to win this house, do not fall in love with the house, fall in love with your numbers on paper and stick to that.
So we want to keep them at bay. But at the same time, we want to get as many houses as possible. So we want to be flexible on our closing date. Don't ask for any closing cost, and our communicate with that other agent and really sell our investor Hey, this is what everybody wants an investor coming in and giving you top dollar from California. Man, I'm on sale you to these guys. And they're going to be excited about selling their house to this guy.
Michael:
Awesome, awesome. I love that.
Mark:
To me, that is the that is the value right there. The certified agent is you know, getting your foot in the door and knowing who that listing agent is and calling up and saying, Yes, give me some info, give me a little information, what's going on, you know, and just letting them talk a bit. So you can go back and make that best offer.
Ryan:
That's right. That's right. And I can usually let them know, you know, hopefully what it'll take to be in that top running.
Michael:
Which is so huge, which is so huge.
Mark:
And that that is huge because the buyers know whether they're in the running or not. If they are not, then take the money and put that towards the next property and move on. But you know you you don't want to tie up money that doesn't have a chance.
Michael:
Well, Ryan, thank you so much for coming on, man. Really appreciate you. This was a lot of fun. And like I said, I'll be definitely reaching out to you because the Jackson market sounds like it's on fire. Awesome.
Mark:
Thank you, Ryan. Appreciate it. Michael. This was awesome. enjoyed it.
Michael:
Everybody that was our episode a big big big thank you to Ryan for hanging out with us and giving us a walkthrough of what the Jackson Mississippi market has to offer and what investors should expect and know when going into that market both with regard to things they might be encountering, and also how they should be making their offers. If you enjoyed the episode, please feel free to leave us a rating or review or subscribe to the YouTube channel. We always look forward and welcome feedback as to additional episodes ideas, just leave us a note in the comment section.
We look forward to seeing on the next one. Happy investing
