January 2026 SFR Deal Highlights
Turnkey Providers Act; Home Builder Financing; Portfolios Trading
REI Nation Continues Steady Acquisitions Across The Sunbelt
REI Nation, the Memphis-based turnkey rental provider, recorded over 30 acquisitions in January across six states — maintaining its consistent monthly pace heading into 2026.
Memphis remains their core market, accounting for 14 of 31 purchases (45%), followed by Little Rock (8), Dallas-Fort Worth (3), Tulsa (3), and smaller allocations across San Antonio, Houston, and Oklahoma City.
The typical REI Nation acquisition profile this month: a ~1,950 sq ft single-family home built around 1978, priced between $83,500 and $240,000.
A few examples:
3103 Hines Dr, Jacksonville, AR — $83,500
This 4-bed, 2.5-bath home near Little Rock was purchased from an individual seller for $83,500. REI Nation has already begun renovations and has the property listed for rent at $1,395/month. At that rent, the gross yield approaches 20% — a strong return that reflects the kind of deep-discount sourcing the company has become known for in the Little Rock metro.
1979 Kirby Pkwy, Memphis, TN — $240,000
On the higher end of January’s acquisitions, this 3-bed, 4-bath colonial in Memphis’s 38119 zip code spans 2,570 sq ft on nearly half an acre. The Zestimate sits at $290,500 with an estimated rent of $2,469/month. The previous listing described the property as needing “a little updating, cleaning, and refreshing” — sold AS-IS by investor sellers. This is a more upscale play for REI Nation, targeting a neighborhood with stronger rents and appreciation potential.
25104 E 93rd Ct S, Broken Arrow, OK — $189,000
Not all of REI Nation’s acquisitions are older, value-add properties. This 2017-built, 3-bed, 2-bath home in the Tulsa suburb of Broken Arrow was purchased for $189,000 — about 18% below the $229,300 Zestimate — with an estimated rent of $1,749/month. At 1,459 sq ft on a full acre, this is a clean, newer-construction rental that likely requires minimal renovation before being placed with a tenant.
6027 Tall Willow Dr, Memphis, TN — $120,000
This 3-bed, 2-bath home in southeast Memphis was acquired from Grade A Capital LLC — one of several investor-to-investor transactions REI Nation executed in January. At $120,000 against a $192,000 Zestimate, this represents a 37% discount to estimated value with a rent Zestimate of $1,451/month. Notably, roughly a third of REI Nation’s January sellers were corporate entities or LLCs.
CoreVest Finances 158-Property Affordable Housing Portfolio in Columbus, GA
CoreVest originated an $11.5 million DSCR loan to GOBM Affordable Housing LLC, secured by a portfolio of 158 single-family rental properties across Columbus, Georgia. The 60-month term loan, recorded in early January, covers homes spanning five zip codes in the Columbus metro — all residential properties built between 1903 and 2003.
With an average estimated value of ~$110,000 and an average square foot of 1,100 these are clearly workforce housing plays — older, lower-cost homes that generate cash flow through affordable rents.
Columbus has long been a market where investor demand is driven by a stable military-adjacent tenant base and relatively low entry points.
Anchor Loans Provides $200M Facility to Homebound
Anchor Loans recorded a $200 million loan to Homebound, a technology-driven homebuilder. We saw the facility span 59 properties across four cities: Dallas (24), Prosper, TX (14 land parcels), Houston (13), and Tampa (7). The initial mortgage was recorded last year with additional properties being tied to it.
At $200 million, this is one of the larger construction and acquisition facilities we’ve seen and shows the push for more homebuilder financing from private lenders.
Muncie, IN: A Small City With Surprising Investor Activity
The zip code 47302 in Muncie, Indiana saw 44 investor purchases in January alone, driven by at least three distinct portfolio trades and a flurry of smaller acquisitions.
Three portfolio trades stood out:
1. Home Free Delaware Acquisition
A local landlord sold eight homes to Home Free Delaware LLC at low prices — between $7,000 and $36,000 per property. Several were foreclosure-related transactions. At these price points, even modest rents in the $600-$800 range deliver double-digit gross yields. Home Free’s Delaware LLC structure and bulk acquisition strategy suggest a more institutional approach to the Muncie market.
2. Indiana Landowners LLC
An Irvine, California-based seller transferred six homes to Indiana Landowners LLC/. California-based investors continue to seek cash flow in Midwest markets where entry prices are a fraction of coastal values but often learn the hard way that out of state yields are tough to take advantage of when not local.
3. R & R Rentals 1 LLC
This portfolio traded for a recorded $478,800 with a $360,000 loan from First Merchants Bank, a local Indiana lender. The 10-year term and traditional financing suggest a longer-term hold strategy.
While some regional banks remain active - others are pulling back significantly from business purpose loans.
Beyond these portfolios, Muncie’s appeal isn’t hard to understand. The city is home to Ball State University (~20,000 students), creating consistent demand for student rentals. Many of the homes changing hands are also well-suited for the Section 8 Housing Choice Voucher programs.