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    Wednesday, August 26, 2020

    Real Estate Investing: Why does this sub hate real estate agents?

    Real Estate Investing: Why does this sub hate real estate agents?


    Why does this sub hate real estate agents?

    Posted: 25 Aug 2020 05:00 PM PDT

    Okay, before you kill me for the title I know not all of you hate them. Shit, half of you seem to be one.

    I grew up in the mid west and my dad was a realtor. Didn't know it at the time but he's a pretty damn good one! He moves about 12-15 million in volume every year. I moved out to California and while I'm still training as an athlete I'm working on my license. Now I haven't been in a brokers office yet nor sold anything as I'm waiting for an exam slot. So I haven't seen the work culture first hand. But I noticed a huge trend saying that real estate agents are scum and need to be kicked out. Is it true that most are lazy? I know from watching my dad that being a realtor isn't what the Instagram stories show, so how can anyone be lazy in this job and actually make 100k+ a year?

    As someone who's main goals in real estate is to build relationships with people and own my own rentals, what can I do be ahead of these realtors who everyone talks about? From talks with my father I know I'm looking at about 40-50 hours of work every week for a couple of years. I just don't want to be one of the shit heads in real estate everybody hates.

    Also what was your guys experience, if any, from working with a realtor? What did they drop the ball on?

    Love this sub, i feel like every time I'm on it I am gaining new knowledge. Thank you!!

    submitted by /u/mixedhyped
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    I'm confused about taking loans from existing property

    Posted: 25 Aug 2020 04:34 PM PDT

    Ok, I watched a video from Stephan about how he purchased a property for $0. When he said that he borrowed a $600k loan to pay for $500k mortgage and pocket the rest as profit, I was dumb folded. How can taking out a bigger loan to pay a smaller loan be considered "profit"?

    I do understand the basic of his strategy, like buying cheap property, make some improvement to get higher value. Get back to the bank to take out a bigger loan for it.

    Sure, I got it, he pulled the money to invest in some other properties which will increase his portfolio. But....won't it make the mortgage more expensive?

    Also, let's say he has 10 houses in his portfolio, each cost $500k, but the moment he has any equity in the house, he immediately withdraw it to invest in other house. From the outside, it looks like he "own" 10 properties, but in fact he has zero equity in all of them, and if the economy take a hit and people lose jobs and can't pay back rent, he can't pay the bank.

    Won't this backfire and blow up in people's face?

    When I say I have 5 million invested in stock, I literally has 5 millions worth of equity sitting in my account. But 5 million in property is just 5 million borrowed from the bank. Does it feel like playing with fire? Because when there is an economic downturn, at least I can liquidate some of my stocks for quick cash. But housing, on the other hand, is much harder to sell, and I still don't own the house until I pay back all the mortgage....which get much more expensive because I keep refinancing and taking out bigger loans for the loans for them.

    That's why I don't understand why people use this strategy. Of course Stephan is rich and more successful than me so obviously he is doing something right. I just don't get how it can sustain in long term.

    submitted by /u/yukinara
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    Which is the better path for real estate success: becoming a general contractor to save money on the rehabs or become real estate agent to secure deals and hire out the work?

    Posted: 25 Aug 2020 06:18 AM PDT

    General contractors can pull permits and can handle most of the work themselves. Even after i get to the point where I start hiring people out, I'll have a much better idea of how much projects should cost and how they should be done which will help keep a tight budget.

    On the other hand, real estate agents could focus entirely on acquiring new properties and just hire out the dirty work. It'll cost more but I'll have better access to listings on the MLS and first dibs when sellers come to me.

    Which path do you guys think is the fastest or better overall route to succeeding in real estate investing?

    Edit: a few people were saying that getting a contractor license requires a few years of experience in trades so I looked it for my state (MI) and it seems like all we need to do is take 60 hours of classes and pass some exams. Maybe I'm reading this wrong but if that's the case then it would be in my best interest to just go ahead and get licensed since I'm a newbie anyways and taking the classes would be invaluable.

    submitted by /u/Strupnick
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    How are you guys doing with your “college rentals”?

    Posted: 25 Aug 2020 10:07 PM PDT

    Doing fine since all of the colleges pretended that students would go to class on campus, and your students already signed a year lease with you?

