The Top 4 Profit Killers for New Landlords

The Top 4 Profit Killers for New Landlords

2 min read
Sterling White

Sterling White is a multifamily investor, specializing in value-add apartments in Indianapolis and other Midwestern markets. With just under a decade of experience in the real estate industry, Sterling was involved with the management of over $10MM in capital, which is deployed across a $18.9MM real estate portfolio made up of multifamily apartments. Through the company he founded, Sonder Investment Group, he owns just under 400 units.

Experience
Sterling is a seasoned real estate investor, philanthropist, speaker, host, mentor, and former world record attemptee, who was born and raised in Indianapolis. He is the author of the renowned book From Zero to 400 Units and the host of a phenomenal podcast, which hit the No. 1 spot on The Real Estate Experience Podcast‘s list of best shows in the investing category.

Living and breathing real estate since 2009, Sterling currently owns multiple businesses related to real estate, including Sterling White Enterprises, Sonder Investment Group, and other investment partnerships. Throughout the span of a decade, he has contributed to helping others become successful in the real estate industry. In addition, he has been directly involved with both buying and selling over 100 single family homes.

Sterling’s primary specialities include sales, marketing, crowdfunding, buy and hold investing, investment properties, and many more.

He was featured on the BiggerPockets Podcast episode #308 and has been contributing content to BiggerPockets since 2014, with over 200 posts on topics ranging from single family investing and apartment investing to mindset and scaling a business online. He has been featured on multiple other podcasts, too.

When he isn’t immersed in the real world, Sterling likes reading motivational books, including Maverick Mindset by Doug Hall, As a Man Thinketh by James Allen, and Sell or Be Sold by Grant Cardone.

As a thrill-seeker with an evident fear of heights, he somehow managed to jump off of a 65-foot cliff into deep water without flinching. (Okay, maybe a little bit…) Sterling is also an avid kale-eating traveller, but nothing is more important to him than family. His unusual habit is bird-watching, which he discovered he truly enjoyed during an Ornithology class from his college days.

Education
Sterling attended the University of Indianapolis.

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What are the big risks and pitfalls facing new landlords?

Owning rental property is great. A buy and hold strategy has many benefits, and the passive income it can provide can certainly put individuals right where they want to be for retiring. Of course, there can be a significant learning curve. That can leave new real estate investors and landlords exposed to risk. So what are the most common factors that trip them up and threaten financial disaster? How can you beat them?

The Top 4 Profit Killers for New Landlords

Taking Too Long To Get Units Rent-Ready

Taking too long to go from acquisition to bringing in income can be disastrous. You don’t want to go broke before you’ve even landed your first tenant. It is mind-blowing to see some new landlords take months and months to renovate a new acquisition and get a tenant in. Others seem to manage it in just days.

You should make repairs right and do a quality job. No question about it. But every day is money. Even without loan payments, you are accruing property taxes and insurance, and your ROI is declining while you are missing out on tenants. If you’re in a Midwest market that has rough winters, this is especially critical when those months are coming up.

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Related: The Financial Threat More Catastrophic to Property Owners Than Simple Vacancy

Allowing Extended Vacancy

The same risks as above also apply to extended vacancy periods while you own the property. This can happen any time you turn tenants (which is why savvy landlords treasure long term tenants). This loss of income and extra risk of exposure to damage, vandalism, and squatters during vacant periods may seem palatable if you have just one unit. Wait till you have 10 (or 100) sitting empty. Experienced landlords leverage the best technology and systems to hone in and make sure rental units are rent-ready again in just a few days. They also make sure they have a constant pipeline of renters — and often a waiting list — so there are as close to zero down days as possible.

Failing to Verify What You Can Rent for in Advance

Never, never, ever just take someone’s word for what a rental may rent for. Never. Not the seller and not the listing agent. Always do your own due diligence. Don’t look at asking rents. For vacant units, pull comps in the neighborhood, talk to people, run ads, and test the market. For example, if there is a similar house to yours with an asking rent of $850 and it has been on the market for 4 months, then chances are that is not what the market is willing to pay. Price accordingly. The market will always let you know whether you are priced too high or too low.

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Related: The Rookie Landlording Mistake Most New Investors Make

Over-Rehabbing the Property

Over-improvements will bankrupt you and will put you in a negative equity position. Please avoid it. Make your units nice, but don’t overdo it and rehab the property to attract a $1,500 a month tenant when no one in the neighborhood is paying more than $800 per month.

Watch out for these pitfalls and you’ll be well ahead of the curve.

Landlords: Have you experienced any of the above? Would you add anything to this list?

Let me know your thoughts with a comment!

Real estate investing can help you build wealth - but if you're not careful, it can net you zero money AND drain your reserves. Avoid THESE cash killers!