Looking to Help Beginners ! (Investing , Financing, Managing)

Starting Out
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Looking to Help Beginners ! (Investing , Financing, Managing)

Account Closed
Upstate, NY · Member since 2016 · 200 posts · 277 votes

Hey all,

 I am on bigger pockets simply because I want to help beginners make that leap like I had to all on my own before I knew about bigger pockets.  A quick blurb on my experience : 

I am a serial House Hacker 

I am a Bank Manager for a large Bank 

My wife is a Real estate Agent specializing in Flips and Investment Properties

My friend and I have a total of 104 rentals in our area which are all self managed he owns the bulk of the 104 rentals

Also my father is an attorney and my mother is and has been a real estate agent my whole life.

I have lived with tenants , managed my own properties, helped grow and develop a property management team,  helped investors find deals,  helped investors get financing , and a bit more ! 

That all being said I have a bit of experience in buy and hold , financing traditional and creative , self managing, and MLS deals and using the MLS. I am still learning myself (always will be) but I feel like I can help people analyzing deals and making the leap into REI!

Please feel free to ask anything that comes to mind and I will try my best to answer all questions. 

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Pao Yang
Real Estate Professional · Oak Creek, WI · Member since 2016 · 4 posts · 9 votes
9y

Hello,

I'm new to REI, just graduated from college, and fell upon Robert Kiyosaki's books. It lead me to start watching REI webinar, and and attend seminars. Learned a great deal, and they keep saying take action. Only problem is, where do I even start?! REI is and has so many strategies and topics, where does a beginner even begin to take action? I'm currently enrolled in Rich dad's seminar 3 day beginners real estate program ( Plan to stop due to high fees for the program). I've been reading REI books, mostly general strategies. And I've been analyzing properties mostly on the MLS. I'm trying to connect with local REI clubs, and meets with local BP, as well as local REI investors/agents. All of this is a load of great information, but doesn't really have a decent structure on where someone like me with no experience even begin. Any suggestions would help.

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  • Francys Crevier
    Arlington, VA · Member since 2013 · 13 posts · 2 votes
    9y

    @Account Closed I was talking about homebuyer assistance.

    I am a lawyer by trade so not worried about legal homework. 

    While it does come out of their pocket, it can help me offer a cheaper deal and save me money they didn't expect to get anyway

    0Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Emilia Sambuceto:

    Hi,
    I am looking into rental properties out of state. I currently live in the Bay Area and it doesn't make sense to start investing here for me. I'm looking into Phoenix and Dallas as my city's of choice. Do you have any advice on research when considering out of state investing?
    P.s.
    I am a novice at investing.

    Thank you,
    Emilia

     Hey I do not invest out of my area.  That being said here is a few things you need to do if you decide to invest out of your town:

    1. Go to the area , get an actual idea of the good and bad areas , know what you are buying. 

    2. Find an excellent PM.  look at reviews , interview a ton of PMs and make sure you find a great one.  They will make of break the deal.  

    3.  If you can , find a friend or family member who can be your boots on the ground/eyes and ears.  

    0Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Alex Figueroa:

    Bryant Schur thanks for responding! It's an awesome conversation you started here.

    Average rent here is 950 for a 2/1 apartment. Vacancy rate for Hartford is 7 or 8%.

    Do you think that using 30k for a property that gives 950/mo per unit is an okay deal? I'd like to get bigger units (3/1) because I know they do go for 1100-1200, depending the area.

    Obviously using the 30k towards that property yielding 1100 is preferable, like you said. And it may in fact be plausible here.

    What other factors should I look into if I do find that property?

    Thanks again!

     So I was speaking generally about the 30K $1100 being a solid deal typically.  

    here are the factors that can kill many deals when the prices are low

    Vacancies and overall undesirable area

    Rehabs needed and condition - could cost a ton (structural , roof , overall guts of house needing repair, etc)

    Taxes,  Property taxes can be brutal and eat up so much cash flow

    Water bills and utilities

    Insurances that are required etc. 