    In my state however, almost every major university has now moved to "online only."

    Where do you see the near future for these college rentals... the ones where you can rent a 4 bedroom house for $500/bedroom ($2000 total) to students , but it might only rent for $1400 to a normal family?

    Do you foresee some buying opportunities near colleges since their will be less of a tenant pool?

    submitted by /u/mustardplug1
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    Not sure how to handle a tragedy

    Posted: 25 Aug 2020 09:46 PM PDT

    I've been renting my first investment property for 10 months now with great success. But last week my tenants were in a car accident, one died at the scene and the other has a very very long road to recovery. It's too early to tell what that might look like or if a full recovery is even possible. There's major brain trauma in addition to the physical recovery. I'm not overly worried about rent right now I want their families to take care of what they need to. But also know it's going to eventually come up. Does anyone know what happens to the lease in a scenario like this? Any recommendations on how to approach the family when the dust settles? They were a couple, both on the lease. The surviving partners family was visiting at the time and is staying at the property at least for the time being. Thanks in advance.

    submitted by /u/ibetternotsuck
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    Buying house found out the lot is being split.

    Posted: 25 Aug 2020 06:10 PM PDT

    I'm in the process of buying a house and it is on a .55 acre lot. I'm buying this house without a realtor and I discovered that 1/3 of the lot has been sold (pending). The issue I'm having is that there is a deck built and it appears to be partially on this lot. The city government website does not have this lot split off when you look up the lot lines. It still shows the lot as a whole .55 acre. Will I be able to file an easement to keep the deck as it was built many years ago or am I going to have to tear it down? I got a really great deal on this house so I would like to go through with the closing I'm just unsure of what to do about the deck and curious on why the city does not have the split on their website. We're using cash to buy if that makes a difference. Florida.

    submitted by /u/TimeTravelingRobot
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    Anyone have success with roadside signs advertising fix and flip deals?

    Posted: 25 Aug 2020 05:05 PM PDT

    Came across a fix and flip sign advertising price vs suggested ARV and to call with more information. Always the skeptic, I was curious to know if anyone here has ever had success with these signs or if they are scams.

    submitted by /u/Digitalbws
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    Buying at high before a downturn?

    Posted: 26 Aug 2020 02:38 AM PDT

    To those who bought an investment property at the high before a downturn and did so with a long term goal in mind, did it matter in the long run? It's what I am about to do imo. My husband and I looked for months and finding a duplex/multifamily that's well kept and comes with a LT tenants already have been hard to come by. My husband also got laid off and all his time can now be dedicated in learning the ropes (my job is secure and I have always been the breadwinner). The property is located in a highly desirable area with great schools, an attractive large park, near a public transport (a train), and good population growth (both of my future tenants are millennials). Financially, we will be breaking even after accounting for future vacancy/repairs/cap ex/utilities/lawn/snow removal/tax/mortgage. We will be able to weather 6 months or more of 2 mortgages and other expenses but should we? My goal is to eventually own multiple properties and qualify my husband as a RE professional to deduct loss against my active income, this house will be his/our schooling to see if our strong interest in RE investing is truly the route we want to take.

    I would really appreciate your thoughts. I have the opportunity to back out of this deal TODAY with minimal damage. Thank you all for reading.

    submitted by /u/Phillophile
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    Anybody Have Resources For Learning About Different Markets?

    Posted: 25 Aug 2020 12:48 PM PDT

    I am looking seriously into REI out of state, and am just starting to tackle how to evaluate certain markets (e.g. Gary IN, Kansas City MO, Harrisburg PA). I'm looking for resources on how I can learn about these and other markets, not sure if there are any useful reports where I can understand if the market is likely to appreciate, have good vacancy rate, has a stable economy, etc. Anybody have any recommendations for how to evaluate different markets in this way?

    submitted by /u/bun_stop_looking
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    House is being given to me - what are my options here?

    Posted: 25 Aug 2020 04:37 PM PDT

    Hello everyone,

    My mother (70) will be giving me her home as she is moving back to her home land to "finish the rest of her life" where she grew up and to be with her sisters and last brother.

    Essentially, she's giving me the home.

