Short-Term & Vacation Rental Discussions

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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
47
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62
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I host over 100 AirBnB Listings in CA and AZ **Ask Me Anything**

Noah Laker
  • Real Estate Broker
  • Sacramento, CA
Posted Oct 31 2022, 20:35

Hey BP Gang,

I'm a real estate broker in Sacramento, California (23 yo) and I host about 125 properties on AirBnB and VRBO, mostly in Sacramento, CA and Phoenix/Scottsdale, AZ. 

I am new to BiggerPockets but am hoping to help out as much as possible! I have followed quite a few STR threads and I will continue to monitor this one if anyone could use some general or technical advice. My partner and I are quite savvy with the software platforms if that helps. :-)

So ask me anything! I am here to help. 

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62
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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
47
Votes |
62
Posts
Noah Laker
  • Real Estate Broker
  • Sacramento, CA
Replied Nov 7 2022, 10:41
Quote from @Michael Nelson:

Hi Noah,

What do you guys use for a channel manager when listing on multiple booking platforms? I’d like to link my Airbnb, vrbo and direct booking together so they sync as dates are booked. 

Hospitable is the ideal software for your needs. Cheap and very user friendly, and you can link platforms together. 

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Replied Nov 7 2022, 11:16

Thank you Noah!

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Replied Nov 7 2022, 14:10

Hello Noah, how did you first get started on your STR portfolio and how did you accelerate growing your portfolio?

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21
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Khoi Le
21
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21
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Replied Nov 8 2022, 15:26
Quote from @Noah Laker:
Quote from @Khoi Le:

I have a few! Thanks so much for doing this!

1. Do you use a pricing software and which one?

2. How do you handle guest requests while you are out of the state?

3. What suggestions do you have for bedding, mattress, towels, etc? Or best place to purchase?

4. Do you have a separate LLC for each property or is everything one umbrella?

5. How much do you charge for management?

6. What keypads do you use?

7. How do you manage places that have gates and need remote controls?

8. What do you do about negative reviews?

9. What is your maintenance routine? do you have someone check on the property every 6 months? do you have bug spray every month? Landscaping? etc.

10. What do you expect or have the owners do? For example: Do they need to take out the trash bins? Do the owners do the laundry and put towels etc in a closet for the cleaners to put out? Do the owners supply things like soaps, dishwasher, laundry detergent? If they are out of town how do they get that to the property?

Hey Khoi, it's my pleasure, and thanks for interacting. 

1) We run our pricing through PriceLabs, with some daily human intervention. 
2) We have local and offshore staff who handle all guest concerns. I mostly focus on company administration and sales. 
3) Zinus mattresses are great. Amazon is usually the best place to get towels and bedding, you really can't beat the prices:quality ratio. We used to order pallets from a direct supplier before Covid interrupted their supply chain.
4) We have separate LLC's under our investment corporation for properties that we OWN. For arbitrage and cohosting we have things under a separate corporation. (Talk to a lawyer)
5) We charge 20%, or as low as 15% for large clients - we call this a "preferred rate."
6) We use RemoteLock hardware and software; at our scale the other brands like Schlage and August start to glitch and are quite unreliable. 
7) Those suck. But when we do have them, we just send automatic reminders to the guest 2-3x during their stay to be sure to leave the thing before they depart.
8) Try to have them removed, otherwise leave a public response. 
9) We have landscapers and pool maintenance and pest for all properties as needed, on recurring schedules which vary by climate (AZ / CA). We also have a quarterly preventative maintenance schedule which includes air filters, batteries, lightbulbs, water filters, kitchenware & supplies, cleaning detail, and curb appeal.

10) All they have to do is pay the cleaning and maintenance bills. We pretty much handle everything else. I started a cleaning company in February of 2021 which has now done over 10,000 turnover cleanings. We have a warehouse with racks and bins full of everything you could ever dream of as an Airbnb host.

Hope this helps man :)


 This is beautiful, I have ten units coming up, want to expand to New Mexico? I have a ton of potential clients too for you.

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Replied Nov 8 2022, 15:31
Quote from @Paul Sandhu:
Quote from @Richard Anderson:

@Paul Sandhu

is the dead body question from experience?

Yes. There were three dead bodies on three separate occasions.

It sounds like you have more experience with this than most will ever claim. @Paul Sandhu what did *you* do in this situation?

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Paul Sandhu
  • Investor
  • The worst town to live in, KS
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Paul Sandhu
  • Investor
  • The worst town to live in, KS
Replied Nov 8 2022, 17:13
Quote from @Monte Riding:
Quote from @Paul Sandhu:
Quote from @Richard Anderson:

@Paul Sandhu

is the dead body question from experience?