    That being said I would rather have a 100K property with low taxes, low to no utilities and no crazy insurance than the same property for 30K with 10K taxes , high water bills and utilities and in a high risk insurance area (tornados floods etc) 

    two things I would be interested to know

    what are the property taxes on your duplex annually 

    is water included in taxes ? if not roughly what are your water bills and how many times per year are you billed. 

    0Reply
  • Delmas Edwards
    Warren, MI · Member since 2015 · 140 posts · 36 votes
    9y

    @Account Closed Thank you! But I don't want to deal with banks so is there any other way? I have one private lender that lends up tp 75% of purchase price, (property specific) 4-5% fee 7% interest on loans from 25k up to 2.5 million. Residential up to 4 units and appraisal have to be 45K or over. My problem is that they don't do a 30 year or 15. They want to do the loan for 7 years and have you refi. Just trying to figure out other ways without dealing with banks. 

    0Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Calil Clark:

    That's great you are here to help the newer investors like myself. I am a strong believer in the more you give, the more you receive. Keep on keeping on!

    I am actually looking to buy a multi-family unit and house hack myself. I'm currently renting now so I don't have a problem living amongst tenants, but I'm not too excited about possibly inheriting tenants. I would feel much more comfortable screening tenants myself.

    What's your take on buying an existing multi-family unit vs buying a distressed home, renovating it the way I would like it, getting it zoned as multi-family and screening tenants myself? Also what are the zoning costs like to make such a move?

    I'm assuming you've been on both sides of the fence with your experience

     So many things to cover on this question ! I will try to keep it simple.  

    So obviously you will be walking through the apartments before you buy.  When you do this you will be walking through the tenants apartments you would be acquiring.  This is almost like the best possible way to screen a tenant .  Some apartments will be clean and the tenant will be home and polite , and some of these apartments will have trash everywhere and rude tenants.  ALSO sometimes the tenant will not even let you and the agent inside ! so this all being said here is my advice.  

    If you are looking for a duplex and you walk through and 1 tenant is solid and 1 isn't request the tenant to vacate as part of the purchase contract.  I have done this multiple times.  I would not recommend vacating the whole house unless its absolutely necessary.  Getting good tenants is hard and just kicking everyone out so you can screen could cause you to cost yourself a great tenant. 

    I personally am not up to the task of taking a single family and turning it into a multi.  these house just always seem clunky and are strange.  the infrastructure of the house just wasnt made to be a multifamily.

    1Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Delmas Edwards:

    @Account Closed Thank you! But I don't want to deal with banks so is there any other way? I have one private lender that lends up tp 75% of purchase price, (property specific) 4-5% fee 7% interest on loans from 25k up to 2.5 million. Residential up to 4 units and appraisal have to be 45K or over. My problem is that they don't do a 30 year or 15. They want to do the loan for 7 years and have you refi. Just trying to figure out other ways without dealing with banks. 

     The only way to secure a 15-30 year loan that I know of is through owner financing or banks.  Most of the other types of loans that you just mentioned are 5-10 year paybacks and cause many places to not cashflow due to the short amortization .  If you have any luck finding a vehicle to do a 30 year loan without it being a bank or owner financing let the whole BP community know because I am sure we would all be interested.   

    0Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Atiba Booker:

    I'm pretty new to the Real Estate world, I have an analytics background. I'm living in NYC and looking invest in multi family rental properties. What are some key metrics and trends to look at when researching a particular area?

    Thanks for the help!

    So I got lucky and invested before doing any research when I was a newbie. I think population growth and jobs are obviously two huge metrics to look at when investing in MFR's .

    other things are property taxes, cost of living, median income , and attractions.  

    here is a great article BP did on this topic.  This article honestly answers your question perfectly .  https://www.biggerpockets.com/renewsblog/2012/11/11/select-city-real-estate-investment/

    0Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Deonte Singleton:

    Hello mr. Bryant I would love to get where you are I have started wholesaling but want to invest in rentals and would love to hear and learn more about how you got started!

     Oh its such a long story haha ! 