    Here are some details

    • The deed is on her name, so is the mortgage.
    • The monthly mortgage payment is about $1200 at 3%
    • The remaining balance is 125k on mortgage
    • The property taxes are 12k a year
    • Home insurance is $1500

    The upstairs rents for $2500

    Home value: 390k +

    I feel like $1500 is still quite a lot. Would it be possible to refinance both in her name and my name although I have a chapter 7 bk that's a year old? My income is about 70k with a 700 credit score

    Her income is about 90k but a score of 600

    It seems like with the current situation many banks upped their credit score requirement.

    What are our best options here? She's leaving in October for good.

    submitted by /u/justmovedtoLI
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    What is the best way to leverage equity in my properties to expand my portfolio?

    Posted: 25 Aug 2020 10:19 PM PDT

    I was hoping to get some suggestions on the right loan type to help expand my current real estate portfolio. For some background I'm a w-2 employee and have been using savings, stock grants, investments and bonuses to buy up small single family homes. I've got a snapshot of the details below:

    Property #1: No Loan: 75k Value: 800 Rent Property #2: No loan: 80k Value: 850 Rent Property #3: No loan: 65k Value: 720 Rent Property #4: No loan: 65k Value: 800 Rent Property #5: 306k Loan: 500k Value: 2750 Rent/2300 mortgage Property #6: 291k Loan: 350k Value: 1800 Rent/1290 mortgage

    I'd like to figure out the best way to leverage my portfolio to continue buying single family homes. I have a few deals I can go after but don't want to deal with the headache of all the paperwork and finding the right banks. There is a local bank who gives out commercial loans but it's a 20 year with a 5 year refinance (something like that I'm not super familiar). I'd like to be able to do the following

    1) Have a line of credit where I only make payments when I use the money 2) Properties 1-4 are in an LLC id like to see if I can use their rent to get the loan vs pulling all my personal assets and records aka headache

    Does anything like that exist or am I in la la land?

    submitted by /u/Havokxfactor
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    infinite BRRRR? unpossible. How does one become Ben Mallah?

    Posted: 25 Aug 2020 08:59 PM PDT

    I've heard someone call BRRRR infinite, but it's not.

    If you had a regular job paying $7000/month, and you took the most ideal numbers, spending no more than 70% of final value to acquire and rehab a property, and then you rented out at 2% per month, you would only be able to control <$5.5M in property value before the bank would not let you refinance anymore because of too much debt.

    $5 million isn't a lot.

    so how would you scale past 5 mil?
    What's the leverage strategy exactly?

    submitted by /u/pman6
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    Help! Questions about having a basement suite

    Posted: 25 Aug 2020 05:07 PM PDT

    We are looking at suiting our basement of our home and I have a few questions... (we have had rentals before and we have done air BNB in our home as well)

    How would we determine the fair market value for the CRA? Is a realtor market eval enough or what would they use as "proof" for a new value of our home. (We will most likely go this route) What if we decide it is not for us... do we then have to "sell" on paper for the CRA? I don't want to have to pay capital gains on my house when I sell it if we only rent the basement for one year. Should we keep our mortgage higher because we can write off 30% of the interest having a suite? We have a lump sum of money coming in and trying to decide between paying the the mortgage off or doing some other things with it. Would love any feedback! Thanks in advance!!

    submitted by /u/hudsam1
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    A deal too good to be true? Deal Analysis (Nashville, /Buena Vista Hights)

    Posted: 25 Aug 2020 10:32 AM PDT

    Hey everyone,

    I am a newbie RE investor and haven't purchased my first home yet. I spent the last couple of months educating myself and building proper deal analysis tools. I will need another couple of months to save up some money and improve my credit before making my first purchase but I am already starting to reach out to Realtors in the area to send me deals.

    The very first deal I was sent was this:

    Price: $360,000
    Sqft: 1983 SqFt
    BR: 7 Beds, 4 Baths
    Year Built: 1925
    County: Davidson County
    Annual Taxes: $2,056
    Monthly Rents: $4,200
    CoC Return: 15.53%
    Caprate: 7.80%
    1% rule: 1.17%

    I am quoting the listing on the rent price right now:

    " The triplex is currently a group home generating $4200/mo and tenants are on a month-to-month lease. Property has a 14% cap rate. If converted back to a functional triplex, rents can be held for $1,200-$1,400 per unit without any add'l improvements. Current format has 7 bedrooms and 4 bathrooms. "

    After running my numbers, this was obviously an incredible deal & I was wondering where the catch is. I know I want to invest in Nashville but I don't know the market super well yet, maybe everyone can give their feedback and also at the same time analyze my Google Sheet below: (feel free to copy, it is pre-filled with the numbers of the deal outlined above).

