Real Estate Investing: Does anyone else constantly get low effort realtors? |
- Does anyone else constantly get low effort realtors?
- Sell for premium? 800k SFH with 6.5k/m rental income
- What does it mean to be over levered? (Leveraging net worth for investments)
- Recommendations for lenders that don’t require seasoning period?
- My tenant ripped a closet rack out of my drywall by putting too much weight on it. Who should pay for this repair?
- Separating a lot from a property
- Can someone sanity check this deal?
- Unpopular Opinion: Foreclosure Rate might not be that bad
- Another one of my quick q's
- 1031 Exchange in investment property Question
- Drop out of college to invest?
- Phoenix vs Raleigh
- What year to add make ready costs
- Most tax efficient way to buy a second home. HELOC? Cash out refi?
- Leveraging Retirement Accounts
- Are we too naïve or does our realtor need to go?
- Record Keeping
- Are Wholesale real estate YouTubers/podcasters actually making money from wholesaling or their courses and content?
- Looking into rehab loans. What if over 35k
- Roofing contractors twin cities Minnesota
- JV splits for non-monetary contributors vs money investors?
- Post card ads
| Does anyone else constantly get low effort realtors? Posted: 17 Dec 2020 08:58 AM PST I don't mean this to sound harsh, but I feel like they don't put in any real effort (this is my third realtor). Each time I have met them, described what I'm looking to do and property types, and what I get in return is just a computer generated "portal" email, but I can do the same by going on realtor.com.... What am I doing wrong, or am I expecting too much? Edit: spelling [link] [comments] |
| Sell for premium? 800k SFH with 6.5k/m rental income Posted: 18 Dec 2020 01:19 AM PST Hi, I bought a single family house back in 2019 for 800k with 5% down. I renovated the whole place so that each room has a master bathroom (5 rooms. No living room and dining area) and generating $6.5k a month. Even with only 5% down, my monthly expenses come out to $4.8k. With such positive cash flow, would I be able to charge a steep premium for my house if I wanted to sell it? [link] [comments] |
| What does it mean to be over levered? (Leveraging net worth for investments) Posted: 17 Dec 2020 01:40 PM PST If you leverage your brokerage accounts (or home equity) to make down payments on investment properties, where is the line between that being a smart financial maneuver and risky? Rationale: Opportunity cost. Brokerage accounts make 7+% and I can borrow against for 4%. [link] [comments] |
| Recommendations for lenders that don’t require seasoning period? Posted: 17 Dec 2020 08:01 PM PST Purchased home with hard money for $97k. Financed rehab wit cash. After repair value will be $140-150k. Anyone know any lenders in Mid Atlantic that don't require a seasoning period. Don't want to wait 6 months to get out of hard money if possible. Looking to transition to 30 year conventional or 20 year commercial. [link] [comments] |
| Posted: 17 Dec 2020 11:14 PM PST Recently had a new tenant move in to my only rental unit and I guess they put so much weight on a closet rack that the entire thing ripped out of the wall. I've had several tenants prior to this one and this had never happened. In fact it's the same closet clothes rack that was there when I bought the place. I didn't inform them of any weight limit or anything but I assume they would have had to put quite as massive amount of clothes and/or other items on it for it to rip out of the wall. Repair likely to cost 200-250 to get a handyman out there to do it. Is this something that typically a landlord would charge the tenant to repair? [link] [comments] |
| Separating a lot from a property Posted: 17 Dec 2020 07:03 PM PST Quick question for you of those who have experienced subdividing. I have a property that is composed of a house and a separate lot but they are all on the same deed it's basically two different legal descriptions but on the same title. The question is how would I go about separating it into two different deeds in two different APNs so I can sell them off separately. I check with my city and they confirm that it's two separate legal lots but they need to be splitting into two different APNs in order for me to sell them. I'm in SoCal if that makes a difference [link] [comments] |