    Long story short I was working for and accounting firm when I was just out of college.  I hated the job and wanted to open my own business just like all of the people I was doing taxes for.  The only issue was all of these entrepreneurs made less than me even after years in business !  it was very deflating .  I looked at a handful of local businesses and couldn't find anything that seemed like a solid low risk investment.  That being said I kept working and noticed a trend , all of the people that impressed me the most and also made a good income all had income properties.  That planted a seed in me and I started reading and researching.  At the same time my wife had just begun her real estate agent journey and my friend just bought an 8 and a 5 unit and was having success.  When I took inventory of everything in my life and everything going on around me it seemed like a no brainer that I should try this whole real estate investing thing.  I was very nervous so a way for me to overcome that was to sell myself on the idea that I could live for free.  That being said we moved out of our apartment that we paid 700$ a month for plus utilities and moved into  duplex I snagged up for 50K.  the taxes were 2K per year and throw insurance in the mix and my mortgage payment was only 430$ per month.  that being said we rented the other portion out and the rest is history!

    Note - I had very little cash to put down so we did a FHA loan with 3% down and got a 6 % sellers concession. We only had to bring 1500$ to closing and I had to borrow like 500 of that in gift funds from family. I was a broke post college kid trying to get on track . I do not recommend investing with such little reserves but I got lucky and I was able to save up some cash pretty quickly and that property has given me little headache over the years !

    update-  Actually I was not that confident at first I remember being so scared I was physically shaking ! haha.  But its sounds a lot better when I say I was super confident . 

    1Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Jeff Efird:

    Any advice for a second generation contractor looking to get into flipping homes and BRRR

     KNOW YOUR NUMBERS ! 

    Also with the BRRR deals always go worst case scenario . If you have to bend some rules and numbers to make the deal cash flow properly then don't buy it.

    at the end of the day you just need to keep everything honest. Do not over value a ARV to make a deal work. Do not think you can just leave the 10% vacancy allowance off a BRRR because you believe you can keep it rented! its really hard and takes discipline but it will make or break.

    0Reply
  • Aaron Toliver
    Charlotte, NC · Member since 2016 · 15 posts · 2 votes
    9y

    @Account Closed, you're amazing. This has been one of the most helpful threads I've read in a while. 

    I'd like to ask you about putting a home under contract. I've contacted several motivated sellers with old fashioned letters of intent, and I have four really great deals on my lap that I have to get under contract ASAP before they change their mind. I don't want to just hand them a boiler plate contract without understanding the language. 

    I don't have the $ for an attorney to draft one for me, and even if I did, I want to understand them.

    What clauses should an investor include in said contract?

    Would a wholesaling contract have different language or additional clauses? (NOT wholesaling, but just in case)

    Would a lease option sandwich situation involve a contract with different language or additional clauses?

    0Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Aaron Toliver:

    @Account Closed, you're amazing. This has been one of the most helpful threads I've read in a while. 

    I'd like to ask you about putting a home under contract. I've contacted several motivated sellers with old fashioned letters of intent, and I have four really great deals on my lap that I have to get under contract ASAP before they change their mind. I don't want to just hand them a boiler plate contract without understanding the language. 

    I don't have the $ for an attorney to draft one for me, and even if I did, I want to understand them.

    What clauses should an investor include in said contract?

    Would a wholesaling contract have different language or additional clauses? (NOT wholesaling, but just in case)

    Would a lease option sandwich situation involve a contract with different language or additional clauses?

    Thanks for the kind words ! I started this thinking I could speak to a couple people and help them but it has turned into a nearly 200 post 9 page beast !! to funny ! 

    So I hate to answer so poorly but I am so fortunate to have a real estate agent wife and an attorney for a father so I do not get too involved in the contracts.  I just tell them what I want and they show me where to sign.  I know that sounds terrible but its the truth :(

    Are you looking to purchase or wholesale these properties we can try to get one of the other active members of this post involved to see if they can assist more. @Clayton Plank? 

