Investor · Dublin, CA · Member since 2016 · 344 posts · 228 votes
Hi Everyone,
Hope Everyone is having a great day. I am currently invested in Atlanta, Birmingham and Dallas markets. I am looking for PM and TKP in Cincinnati market.
Developer · Nashville, TN · Member since 2016 · 484 posts · 406 votes
7y
@Jad Boudiab - although I'm sure your business model may be sound, it's quite a stretch to say that it is leaving more value and equity. The investor is making a one-time purchase (no volume discount) that is PRE-rehab. So, they're taking all the risk. Then you provide construction services, clearly at some sort of markup... and that rehab is not standardized, as you're now working with the investor on what they want, (which may not always be the same thing as what's best for that market). This will ALWAYS make the rehab cost more. Then you provide management services, at some sort of markup.
Conversely, we (as a TK) go out and buy in volume. We get discounts up front....rarely buy off the MLS. In some cases, we pay less than local wholesalers. We only buy vacant properties. We then do a STANDARDIZED rehab with TWO outside inspections...one before, one after. We do so many of these (and warehouse our own regularly used materials), that most of our rehabs come in at HALF the price of what a decent contractor would charge us. We then place the tenant, and give a warranty on the rehab done. We then take a small markup for the entire process, but that markup is NOT felt by the investor due to our economies of scale. And, although we have in-house management, we certainly will entertain investors like @Alpesh Parmar who may want to use an outside company (although our in-house team will ALWAYS charge less maintenance costs). In essence WE have taken ALL the risk up front. We've even placed the tenant - and didn't adopt someone else's nightmare. The investor is simply walking in to an already performing property without the inherent risk of buying and rehabbing.
As @Milton Marcelin pointed out, there are some unscrupulous providers out there, but there are some darned good ones too. Just like in any industry. You've got to vet the ones out that don't make sense for you to work with. We are Indy only, but in Birmingham, Spartan is a an excellent outfit, and although he doesn't do the work himself @Antoine Martel may be able to find you some good TK stuff in some of the other cities you've mentioned.