How to sell a Property Bundle – Tips & Tricks Needed... HELP : )

Question

Hello Bigger Pockets Wizards!

My name is Caleb, I am looking for more experienced investors and agents who have sold packages for investor clients before, on and off-Market.

I've got a bundle of 10+ properties, sprinkled across Benton Harbor and Muskegon, MI. This mix includes duplexes and single-family homes. It's like a box of chocolates; some are sweet (tenants paying rent), and some are... let's say, an acquired taste (a few non-payers).

Now, here's where I need help or wisdom.

What makes a property package attractive to investors? Is it all about the price tag, or is it the thrill of having multiple doors I'm trying to understand to plan out the marketing and potential questions and issues that will come up.

How do I spread the word without becoming that annoying radio jingle that gets stuck in your head? Blast it everywhere for speed or leak it out slowly. Also, it may take a specific type of investor for this as some of the properties are section 8 and not in the best area.

I’m all ears (and eyes) for advice on:

• The key factors that make a property package a deal.
• Savvy marketing strategies.
• Potential problems that could come up.

All in the spirit of learning and growing together.

Thanks a million, in advance

~ Caleb

Mitchell Luban · Answer

@Caleb Reits My experience is that for everyone involved you need to have as much accurate information as possible. I have done a few of these size deals. Serious buyers don't want to waste their time. Treat it like a job because you'll need to sell it several times. To the buyer, inspector, and appraiser.  Buyers buying these are expecting a discount in most cases because they are taking some crappy properties but also getting some decent or even nice ones. I always make sure to do the following to present to potential buyers.

1. Addresses with lease start and end date and rent amount

2. Unit size (bed, bath, Sq/ft) (Notes tab for useful things such as new roof etc)

3. Ideally trailing 12 months P/L's

Buyer is likely getting commercial financing so having all the financial stuff up front just helps cut to a yes/no decision... Or at least see if they want to invest the time based on the numbers provided.

As far as marketing that is tough I am not a fan of blasting stuff out there but you have to do what you have to do. In most cases deals like this in my experience sellers want a buyer who can close and they are working with you because they think you can deliver that as well as help them get a certain price.

I am happy to chat if you want to give me a ring I will be around!

Caleb Reits · Answer

Super helpful information Mitch, Thank you so much! 1. I have gathered most of the leases. (Some are lease options...) Not excited about that. 2. I am in the process of getting all the specs of each house, with the maintenance that has been done to it over the years. (Missing a lot of recent and records)  3. How would I go about creating a P/L for something like this? It is kind of a mixed back a few duplex's and a few single family's and one four unit. Maybe connecting with Commercial Leners could be a good way to find potential buyers???

James Wise · Answer

That's your 1st problem right there, you're trying to sell them as a bundle. You've got to sell them individually to max out the amount you can sell them for.