    0Reply
  • Rae Edwards
    Spring Grove, VA · Member since 2017 · 27 posts · 7 votes
    9y
    Hey Bryant Schur thanks for taking the time out to help us newbies, greatly appreciated. Here are my questions: 1. Im looking to buy my first property as a duplex or triplex while living in one of the units, so using an FHA loan. I saw you say that you'd go with a small bank for lending. So would a credit union suffice? Would I have to have a bank acct with the CU or would they be willing to give advice even if I am not a member (I'd probably would become one eventually of course). 2. I believe I saw that FHA requires 2 years proof of income? I am a recent grad who did not have time to work in college due to athletics. I did work odd jobs on campus each summer, and after graduation I worked for 7 months before signing my pro bball contract. However, technically I will be unemployed for 3 months during the offseason when this season is over in July up until the next season. Will this affect me being able to obtain financing? 3. Lastly, I know that when using an FHA I have to live in the residence for 1 before renting it out. Seeing as how I would only be living in the unit during my offseason does this disqualify me from FHA guidelines? Or am I okay since it will still be my primary address (I live abroad during my bball season, currently in Morocco at this exact moment).
    1Reply
  • Pierre Toussaint
    Atlanta, GA · Member since 2016 · 20 posts · 4 votes
    9y

    Thanks @Account Closed.  Very helpful 

    0Reply
  • Aaron Toliver
    Charlotte, NC · Member since 2016 · 15 posts · 2 votes
    9y
    Originally posted by @Account Closed:
    Originally posted by @Aaron Toliver:

    @Account Closed, you're amazing. This has been one of the most helpful threads I've read in a while. 

    I'd like to ask you about putting a home under contract. I've contacted several motivated sellers with old fashioned letters of intent, and I have four really great deals on my lap that I have to get under contract ASAP before they change their mind. I don't want to just hand them a boiler plate contract without understanding the language. 

    I don't have the $ for an attorney to draft one for me, and even if I did, I want to understand them.

    What clauses should an investor include in said contract?

    Would a wholesaling contract have different language or additional clauses? (NOT wholesaling, but just in case)

    Would a lease option sandwich situation involve a contract with different language or additional clauses?

    Thanks for the kind words ! I started this thinking I could speak to a couple people and help them but it has turned into a nearly 200 post 9 page beast !! to funny ! 

    So I hate to answer so poorly but I am so fortunate to have a real estate agent wife and an attorney for a father so I do not get too involved in the contracts.  I just tell them what I want and they show me where to sign.  I know that sounds terrible but its the truth :(

    Are you looking to purchase or wholesale these properties we can try to get one of the other active members of this post involved to see if they can assist more. @Clayton Plank? 

    LOL Let us know when you're burnt out. My REI group already knows that I like to ask a lot of questions and I give them the same warning. With that said on to the next question!

    I've already got an LLC set up, and I've got decent credit. Is there anything I should look out for when applying for a conventional loan in the future if my LLC is paying me? After listening to 50+ BP Podcasts and reading 30+ articles, I'm under the impression that being employed helps because of steady income. My concern is about when I do this full time. Does income from my own real estate business help or hurt me when applying for a conventional loan?

    0Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Rae Edwards:

    Hey Bryant Schur thanks for taking the time out to help us newbies, greatly appreciated. Here are my questions:

    1. Im looking to buy my first property as a duplex or triplex while living in one of the units, so using an FHA loan. I saw you say that you'd go with a small bank for lending. So would a credit union suffice? Would I have to have a bank acct with the CU or would they be willing to give advice even if I am not a member (I'd probably would become one eventually of course).

    2. I believe I saw that FHA requires 2 years proof of income? I am a recent grad who did not have time to work in college due to athletics. I did work odd jobs on campus each summer, and after graduation I worked for 7 months before signing my pro bball contract. However, technically I will be unemployed for 3 months during the offseason when this season is over in July up until the next season. Will this affect me being able to obtain financing?