| Can someone sanity check this deal? Posted: 17 Dec 2020 10:07 PM PST Hey everyone, I am close to closing on a three unit property in DC and I wanted to get some feedback on the deal in case I am missing something. My family is actively trying to stop me from making the investment because it would take most of my savings and add a pretty sizeable mortgage. Here is the data: Location: NW Washington DC, 120 year old row house Sales price: 1,030,000 (appraised for $1,175,000) Down payment: 150,000 Loan Type: FHA Interest rate: 2.25% Mortgage Insurance: 1.05% Property Tax: $11,000 a year Insurance: $3600 a year Total closing fees: ~$30,000 Unit breakdown: 2BR residential unit rents for $2600 (currently occupied) 2BR residential unit rents for $2600 (I will live here) 640 sft commercial unit + parking in the back rents for $1800 Other considerations: Due to Covid and emergency regulations, I needed to give the existing tenant four months free rent for him to approve the purchase. Due to these regulations tenants in DC can stop any purchase: https://ota.dc.gov/release/ota-legislative-update-covid-19-emergency-measures. They have a lease until October 2021. From what the current seller tells me is that they do pay their rent, but are taking advantage of the situation to enrich themselves. The home inspector said that the roof would need to be replaced in 5-7 years and that the front and side masonry needed to be reworked in a couple of sections. There was also some mold spots in the basement, which the current owner says he fixed. Some scenarios that I have considered: The rents are lower than expected: Overall the total monthly payment (mortgage+taxes+insurance) is $5,600 and even in a worst case, where there is no appreciation for years, I will be able to get at least $6,000 so the property should have cash flow. I also have a tech job where I could almost cover the entire mortgage with my W-2 income. Toxic Tenants: Another situation is that the current tenants stop paying their rent for another 6 months and then I need to evict them. At this point I would lose a total of $26,000 in rent and probably $4,000 in legal fees. Yet even then, I am acquiring a property for $145,000 below appraisal. Conclusion: Taking all of this information into account I still feel that this is a good investment. So good in fact that I could refinance immediately to remove my mortgage insurance and drop my payments even lower. What am I missing? [link] [comments] |
| Unpopular Opinion: Foreclosure Rate might not be that bad Posted: 17 Dec 2020 06:01 AM PST Everyone is asking about the impending market crash... My best advice: Just buy something the cash flows and has 30% equity. Anecdotal Evidence: I took 6 months forbearance on a residential and the expectation was for me to pay 7 months on the first day of the 7th month. I was ready for the bank to ach 7 months of payments on the 7th month but instead they transferred the debt to the end of maturity. My payment was the same amount as monthly pre-forbearance. No penalty. The only downside is they wont refi me in the next 3 months. Didnt hit my credit score. Nothing. Rates are zero til 2023. Go long equities and buy cash flowing properties. Hmu in 2024. [link] [comments] |
| Posted: 17 Dec 2020 09:45 PM PST So hey guys, Based on NPP of an investment and leveraged IRR, how do I know whether or not if I should acquire the property? [link] [comments] |
| 1031 Exchange in investment property Question Posted: 17 Dec 2020 05:48 PM PST I am about to sell a piece of commercial property I own at a significant gain. I would like to roll the gains into another investment property which I own in the form of improvements (building a house on a lakefront property I own) via a 1031 exchange. I would eventually like to move into the lakehouse (in about 4 years) after selling my current house which I would also see significant gains. Due to my current home being my homestead, I am not subject to capital gains from the sale of my current home, but I would then be making the other property my homestead, which I would have built with gains being deferred. My question is.. As long as both properties are in my name and the deeds dont change, will I be required to pay the capital gains I deferred at the point of making my lakehouse my homestead or is there is a period in which I need to live in it in which those potential tax liabilities are "forgiven" because it is now my homestead? Im sure I need to talk with my attorney or accountant, but I figured I'd post here to hopefully solve my impatient and curious mind. [link] [comments] |
