Real Estate Investment
We Don't Just Recommend It.We Do It.
Our team owns rental properties and short-term rentals across Tennessee. We advise on investment real estate from experience — not theory — and that makes all the difference.
12+
Years Experience
5
Investor Strategies
Own
Rentals & STRs
80+
Communities Toured
What We Help You Build
Investment Services
Whether you're acquiring your first rental or scaling a portfolio across Middle Tennessee, we've done it ourselves.
Long-Term Rental Properties
From single-family homes to multi-unit properties — we identify investment-grade properties with strong rental yield and solid current demand fundamentals across Middle Tennessee.
Short-Term Rentals (Airbnb / VRBO)
We own STRs ourselves. We know the regulations, the ideal locations, the management challenges, and the realistic income potential across every Nashville submarket.
Fix & Flip
We've flipped properties ourselves. We evaluate renovation costs, ARV, and market timing with the precision of a practiced investor — not theory.
Commercial Real Estate
We bring the same diligence and market expertise to commercial opportunities in Middle Tennessee.
Portfolio Strategy
For investors building a portfolio — we provide strategic guidance on market cycles, geographic diversification, leverage, and exit strategies.
1031 Exchange & Tax Strategy
Coordinating with your CPA and 1031 intermediary, we help you defer capital gains and roll equity into the next property without missing a beat.
Why Investors Choose Us
The Investor's Advantage
We Invest in What We Recommend
Our team owns rental properties and short-term rentals across Tennessee. We don't advise on real estate investment in theory — we do it in practice, and that changes everything.
Honest ROI Math
We don't talk you into deals. We model real cap rates, vacancy, repairs, and management — so the numbers you see are the numbers you'll actually hit.
Boots-On-The-Ground Network
Trusted contractors, property managers, CPAs, lenders, and STR cleaners — built from actually running our own properties, not from a referral binder.
Local Market Mastery
12+ years across Middle Tennessee. We know which neighborhoods cash-flow, which carry strong current demand, and which look great on paper but bleed money in practice.
“We don't pitch theory. We walk you through the actual STR numbers — gross, net, vacancy, the works — because we own and operate short-term rentals ourselves.”
The Will Johnson Team
eXp Realty · Middle Tennessee
Free Investor Resource
Nashville STR Quick-Start Cheat Sheet
The objective public-data starting points we use ourselves — the Metro STR permit map, zoning basics, and what's actually driving demand right now. No appreciation hype. Just the homework to do before you write an offer.
Get Started
Let's Talk Numbers.
Tell us about your investment goals — we'll give you an honest assessment of the best opportunities in today's Nashville market. Zero pressure, zero pitch.
- Honest ROI math, not sales fluff
- Personalized strategy from active investors
- Vendor & lender intros included
Looking for Listings?
Browse Active Properties
See active rentals, STR-friendly homes, and value-add opportunities in Middle Tennessee.
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Tell us what you're looking for — we'll be in touch.
Frequently asked questions
Are short-term rentals legal in Nashville?
Short-term rentals (STRs) are regulated at the property-address level in Nashville. The Metro STR permit map shows which addresses are eligible for owner-occupied (Type 1) vs non-owner-occupied (Type 2) permits — and many residential zones are non-owner-occupied off-limits. Before you buy any property for STR, pull the property-specific permit data; we'll walk through the map with you on a real address.
Where do most Nashville investors look for rental income?
It depends on the strategy. Long-term rental investors commonly evaluate Hendersonville, Madison, Antioch, Murfreesboro, and parts of East Nashville for cash-flow math. STR investors are constrained by Metro's permit zones — Germantown, parts of downtown, and select non-residential zones. Fix-and-flip volume has recently concentrated in East Nashville and surrounding cities like Gallatin (based on our closed transactions and MLS activity, as of 2026). We don't pick areas for you; we pull the numbers and let the math drive.
Does The Will Johnson Team own investment properties themselves?
Yes. Several team members actively own and operate rental properties and short-term rentals in Middle Tennessee. We wear the 'investor hat' on every deal we work — including for non-investor buyers, because every primary residence is also a long-term asset. We don't recommend strategies we haven't run ourselves.
What's a reasonable cap rate to target in Nashville?
Middle Tennessee long-term rental cap rates have commonly underwritten in the 5–7% range for clean, low-maintenance properties; STR pro-formas vary widely (8–15%+) depending on permit type, location, and operating model (based on our closed transactions, as of 2026). Forecast returns are just that — forecasts. We can't predict future prices or performance. We'll model the deal three ways (conservative, base, optimistic) and tell you honestly whether the numbers actually work.
Should I buy a short-term rental or a long-term rental in Nashville?
It's a lifestyle and tax-position decision as much as a returns decision. STRs typically need 10–20 hours/month of active operation (or a property manager who eats 20–25% of revenue). Long-term rentals are passive but generate less cash flow. We'll walk you through your tax situation, time availability, and risk tolerance before recommending one over the other.