    3. Lastly, I know that when using an FHA I have to live in the residence for 1 before renting it out. Seeing as how I would only be living in the unit during my offseason does this disqualify me from FHA guidelines? Or am I okay since it will still be my primary address (I live abroad during my bball season, currently in Morocco at this exact moment).

     Great and challenging questions ! 

    1.  Credit unions are amazing (actually got a great deal on a duplex in October from a credit union)  they will most likely gladly speak to you even though you do not have accounts.  In my case they just set up a savings account with 1$ when we moved forward with the loan.  

    2.This is a tricky questions.  It should come down to proving your current income with w2 and also providing your 2 years tax statements.  To my knowledge the current income is the important part.  The part where you are unemployed is tricky.  I am  not sure they would know this unless you disclose it.  I would probably disclose it because I am a firm believer in being honest and if I don't get the loan then it is not meant to be.  That being said they may not even care about the 3 months unemployment.  

    3.  So last I checked as long as its your primary residence you are ok.   However, I would double check the rules with your loan officer because if you break the rules and are caught its considered mortgage fraud and thats not good !

    overall I would go see a loan officer and run your situation by them.  As long as your current income qualifies for the property and they are ok with the 3 months off in the summer I would say you are in good shape on the rest of your concerns ! 

    0Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Aaron Toliver:
    Originally posted by @Account Closed:
    Originally posted by @Aaron Toliver:

    @Account Closed, you're amazing. This has been one of the most helpful threads I've read in a while. 

    I'd like to ask you about putting a home under contract. I've contacted several motivated sellers with old fashioned letters of intent, and I have four really great deals on my lap that I have to get under contract ASAP before they change their mind. I don't want to just hand them a boiler plate contract without understanding the language. 

    I don't have the $ for an attorney to draft one for me, and even if I did, I want to understand them.

    What clauses should an investor include in said contract?

    Would a wholesaling contract have different language or additional clauses? (NOT wholesaling, but just in case)

    Would a lease option sandwich situation involve a contract with different language or additional clauses?

    Thanks for the kind words ! I started this thinking I could speak to a couple people and help them but it has turned into a nearly 200 post 9 page beast !! to funny ! 

    So I hate to answer so poorly but I am so fortunate to have a real estate agent wife and an attorney for a father so I do not get too involved in the contracts.  I just tell them what I want and they show me where to sign.  I know that sounds terrible but its the truth :(

    Are you looking to purchase or wholesale these properties we can try to get one of the other active members of this post involved to see if they can assist more. @Clayton Plank? 

    LOL Let us know when you're burnt out. My REI group already knows that I like to ask a lot of questions and I give them the same warning. With that said on to the next question!

    I've already got an LLC set up, and I've got decent credit. Is there anything I should look out for when applying for a conventional loan in the future if my LLC is paying me? After listening to 50+ BP Podcasts and reading 30+ articles, I'm under the impression that being employed helps because of steady income. My concern is about when I do this full time. Does income from my own real estate business help or hurt me when applying for a conventional loan?

     The number that will matter is the amount of money you make in income on your tax returns.  The higher that number the better chance you have to get a loan.  so as long as your real estate business is helping that number get bigger it should help your cause. 

    0Reply
  • Kuba F.Pro Member
    Real Estate Investor · Los Angeles, CA · Member since 2013 · 2k+ posts · 694 votes
    9y

    @Aaron Toliver you won't get a mortgage for your LLC using conventional financing. Some people get the mortgage in their own name, then transfer to LLC and hope the bank won't exercise their due on sale clause. Alternatively you can get a commercial loan with 1-2% more.

    For conventional financing you will need 2 years tax returns showing stable income, so being employed is a huge plus.  Being self employed and having unstable income is not looked at favorably.

    2Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Kuba F.:

    @Aaron Toliver you won't get a mortgage for your LLC using conventional financing. Some people get the mortgage in their own name, then transfer to LLC and hope the bank won't exercise their due on sale clause. Alternatively you can get a commercial loan with 1-2% more.

    For conventional financing you will need 2 years tax returns showing stable income, so being employed is a huge plus.  Being self employed and having unstable income is not looked at favorably.

