Real Estate Agent · Slidell, LA · Member since 2017 · 207 posts · 267 votes
BP,
Well next week will be officially 7 months in the trenches real estate and I will officially be at 27 units.
2 six units
1 five unit
1 four unit
1 three unit
1 duplex
1 single family only thing not bought this year.
I will be at my third closing this month. I have learned a ton and still learning every day.
I have done everything from a 1031 to pulling money from credit cards to buy houses. I am down to three residential loans and the rest are commercial loans.
I have seasoning plans until my new acquisitions settle out. Once that happens it will be buying season again.
Thank you BP for showing me a new direction and giving me the knowledge to step out there make mistakes, but ultimately make money.
Cheers,
Johnny
Investor · Austin, TX · Member since 2017 · 352 posts · 374 votes
8y
Hi Johnny, all local properties? Did you use your own cash for down payments or partners? What sort of cash on cash return are you seeing? I'd love to hear a little more about your deals!
Property Manager · Charlotte, NC · Member since 2017 · 39 posts · 21 votes
8y
This is awesome, congrats! When you say you pulled cash from credit cards do you mean you used a cash advance to purchase? How exactly did that look? Im assuming you then quickly refinanced into traditional loans. Was there a seasoning period?
Real Estate Agent · Slidell, LA · Member since 2017 · 207 posts · 267 votes
8y
Team,
Love all the responses. Here is how the deals went down: (sorry kind of long post)
First two purchases in Suffolk, VA, a two for one deal for 7 units total, a four unit and a three unit. All traditional financing for 135k, had to put 39k down on the project. Current all cash flowing.
I found these deals on Zillow, same owner so I asked how much for both, he came back with three different properties and 150k. I was off to the races to fund all three, a week later I had the money but he only had two properties left. Closed the same day, and turned over to a property manager. COC (20 percent once I evicted all the horrible tenants)
Unit count (8)
Second purchase was in Norfolk, VA a six unit that was full and cash flowing. I had to sell our negative cash flowing property in Boston through @Charlie MacPherson. He got us a KILLER sell. Then we executed a 1031 in 84 days ask @Dave Foster about that one, got the property for 320 financed, and turned it over to my Norfolk PM. Had to create my second LLC to keep this one within the realm of the 1031 since I was not on the deed or the mortgage. COC (infinite) we put no money into this deal.
Unit count (14)
Third purchase I had to do some financial moves that drove my CPA insane. 1. Had to refinance OUT of a VA loan on my only SFR property. 2. Had to qualify for a VA loan with the zero down option. This deal closed this week, I found a duplex in DC for 16k down, the property is in a hot area and the final cost was 619k. I will house hack this for half of my mortgage. I have a plan to get out of this one in a year and fund another VA through my wife. She is a military member also. Expected cash flow at the end of the year 400 dollars a month, with very little CAP Ex, it was a fully rehabbed property. Also, I never stepped foot into the property until the day I bought it. Thank you @Russell Brazil for being patient and getting me through this challenging one!
Unit count (16)
Fourth purchase I asked my lender to combine the Suffolk purchases under a portfolio loan, and if I could pull some money out. The appraisal came back for both properties at 255k, I bought the properties for a combine130k. My lender said go fetch and I came back with a 4 unit, but backed out of it, I did offer 90k when they asked for best offer. While I was in a "rut" I posted on Facebook that I had a lender that would lend me up to 1 million if the deal was right. Two weeks later, I got a hit, a FB message and I was off to the races. The deal was a 6 unit, 4550 in incoming rents. When I came back to the lender, he stated I had a solid 56k in money to buy, and I had to come up with the extra 24k. Granted this was when I though I was able to pull the full 200k (ish) out of my newly refinanced properties in Suffolk. The lender asked what could I do for the next three weeks to get approximately 40k until he settled a business loan for us to consolidate. That is where the credit cards came in. I pulled from my two business credit cards and one of my personal ones to come up with 40k for a down payment. This one closed on Wednesday. COC is about 30 percent when full, break even is 33 percent full.
Unit count (22)
Final purchase this year! Literally this year, closing is on the 29th. Everything is on track. I have the appraisal coming in on the 26th and the insurance is being bounded right now. Remember that four unit that I backed out of and fell into a rut. Well, I circled back to it. Seen that it was still on the market, and I asked if it was available. Obviously it was yes. My previous offer was 90k. Now, I am playing ball, the listing was 75k and I offered 65k. Sold!!!! The seller jumped on the deal. Upon inspection, I found the property was not a 4 unit but a 5 unit. Even better, I have a commercial lender and not a residential lender, I am in! I hope to close on the 29th as long as everything keeps tracking. This one I am going to have to do some work to the foundation, and the fifth unit was a storage unit. So, I have to get everything out of that one.
Norfolk, VA · Member since 2016 · 8 posts · 1 vote
8y
Congrats on the 27 units. Was the comercial loans a smooth process?? Who did you go through for the loans? Im looking to purchase a 6 unit in the near future