    My main questions are:

    1) What am I missing on this deal?
    2) Is my Google Sheets missing any major features/does it have major flaws?
    3) Is Buena Vista hights in Nashville an area someone would want to invest in?

    Thanks, everyone!

    Deal Analysis Google Sheet: https://docs.google.com/spreadsheets/d/1iVSQfwFTBBUCFsiOmfUOCa_gUvGCXQ9iGOEfLJCs32M/edit?usp=sharing

    submitted by /u/philithekid
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    Mortgage Broker Question

    Posted: 25 Aug 2020 07:59 PM PDT

    It's pretty evident real estate brokers are pretty much little to no value add.

    Is that the same w mortgage brokers too? Or can they actually find you good mortgages that you wouldn't be able to / wouldn't have the time to scour and find yourself?

    submitted by /u/plurmoatwic
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    What would you do?

    Posted: 25 Aug 2020 07:29 PM PDT

    I recently moved out of a 3/1 rental, my roommate stayed and is paying m2m. Our landlord very recently approached him asking if he'd be interested in buying the house, they are looking for cash to use in a development. Roommate is not interested in buying but I know I have opportunity to make an offer. They have the house listed on market at 75k, offered it to him for 65k, my guess is the appraisal is somewhere in the middle. The house rents for 925/mo, is structurally in decent shape, and was fully renovated before we moved in 1.5 years ago. I'm wondering what your thoughts are on making a cash offer for 45-50k and negotiating from there? Old roommate says he intends to stay for another 2-3 years so I know I would have a good tenant in the property for the time being. I'm probably leaving out some critical information (let me know and I can try to provide more), but my main interest is in trying to ensure I'm not judgment-clouded by previous attachment/connection to the property/people. Would you make an offer at all? Would you make it contingent on inspection? If so, how would I do that formally? Thanks in advance!

    submitted by /u/adc395
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    Offer accepted on first multifamily!

    Posted: 25 Aug 2020 09:26 AM PDT

    After an exhausting amount of research and a couple flights, we just got an offer accepted on our first multifamily. Slated to close 9/30.

    Overview

    "3 family" house with off-street parking in a mid-sized midwest city. Fantastic walkable urban area that's been steadily on the rise for the last ~15 years. I actually lived 2 blocks away in a renovated loft building 10 years ago when the neighborhood was really getting started but now reside/rent in Brooklyn. House is walking distance to the riverfront, restaurants, coffee shops, shopping, movie theater, and an aquarium. About 1 mile from downtown and all that entails, including two major league sports stadiums, museums, and tons of development. Also on our side of the river a few blocks away is a $40 million mixed-use development including retail, office, hotel, housing, and an indoor/outdoor concert venue. Phase 1 is slated to open later this year.

    Our offer was for listing $159,900, with the seller paying closing costs (~$4k) contingent on the inspection. House was up for 3 days, had an offer on the second day. Our agent reached out while they were in negotiations. We got in yesterday and made an offer on the spot. We have a 14 day inspection period and are flying back in to handle the inspection and will probably stay through closing.

    We got a 3.375% rate with 25% down on a fixed 30 conventional, looking like the payments are going to be $880/mo all-in. Utilities average out to ~$150/mo for the building as-is. Currently the only revenue from the building is $800/mo leaving basically a $230 deficit we're looking to make up ASAP. While we'd love to house hack, our jobs currently have us in NY and we don't imagine living in this property maybe ever, but at least not for the next 3-5 years.

    From our research, and discussions with our agent, we estimate we can get $2300-$2500/mo for all 3 units after making 5-9k in updates.

    Property Details

    2,005 sq. ft. brick three story built in 1883. Furnace is less than a year old, roof looks like it's maybe 2-3 years old max. Bottom floor has central air (unit is a bit older, maybe 5-7 years) as well as exclusive access to the full unfinished basement with W/D. Utilities are not currently separated and we're responsible for handling all utilities (yikes). Whole house exterior was painted less than a year ago. Has a newer driveway that ends in a carport and 1 car garage. No yard, which is actually a huge plus for us since we don't live there and don't want the additional cost of maintaining it.