     Good catch Kuba , it would not be conventional financing  .  Kuba did you see his post right before this about contracts? maybe you can answer it for him ? not sure your experience with writing contracts. 

    0Reply
  • Colby Stoker
    Ogden, UT · Member since 2016 · 6 posts · 1 vote
    9y

    @Account Closed 

    Thanks for your help on answering my question about analyzing a deal. I have another follow up question. How much cash flow (for renting out single family or small multi family homes) do you look for in a deal? 

    0Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Colby Stoker:

    @Account Closed 

    Thanks for your help on answering my question about analyzing a deal. I have another follow up question. How much cash flow (for renting out single family or small multi family homes) do you look for in a deal? 

     So I am a per door guy.  I need 200$ per door to consider a deal and I shoot for $250 per door.  I run my numbers in a worst case scenario type way so they typically perform much better than these numbers but you need to be safe.  My best per door home is actually a 2 family that makes over 325$ per door and my worst is a 4 unit that makes about 200$ per door.  Naturally the 2 units was a sick deal in a vacant house that needed work and tenants and the 4 unit was a rock solid proven property so you will pay more for those !  

    0Reply
  • Rae Edwards
    Spring Grove, VA · Member since 2017 · 27 posts · 7 votes
    9y
    Thanks so much Bryant Schur your answers were extremely helpful. Being nervous about whether or not I'll be obtain financing given my situation has definitely resulted in giving me cold feet with starting my investing journey. I feel more optimistic now. With that being said, if anyone here can share who they've worked with as far as CU's and getting approved for FHA/203k loans in the Hampton Roads area of Virginia, please let me know!
    0Reply
  • Account Closed
    OP
    Upstate, NY · Member since 2016 · 200 posts · 277 votes
    9y
    Originally posted by @Rae Edwards:

    Thanks so much Bryant Schur your answers were extremely helpful. Being nervous about whether or not I'll be obtain financing given my situation has definitely resulted in giving me cold feet with starting my investing journey. I feel more optimistic now.

    With that being said, if anyone here can share who they've worked with as far as CU's and getting approved for FHA/203k loans in the Hampton Roads area of Virginia, please let me know!

     Don't get cold feet just got talk to a loan officer or banker at a CU .  an MLO's goal is to help you get a loan so they get paid ! they will help you as much as possible .

    0Reply
  • Kuba F.Pro Member
    Real Estate Investor · Los Angeles, CA · Member since 2013 · 2k+ posts · 694 votes
    9y
    Originally posted by @Account Closed:
    Originally posted by @Kuba F.:

    @Aaron Toliver you won't get a mortgage for your LLC using conventional financing. Some people get the mortgage in their own name, then transfer to LLC and hope the bank won't exercise their due on sale clause. Alternatively you can get a commercial loan with 1-2% more.

    For conventional financing you will need 2 years tax returns showing stable income, so being employed is a huge plus.  Being self employed and having unstable income is not looked at favorably.

     Good catch Kuba , it would not be conventional financing  .  Kuba did you see his post right before this about contracts? maybe you can answer it for him ? not sure your experience with writing contracts. 

     Laws in each state are different so I can't give very specific advice on that.  In California you use standard  real estate CalBRE docs and addendums, and anything that is not standard I'd get a lawyer involved.

    1Reply
  • Adrian Loredo
    San Antonio, TX · Member since 2016 · 9 posts · 3 votes
    9y
    Bryant Schur I'm in San Antonio Texas and I'm trying to structure my first subject to. Owner owes 75k with 5%intrest The ARV is 140k Rents in area are 1000-1200 He is willing to let me take over payments subject to. We just can't figure out terms of the deal. He would like a little cash down. Probably 10k What should I do?
    0Reply
  • Stephen Mack
    Richmond, TX · Member since 2017 · 1 post · 0 votes
    9y
    We are about to buy a new home… Considering whether or not to rent out the old home… What criteria do you use to make determination… With mortgage taxes and HOA we would profiting approx 200-500 dollars a month
    0Reply
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