| Drop out of college to invest? Posted: 17 Dec 2020 08:54 PM PST So I am currently in college sort of lost, not knowing what I want to do in life. I have learned a lot about investing in stocks (have about 10k invested), and some in real estate, and have came to the conclusion that it might be worth it for me to drop out. At the end of the day, college is an investment, which I do not believe I'm getting much out of. I do not have any student loans, my school is free. My parents pay my rent and give me some money to live off of. I believe they have some money saved up for me for grad school, which I have no plan of going to. Is it worth it for me to drop out and ask for the grad school money to use as a downpayment on a house? If I do not have to pay a downpayment on a house, as well as my parents paying some or all mortgage payments for the first few years, wouldn't that be a better investment for me than college? I would work a 15/hr job and would use most of it to invest in stocks. I would grow my stock portfolio greatly doing this (for added passive income) and would end up having a paid off house that I could rent out when I am ready to purchase another home. Is it worth dropping out? I realize I am in a very fortunate position and feel like this is a better way to take advantage of it. [link] [comments] |
| Posted: 17 Dec 2020 08:50 PM PST I'm from California (Sacramento) and am looking to live & invest in either Phoenix, AZ or Raleigh, NC. Which would you recommend between the two metros? Some things I like/don't like about each Phoenix Raleigh -Seemed like a safe place to live What is everyone's opinion? [link] [comments] |
| What year to add make ready costs Posted: 17 Dec 2020 08:33 PM PST I've been building my proforma to underwrite smaller multi family deals and am curious where I should put the make ready capex costs. Do they get put in year 0 and link to the total capital needed at the initial investment, or is it factored into year 1? If it's in year 1, do you just accept the fact that your cash flow will most likely be shot and plan for a better year 2 and beyond? [link] [comments] |
| Most tax efficient way to buy a second home. HELOC? Cash out refi? Posted: 17 Dec 2020 11:42 AM PST Hello all, What is the most tax efficient way to fund the purchase a second home? I have stocks I can liquidate in my brokerage account but why do that when it's making ~15% per year, compared to a loan at ~3% or less? I own my primary residence free and clear. We will call this Home A. I would like to rent out Home A, and purchase another home and live in the new one. We will call this new one, Home B.
Will a cash out refi be my best option compared to a HELOC? It seems like a HELOC carriers higher interest than a cash out refi. I don't need a flexible amount of money, I just need the downpayment to fund the purchase of Home B. Thank you in advance for your insight and helping a newbie! BTW - I'm in Socal (VHCOL), Single. [link] [comments] |
| Leveraging Retirement Accounts Posted: 17 Dec 2020 07:03 PM PST I'm self employed. Is there a way to leverage ira's or an old 401k for RE investing without buying a property within the IRA? (Which seems undesirable from what I've read.) Like a loan against it? I realize you can buy a property inside of the account but it sounds like a pain and that you lose tax advantages and leverage advantage in doing so. [link] [comments] |
| Are we too naïve or does our realtor need to go? Posted: 17 Dec 2020 05:46 PM PST Hi all, Long time lurker, has been really great information always. Hugs and kisses. My(37) wife(28) and I are shopping for our first home. I convinced her to go duplex. I am a veteran and using a VA loan. We live in Minnesota. Due to VA loan, our realtor says we will not be competitive in this sellers market for new on market homes. When first introduced, he tried to force me into shopping single family because the "duplex investors never sleep" and we would be looking a long time. Fast forward 4 months since moving from Seattle, we found a 1912 home in a great neighborhood for sale $425 in MN. Lower unit 1 bed 1 bath, upper unit 1 bedroom 1 bath but upper loft area being used as a bedroom. Original windows, but roof only 5 years old. Seller purchased in October 2019 for $327 and redid lower unit kitchen. Now selling for $98k more. Take down one door and could very naturally be a single family home. Has decent backyard and 1 car garage. Been on the market for 60 days so we offered seller $400, all closing costs paid out of pocket. Seller agent said can we get to $420? We said $417 and half closing costs into loan. Seller says shes not reducing at all. $425 or nothing. Our realtor says walk away. But the market is SO narrow, and my wife wants something cozy if this must be a duplex. Our numbers will not work unless we make upper into a true 2 bedroom, but maybe we pivot and turn into single family. Do we need a new agent? Is this seller not wanting to sell or