Yes. There were three dead bodies on three separate occasions.

It sounds like you have more experience with this than most will ever claim. @Paul Sandhu what did *you* do in this situation?


 One dead guy renting from me was found by some railroad tracks in the middle of winter.  He had no relatives.  Police called me.  I told them to call the Veterans Administration.  I had to clean up all his belongings.

Next dead guy was experiencing a heart attack in the front yard.  I saw the person in distress and blew it off because the boss of the work group he was with said everyone is going home for Thanksgiving.  This was around 5 pm on the day after Thanksgiving.  I was replacing a garbage disposer and had to make a beer run.  Person in distress was still flailing around in the yard.  I called 911 and they took him away in an ambulance.  He passed away.  His co-workers cleaned everything up.  They cleaned it up so good that his wife couldn't get his body released from the morgue.

Dead guy number 3 was diabetic. His blood sugar was 500. He died in the hospital. I just had to clean out his place and kept all his furniture to convert the place to an STR. Is that brutal or practical?

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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
47
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62
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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
Replied Nov 9 2022, 09:11
Quote from @Isaac Chung:

Hello Noah, how did you first get started on your STR portfolio and how did you accelerate growing your portfolio?


 Got started as a young leasing agent doing rental arbitrage with my buddy. Next thing you know I got my real estate license, and later my brokers license, I traveled to different states to meet with clients, I aggressively followed up with every Facebook inquiry and referral I could get my hands on... Gumption, dedication, and a sprinkle of luck. 

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62
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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
47
Votes |
62
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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
Replied Nov 9 2022, 09:12
Quote from @Khoi Le:
Quote from @Noah Laker:
Quote from @Khoi Le:

I have a few! Thanks so much for doing this!

1. Do you use a pricing software and which one?

2. How do you handle guest requests while you are out of the state?

3. What suggestions do you have for bedding, mattress, towels, etc? Or best place to purchase?

4. Do you have a separate LLC for each property or is everything one umbrella?

5. How much do you charge for management?

6. What keypads do you use?

7. How do you manage places that have gates and need remote controls?

8. What do you do about negative reviews?

9. What is your maintenance routine? do you have someone check on the property every 6 months? do you have bug spray every month? Landscaping? etc.

10. What do you expect or have the owners do? For example: Do they need to take out the trash bins? Do the owners do the laundry and put towels etc in a closet for the cleaners to put out? Do the owners supply things like soaps, dishwasher, laundry detergent? If they are out of town how do they get that to the property?

Hey Khoi, it's my pleasure, and thanks for interacting. 

1) We run our pricing through PriceLabs, with some daily human intervention. 
2) We have local and offshore staff who handle all guest concerns. I mostly focus on company administration and sales. 
3) Zinus mattresses are great. Amazon is usually the best place to get towels and bedding, you really can't beat the prices:quality ratio. We used to order pallets from a direct supplier before Covid interrupted their supply chain.
4) We have separate LLC's under our investment corporation for properties that we OWN. For arbitrage and cohosting we have things under a separate corporation. (Talk to a lawyer)
5) We charge 20%, or as low as 15% for large clients - we call this a "preferred rate."
6) We use RemoteLock hardware and software; at our scale the other brands like Schlage and August start to glitch and are quite unreliable. 
7) Those suck. But when we do have them, we just send automatic reminders to the guest 2-3x during their stay to be sure to leave the thing before they depart.
8) Try to have them removed, otherwise leave a public response. 
9) We have landscapers and pool maintenance and pest for all properties as needed, on recurring schedules which vary by climate (AZ / CA). We also have a quarterly preventative maintenance schedule which includes air filters, batteries, lightbulbs, water filters, kitchenware & supplies, cleaning detail, and curb appeal.

10) All they have to do is pay the cleaning and maintenance bills. We pretty much handle everything else. I started a cleaning company in February of 2021 which has now done over 10,000 turnover cleanings. We have a warehouse with racks and bins full of everything you could ever dream of as an Airbnb host.

Hope this helps man :)


 This is beautiful, I have ten units coming up, want to expand to New Mexico? I have a ton of potential clients too for you.


 Hi Khoi,

Yes this is exactly how we got started in Arizona, where we now have about 90 properties and a huge, dedicated team. I would be happy to come out to New Mexico personally and onboard your portfolio. DM :)

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Susan Thelen
  • Real Estate Agent
  • Mesa, AZ
21
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44
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Susan Thelen
  • Real Estate Agent
  • Mesa, AZ
Replied Nov 9 2022, 17:00

I recently heard that Scottsdale is going to be putting ordinances in place for AirBnB's. What do you know about this?

