Should I buy when I can't raise the value?

[Matt Baker]

I'm finding a lot of places that can produce a small amount of positive cash flow but none of these places offer good opportunities to refinance in a few years. Either the amount of renovation won't increase the after renovation value or sellers are asking fair market price without any room to negotiate. Does it make sense to buy without being able to raise the value of the place? Average prices for my area are $400k-$600k for 2-4 unit buildings.

[Andrew Johnson]

Matt Baker So I don’t know squat about how things roll in Canada, do maybe this isn’t relevant to you:

1.) On 2-4 unit buildings I’d be hoping that the appreciation of the dirt helps to raise the value. It won’t happen overnight and you don’t have control over it.

2.) If you think interest rates will rise 3-4 times over the next 12 months I can see the logic in locking in your “cheap debt” on a good property.

3.) If the “fair market price” is because it’s a good property, relatively updated, desirable area, etc. then you’re basically buying a yield play. It’s less hassle, there’s no out-of-pocket money for rehab, there’s no risk of the ARV appraisal coming in low (soooooo many threads on this are sitting on BP), etc.

Buying this kind of property is boring, less active, the “story” isn’t fun, there’s nothing sexy about locking in a low interest rate, etc. So if there’s ego attached to “getting a great deal!” you’ll find yourself...well...unsatisfied.

But if you are looking for a yieldish play, low(er) hassle, etc. you’ll probably be pretty happy.