Originally posted by @Michael Plante :Originally posted by @Jack Orthman:
Here is a breakdown including my 25% tax bracket. I could have had this house ready for re-sale in 60 days.
What is a 25% tax bracket
I put 25% for the income tax you will pay to the state and IRS for the profit you earn if you sell the property. I always like to know how much I have left after paying taxes. I don't know if you pay 20% or 25% and I know very little about how much people pay, but I think taxes for short-term real estate investments may be a little higher that taxes for wages you earn when working for yourself or for some company. Not sure!
Originally posted by @Steve Vaughan :Originally posted by @Josh Thompson:
I have yet to find a home with positive cash flow. So now i'm wondering what I could do differently to turn it into positive. Should I try a new area? Should I speculate rents to go up in the long term?
You need to source deals off market. MLS is sort for 'too late'. There are simply too many mouths that need fed in a status quo agent-fortified transaction
The cash-flow has sucked on some of my best purchases. It's the equity capture at the buy that matters. It's the smart value-adds that matter. The way is off-market. Work it.
I agree with that. I never purchased a single-family property that was on MLS or any internet website because they are always prices to the highest price the un-savvy investors will pay.
It's easy to make a property cash flow on paper by playing with the numbers. Of course, these investors lose their shirt because their investigation used unreal numbers. Most expenses can be estimated very close to real numbers (tax, insurance, etc). The maintanence and cap expenses are less exact but should still be able to be estimated if the cash flow is negative using real world data, then adjust sales price to see where it does work.
Yeah if it’s that’s bad try to find a different/better deal
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