    Current Tenant Situation

    It's currently setup as an *almost* 3 family with one of the units occupied:

    Bottom floor is a 2br/1ba. Tenant has access to the front porch and entire driveway. Is currently month-to-month but has lived there for 10 years.

    Current rent is $800. Comp rents in the area are $1050-1300. Thinking of maybe bumping them up ~$100 or charging them a flat-rate for utilities or driveway access just to make the house self sufficient while we sort out the other two floors.

    Second floor is setup as a 1br/1ba and has been vacant for a year. My guess is the owner was interested in selling the house and put their effort into getting it more presentable to a buyer vs worrying about turning over the unit. Probably needs 3-5k to get it where we want it. Could probably get it rentable for ~$2k but feel like we could fetch more desirable tenants and slightly higher rents if we put the extra cash in now.

    Third floor is an efficiency (we call it a spacious studio in NYC...) and needs another 2-4k to get it rentable. Have no idea when it was lived in last, no kitchen appliances and currently...no toilet. None of which is really a big deal, my father is big into storage room auctions and has a garage full of appliances and my sister married into a family that runs an HVAC and plumbing company.

    The issue is it's a third floor walkup, which is apparently a large deal in the midwest, and the space is quite small. Our thoughts are to turn it into an AirBnb as we fear it may be hard to find a tenant. As mentioned above, the area is very walkable and is probably one of only a handful of neighborhoods in the city that Airbnb is viable in. Plus we love the idea of having a place to stay when we're in town as we visit a handful of times a year already which is likely to increase now that we own the property. All that said, it seems like some dice that we're willing to roll. Especially if we get the second floor occupied.

    There is also a large 1 car garage that the previous owner used for storage that I plan to offer to the current downstairs tenant for $100-150 a month or rent to someone else. Off-street parking is rare in the neighborhood, garages are even more rare. Lots of folks in the area may be interested in renting the garage either to store a nicer vehicle or motorcycle, or just as a very central storage location.

    Questions

    1. How to handle the downstairs tenants?

    They're very reliable and the consistency is nice. However, they're grossly underpaying for what they have. Our immediate plan is to not rock the boat too much in the short term until we get at least the second floor unit operational. Raise their rent? Put them on a lease? Charge for utilities or driveway access? Segue:

    1. How to make up the deficit?

    As mentioned, the house operates at a ~$230 loss monthly as-is. Not a huge deal for us as we budgeted for a totally vacant property and anticipated covering a (higher) mortgage for 6-9 months. However, we'd love to get the house to be self-sufficient. I suppose we have a few options: raising the downstairs tenants rent, charging them a flat-fee for utilities, renting the garage out, charging for driveway access.

    1. How to handle utilities?

    From our initial research, it looks like separating utilities is kind of a nightmare. Is it worth the hassle? Is it out of line to ask tenants to pay a flat-fee for utilities?

    1. What to do with the second and third floors?

    We have a few options here. The first is to take whats already there and run with it: turning both floors around and operating the second as a 1br/1ba and the third as a studio or airbnb. The wildcard is turning these floors into a 2br duplex. It would probably net out the same from a revenue standpoint as we imagine we could get $1200-$1300/mo for it. The issue is it'll take a very particular tenant. Someone that has enough income to purchase their own property, but chooses not to for whatever reasons. The rehab costs involved is probably comparable or $1-2k more.

    Any advice or opinions are welcome! We're tying not to get too excited until the inspection clears, but want to plan ahead as much as we can.

    submitted by /u/chdmlr
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    Given the current interest rate environment, is it better to save cash for first property in a HYSA or stocks?

    Posted: 25 Aug 2020 09:19 AM PDT

    Working on my first flip with a partner, unexpectedly came to the property and found a roofer doing work.

    Posted: 25 Aug 2020 07:06 AM PDT

    I popped by the property because I wanted to see how things were going inside, and found some guys doing work on the roof. I had no idea they were going to be there. The owner of the company, said they talked to my GC and had sent a contract over and the GC said the property was good to go. After I called my partner, he said that he was still comparing two companies. And that they weren't supposed to have started. We hadn't even signed a contract for who was working for us.. The GC just said that "the property is ready to go", not to start work on it..