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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
47
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62
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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
Replied Nov 13 2022, 14:15
Quote from @Susan Thelen:

I recently heard that Scottsdale is going to be putting ordinances in place for AirBnB's. What do you know about this?


 Quite a bit, as my VP sits on the Scottsdale STRA board sponsored by RentResponsibly. It's not a huge deal, basically just gave to get a permit in January 2023 for $250. Have to install NoiseAware or Minut devices. Have to screen for sex offenders (Airbnb does this for you, supposedly, but most other platforms don't). 

A lot of people are freaking out about pool regulations but actually it's easier to comply than people think. But I save that one for my clients. ;P

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William Coulter
  • Real Estate Professional
  • Stockton, CA
7
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32
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William Coulter
  • Real Estate Professional
  • Stockton, CA
Replied Dec 3 2022, 16:11
Quote from @Noah Laker:

Hey BP Gang,

I am looking to get into the short term rental market. Lake Tahoe seems like a good place to start. Please contact me so that we can talk about the process. I would be looking to lease properties and not buy just yet. 

Thanks,

I'm a real estate broker in Sacramento, California (23 yo) and I host about 125 properties on AirBnB and VRBO, mostly in Sacramento, CA and Phoenix/Scottsdale, AZ. 

I am new to BiggerPockets but am hoping to help out as much as possible! I have followed quite a few STR threads and I will continue to monitor this one if anyone could use some general or technical advice. My partner and I are quite savvy with the software platforms if that helps. :-)

So ask me anything! I am here to help. 


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Mike Hern#1 Buying & Selling Real Estate Discussion Contributor
  • Investor
  • Scottsdale Austin Tuktoyaktuk
2,099
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2,111
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Mike Hern#1 Buying & Selling Real Estate Discussion Contributor
  • Investor
  • Scottsdale Austin Tuktoyaktuk
Replied Dec 3 2022, 16:42
Quote from @Noah Laker:
Quote from @Mike Dymski:

What is your average occupancy rate and ADR in Phoenix from Oct-Mar and from Apr-Sep?  Thanks for posting.


 Oct-Mar is upwards of 90%

Apr-Sep is closer to 75%

Ah, what is occupancy in June, July, Aug in AZ? 
Are these condos or houses?

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Paul Sandhu
  • Investor
  • The worst town to live in, KS
4,153
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Paul Sandhu
  • Investor
  • The worst town to live in, KS
Replied Dec 3 2022, 16:42

What do you do if you find a bunch of dried blood in the back yard of an STR this time of the year?

User Stats

62
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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
47
Votes |
62
Posts
Noah Laker
  • Real Estate Broker
  • Sacramento, CA
Replied Dec 3 2022, 17:25
Quote from @Paul Sandhu:

What do you do if you find a bunch of dried blood in the back yard of an STR this time of the year?


 Um... Call the police possibly... How much blood are we talking about LOL. Bleach?

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62
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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
47
Votes |
62
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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
Replied Dec 3 2022, 17:26
Quote from @Mike Hern:
Quote from @Noah Laker:
Quote from @Mike Dymski:

What is your average occupancy rate and ADR in Phoenix from Oct-Mar and from Apr-Sep?  Thanks for posting.


 Oct-Mar is upwards of 90%

Apr-Sep is closer to 75%

Ah, what is occupancy in June, July, Aug in AZ? 
Are these condos or houses?
Mix of condos and houses. Occupancy in summer season (April - September) tends to float more around 75%.

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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
47
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62
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Noah Laker
  • Real Estate Broker
  • Sacramento, CA
Replied Feb 4 2023, 21:29
Quote from @Pretty Khare:
Quote from @Noah Laker:

Hey BP Gang,

I'm a real estate broker in Sacramento, California (23 yo) and I host about 125 properties on AirBnB and VRBO, mostly in Sacramento, CA and Phoenix/Scottsdale, AZ. 

I am new to BiggerPockets but am hoping to help out as much as possible! I have followed quite a few STR threads and I will continue to monitor this one if anyone could use some general or technical advice. My partner and I are quite savvy with the software platforms if that helps. :-)

So ask me anything! I am here to help. 

 Thanks for starting this thread, Noah. Appreciate your offer to help. Are you seeing a slowdown in both occupancy and Average Daily Rates across your listings in the last few Months compared to the same time period last year? How are you planning to prepare your portfolio for the impact of a likely recession in 2023.


 Bringing this up again -- things are picking up quite a bit in Phoenix region due to the Super Bowl, Open, and other local events. Not sure how we will fare in summertime but this quarter's revenue will be significant. 

Sacramento region has remained sturdy despite being in the down season.