just great at negotiating compared to our agent? He has gotten steamrolled so far, and gave us his buddies contact info for the inspection, although the inspector was very thorough. Our agent has told us to walk away from this when seller didn't budge. But he does mostly single family in the burbs. Have any of you struggled to make these decisions at the beginning of your REI journey? TL:DR Realtor pushed to get us to go single family with our VA loan, and continues to nudge despite our insistence to stay with duplexes. Our 1st offer got declined, our next property offer we had to meet asking price despite 60 days on market. Seller is not budging on anything. Are we just too bad at this or is our agent?? Update: I'm all for the rules and don't want to be an exception. My general questions relevant to a personal residence is due to VA loans stipulating the borrower residing at the investment property for at least two years. Just an Air Force veteran learning as he goes. [link] [comments] |
| Posted: 17 Dec 2020 01:02 PM PST Y'all, I'm struggling with keeping track of everything, and also knowing what I might need in the future vs what can be trashed. I just closed on a refi of my house hack and I'm trying to get digital copies of the closing docs. What else should I keep on hand at all times? Also, logistically, do y'all keep hard files or do you do it digitally? Looking for a little help from the ppl who've got a few or so properties and managed to not drown in paperwork! Lol Edit: I'm referring specifically to closing docs, insurance policies, and surveys, etc. but I also am interested in taxes, expenses and basic accounting as well. Anything and everything! I'm not a very organized person and I'm fixing to change that. 💪 [link] [comments] |
| Posted: 17 Dec 2020 10:38 AM PST Don't want to be skeptical but I feel like if it was so great they wouldn't need to be pushing products so much. I understand multiple stream of incomes but I feel if this was such a path to "financial freedom" everyone and their mama would be doing it. Plus if you want "help" people so much, I would think they wouldn't charge so much for their programs. But what do I know? [link] [comments] |
| Looking into rehab loans. What if over 35k Posted: 17 Dec 2020 04:34 PM PST Looked at this 3 unit today, 2 units were one single house and the 3rd was a guest house in the back. super cool and looks to be a great investment for the area. Only thing is it needs a rehab. Well over 35k that is the limit for a 203k. Galvanized pipes needs changing, leaks in the upper unit, the 3rd unit needs a full rehab as the flooring is caved in, I mean this seems like a lot of rehab that's why I think it would be well Over 35k How does this process work if I'm interested on taking this on? How is it determined the amount needed to repair the place. Honestly in my head, would need about 60-80k in repairs? Would I be looking at a private lender? [link] [comments] |
| Roofing contractors twin cities Minnesota Posted: 17 Dec 2020 10:25 AM PST Hey everyone, I just go a quote for roofing a 1000 sf house with a story and a half. It is a gable roof with Two dormers. The price was $10,000. This did not include facia replacement or possible rot issues. I've assumed about 11 squares or 33 bundles. Is this estimate reasonable? Does anyone have good roofing contractors in the msp (Minneapolis Saint Paul) area? Thanks!! [link] [comments] |
| JV splits for non-monetary contributors vs money investors? Posted: 17 Dec 2020 04:18 PM PST I'm looking for thoughts on how to handle a JV development project with investors bringing different things into the deal. The project is a full blown beginning to end development project from empty field to tenant occupied apartment complex. Hypothetically:
We're absolutely involving attorneys who work on this stuff, but I'm hoping for a "preview" of what to expect or what might make sense. I'm having a tough time thinking through what's fair for the non-monetary contributors without devaluing the monetary investors. What's the RIGHT way to value the land? How do we determine fair equity for the non-money investors? Are there "shares" that equate to something? One important point- everyone knows each other personally / are friends. I know this is asking for potential trouble, but if the deal is structured properly we're all in a position to make a truck load of money. [link] [comments] |
| Posted: 17 Dec 2020 01:58 PM PST Hey guys I'm looking at starting a post card ads again, I did it before about a year ago but have two questions and looking for some advise.
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