    Now the roofer is saying how he needs the money for supplies (down payment in the contract). And that he's ready to just walk because my GC hasn't been replying to him, or sending the money. Which i know my partner has been talking with him. Honestly, I don't care if he walks, he's been a pain in my ass. The only things I'd worry about is that his workers basically demo'ed the roof, and would walk away with nothing. And the fact that if he walked he'd leave big ass holes in the roof where they removed the skylights.

    What are your thoughts on this?

    Note: I'm not the one that deals with the contractors, we got a GC specifically because I'd rather not deal with all this BS.

    Update: Sort of got it sorted. Turns out the roofer occasionally works for the other roofer we were looking into. The first roofer is going to be working under the second for this job. I'm really not sure what it's going to fix, but everyone seems happy and we're on our way. So I couldn't ask for a better outcome. Thank you all for your advice and sharing your knowledge, I really appreciate it.

    submitted by /u/Barons2020
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    22 Years Old in SW Chicago... Want To Invest in a Duplex... No Prior Experience / Knowledge

    Posted: 25 Aug 2020 06:50 PM PDT

    Hi all,

    I'm 22, currently have a taxable portfolio (All from my ESPP) made up of ~$30K and spendable savings of $5k. I'd be looking to cash out my portfolio and put ~$35K down on a property. My annual income is $44.5K. Credit score is ~745.

    I live in the southwest suburbs of Chicago and I've been spending the last month or so trying to identify opportunistic areas near me as well as running some hypothetical deals on properties I find on Zillow.

    My plan is to purchase a duplex on an owner/occupant loan and occupy the second unit for a year to keep in line with owner occupant laws. After the year I'd like to move back in with my parents and rent the second unit.

    I really don't know how to turn my plan into action, so any tips are greatly appreciated. I do have some specific questions though: Do I currently have enough capital to get started? Is it almost inevitable that if I'm an owner occupant I'm going to take a loss on the property for the first year? Should I hire a property manager for just one building? What next steps should I take to get things moving?

    submitted by /u/microbial2
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    Online Real Estate course you can speed through?

    Posted: 25 Aug 2020 06:47 PM PDT

    Can anyone recommend an online real estate agent license prep course you can watch at a sped up pace? Pennsylvania requires 75 hours of class but I'd like to knock that out in a week by watching at double speed of possible.

    submitted by /u/JukeBoxHeroJustin
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    Central Illinois-Tenant moved someone else in and left, how do I best proceed?

    Posted: 25 Aug 2020 11:14 AM PDT

    I just found out that my tenant (who is the only person on the lease) moved a family member into the unit and left or is planning on leaving asap. But this new person (who is not on the lease and was never mentioned) is planning on staying in the property. I have never spoken with this person and I have no idea who they are.

    Because of executive order 2020-37 that got renewed until September 22nd, I cannot evict anyone from the property. But I am just really lost as to what to do about this new person on the property. I am a small time landlord, I inherited this property. But I thought I was doing a lot of things really well and have been trying to learn as much as I can to be professional and proficient. And for the last 3 years things have been great otherwise. Im just really lost what my best actions should be from here.

    Thank you for the help, I really appreciate it.

    submitted by /u/YoloPowerRanger
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    Hello, any NJ realtors who are also investors here?

    Posted: 25 Aug 2020 04:34 PM PDT

    hey 27

    looking for a realtor who also owns at least 2 MF properties, as im looking to house hack in north jersey

    credit score 798 and no debt

    submitted by /u/blueeyesdragon92
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    Any North jersey mortgage broker? have some questions for a newbie

    Posted: 25 Aug 2020 01:19 PM PDT

    hello,

    I have a few questions,

    1. is still possible to put down 5% on a conventional loan ?

    2. are there any 1st time home buyer programs? or grants

    3. what are the average rates for 790 credit score and no debt? max down payment i can do is 5 to 10%

    4. is it true that conventional loan is stronger than a FHA?

    5. what is the average pmi on a duplex around 350k to 450k ?

    submitted by /u/blueeyesdragon92
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