It is easier than ever to invest in real estate remotely. We know plenty of successful investors who have even purchased properties sight unseen, thanks to technology and a good network of local professionals willing to help them.
When it comes to putting together a strong and scalable real estate portfolio, you want to make sure you diversify as much as possible. And one of the best ways to diversify is by choosing properties in different geographical locations. If you’ve never invested in Tennessee before, for example, this might be an excellent time to consider it. Especially if most of your rentals are in high-priced coastal areas like California or New York.
Smart investors know that with the right strategy, tools, and partnerships, it is more than possible to own and profit from rental properties in Tennessee, even if you live hundreds or thousands of miles away. We even work with investors who live outside of the country.
This is a fast-paced, tech-driven real estate landscape, and remote property management is more viable than ever. But success hinges on two critical things: a reliable local property management partner and investment in smart technology.
Whether you’re an existing out-of-state investor or someone looking to diversify geographically, managing your properties remotely can be seamless if you approach it strategically.
Why Are Investors Choosing Tennessee?
Tennessee has become an emerging area of interest for real estate investors from all across the world for several reasons, including favorable tax laws (no state income tax), a relatively low cost of living, a growing population, and strong rental demand in cities like Nashville, Knoxville, Chattanooga, and Memphis. The state’s economic and job growth also make it an attractive long-term investment market.
There are a number of promising and profitable rental markets all across the state. And the distance between you and your properties does not have to stop you from buying a rental property here.
We’re not saying it’s easy. Managing from outside of the area can present challenges if the acquisition and ongoing management is not handled proactively and with care. From responding to maintenance emergencies to complying with local laws, remote landlords must be both prepared and well-supported.
Making the Case for Remote Investments
You may be wondering if it wouldn’t be a lot easier to just continue investing locally.
Maybe. But, local markets don’t always offer the best ROI, especially in high-cost-of-living areas. If you’re living in San Francisco and investing in Nashville, for example, you’ll find that you can do a lot more with your money here than you could there.
Remote investing allows you to:
- Diversify your portfolio
- Enter high-demand, affordable housing markets
- Take advantage of landlord-friendly state regulations, like those in Tennessee
But to do it successfully, you need to build infrastructure. That infrastructure starts with the most important piece: your local Tennessee property management team.
Partner with a Trusted Local Property Management Company
The importance of a local property management partnership cannot be overstated: your property manager represents your boots on the ground, your eyes and ears, and your tenants’ first point of contact. The right property management company in Tennessee can make a meaningful impact on your remote investing experience.
Here’s what you can expect an experienced and well-aligned property management team to provide to you, your investment properties, and your tenants:
- Tenant screening and placement. A local manager knows the market and can attract and screen high-quality tenants. You won’t have to be in town to show the property or collect applications.
- Rent collection. We ensure on-time payments and manage delinquencies.
- Maintenance coordination. From a leaking faucet to a roof repair, we handle every detail that pertains to your property and your tenants. Count on our local relationships with vendors and our attention to preventative maintenance.
- Legal compliance. Property managers are important resources when it comes to remaining compliant with state and local laws and rental ordinances.
- Routine inspections. These inspections ensure your property is being cared for and any issues are caught early. We’ll handle inspections before tenants move in, after they move out, and during the lease term. A good management team will provide you with detailed inspection reports.
- Emergency response. If something goes wrong, your property manager is available 24/7. That’s the type of responsiveness that cannot be provided remotely.
What to Look For in a Property Manager as a Remote Investor
Choose a property manager who understands your investment goals and can help you achieve them. You’ll need local experience and familiarity with specific cities and neighborhoods. You also want a partner who’s responsive and transparent.
Look for the best possible technology and a curiosity about emerging technology. A property manager’s technology should help you feel more connected to your investments and their performance. You want to see digital tools and modern platforms for owner and tenant portals, maintenance tracking, and financial reporting. Obviously, a property manager who has worked with remote investors before is a major plus.
Strong vendor relationships are also critical. You want to know your management team has a vetted list of contractors and service providers.
Leverage Technology to Bridge the Distance
There’s no reason to feel disconnected to your investments, especially when you are working with the best technology that’s available. With a solid local partner in place, technology becomes your greatest asset. The goal is to maintain full visibility and presence, even without physically being there.
It’s possible for remote investors to buy their own management software, but there’s no need to spend that kind of money when you already have the technology in place through your management company. Make sure you have access to an online owner portal, and then use it. When you check on the information your property manager provides for you, you’ll be able to track income and expenses, review maintenance tickets, communicate with your property management team, and view financial statements in real-time.
Understand Tennessee Laws but Trust Your Manager to Know Them Better
Remote management doesn’t absolve you of legal responsibility. Tennessee has its own rental laws and local regulations, and while this is a landlord-friendly state, there are still requirements and restrictions, especially in metro areas. You want to make sure you’re at least in touch with what these laws require. Always lean on your property manager when it comes to specifics. We spend a lot of time and resources on training, classes, and certifications in order to stay up to date on issues like fair housing. You can trust us to make decisions that protect you from risk and liability.
Familiarize yourself with:
- Notice requirements for entry, rent increases, and eviction
- Security deposit handling
- Lead paint disclosures for older properties
- Eviction protocols
Again, this is where your property manager’s advice and resources are so important. We will ensure you’re in compliance with state and municipal laws, avoiding costly penalties.
Maintain Regular Communication
You might be remote, but you shouldn’t be disconnected.
As professional property managers, we have a number of communication best practices that we implement with our remote investors:
- Monthly Reports. Get a detailed breakdown of income, expenses, repairs, and lease activity.
- Quarterly Check-ins. We may send emails or schedule video calls to discuss performance, market trends, and long-term strategy.
- Emergency Protocols. We establish thresholds together for when you want to be contacted (for example, if there are repairs needed over $500).
- Annual Reviews. Evaluate rent increases, capital improvements, and portfolio strategy each year.
Staying in touch keeps you informed and gives your manager accountability.
Have a Contingency Plan
Things go wrong even in the best-maintained properties. Pipes burst. Tenants stop paying rent. Hurricanes hit (yes, even in Tennessee…remember Hurricane Helene from 2024?). As a remote landlord, you need protocols and an emergency plan.
We like to talk to our remote investors about:
- Who handles decisions around when to evacuate during a natural disaster?
- What’s the process for eviction, and how quickly can it be initiated?
- Do you have insurance for loss of rent or property damage?
- Who holds spare keys, documents, or contractor access?
Having contingency plans helps you remain calm and in control during emergencies.
The Remote Investor’s Competitive Edge
The main benefit of remote property ownership in Tennessee is that you get to invest in one of the country’s fastest growing markets without the hassle of day-to-day operations. With the right local partner and technology infrastructure, you can:
- Scale your portfolio efficiently
- Reduce your involvement without sacrificing oversight
- Respond quickly to market changes
- Maintain high tenant satisfaction and lower vacancy
Owning rental properties in Tennessee from afar is not only possible, it can be highly profitable and surprisingly smooth. But the key is preparation. Start with a qualified, tech-savvy property management company. Invest in the technology you’ll need to keep in touch. Then, communicate regularly and plan for the unexpected.
Remote management is no longer a niche strategy. It’s actually the future of real estate investing. And in a state like Tennessee, with its strong rental markets and investor-friendly laws, we expect to welcome a lot more real estate investors from outside of the area.
Let’s talk about what you can do here. Contact us at Apex Ventures, Inc.
