All Forum Posts by: Account Closed

@Stephen Talaber 

Yep. It amazes me too how inefficient some contractors are.

I was beginning to think, it was just me or maybe I was saying/doing something wrong.

@James Wise 

True. 

The first time I called, I had a project that I had just completed and a second one that was in progress. 

I did not have a project that needed work right then but my current contractor was having issues so I began the search. I left a general message of what I was looking for the first time I called hence the reference to future projects.

When I called the second time, two weeks later, I had a specific project and what work I needed done. I left a message with all that information and since some contractors will not bid on a project unless you own it, I mentioned that it was in escrow and closing in about a week. The only thing I did not specifically give out in the message was the exact address of the property.

Even then with some specifics there are still those that do not respond.

Hi @Sharad M. 

Thanks for your response.

No, I am not looking for bids to just make an offer and pass the deal along where the bidders have little to no chance of ever getting the job. 

I am looking for bids on actual buy and hold projects and/or rehabs where a contractor or sub I select based on their proposal and other factors will win the bid and get the job.

So I am looking for a new general contractor and/or subs to make sure I have a back-up and a back-up to the back-up if need be for my projects that need rehab.

I vet the ones that seem like a good fit from as many resources as I can find before I give them a call. I even look up the ones that have a Corp or LLC at the Secretary of State to see if they are legit, in good standing and how long they have been in existence (amazing that some are not in good standing but still doing business as usual but that is neither here no there).

Next, I give them a call. Some are small operations, others are moderately big. Some have been in business for decades with second generation owners, some are newer with only a few years in the business.

Without fail, the vast majority of my calls (70% plus) go straight to a voice message/voice mail system. I go ahead and leave a clear detailed message with my phone number, twice, in most cases and request a call back. I explain in my message that I have current projects and that I am looking for somebody to build a long term relationship with as a contractor for my future acquisitions.

Without fail, NONE of the ones that I leave messages for return the call......for over two weeks.

From the beginning of my search, I started a spreadsheet and a log to track who I called, when I called and what the result was.

Giving them the benefit of the doubt, I called the first batch again (the 70% non responders that did not return my first call) over two weeks later with a new project that I need bids on. This time, only 40% of actually picked up their phone on my second try.....over two weeks later. Again the vast majority of my calls go straight to a voice message/voice mail system where I leave another detailed message with my phone number and request a call back. Again, without fail, NONE of the ones that I leave messages for return the call......for over 6 days and counting.

I also called some new ones the same day I called back the first batch and I am now tracking those but.......the trend is the same for the new ones as well.

Of course, this exercise helps me eliminate those that I would never work with. I will not keep trying to contact them. 

It made me wonder though, is this kind of response/ non response typical with Contractors (small, medium or large operations) in other areas or am I alone in my experience?

@Todd Norris Welcome to the site!

@Wendell De Guzman You sound like the mad creative genius real estate scientist with the A-BC deal! I love it. Have you pulled off any deals with that structure anywhere?

@Bryan L. Thanks. Good to know that you have not had any major issues.

What about pumping the septic tank? I have heard two schools of thought on that...do it every 2-3 years and.....don't do it you will kill the microbes.

What is your take and what has been your experience on this?

@Bryan L. I agree that those that have been around septic systems and wells will be more comfortable with them when purchasing properties that have said systems.

I am trying to get the word out to the city dweller investors that may want to learn about them in case they run into a property with a septic or well that they may consider purchasing.

Just curious though, when you purchase a property with a well or septic, do you have them professionally inspected or are you comfortable evaluating them yourself?

@Chris Martin @Michael Jobe @Chris G.

Thanks guys for chiming in. I had to learn about wells and septic systems and figured that most wholesalers operating in metro areas probably do not know much on the subject unless they have dealt with a property outside the city limits.

You definitely want to factor the potential cost of repairing or replacing a well or septic system into your offer especially if you do not get them inspected.

@John Moore Thanks for chiming in. I definitely agree that there are advantages to having a well and septic in the long run since there is no never ending monthly bill.

A bad well or septic tank can definitely make a deal go sideways if the high costs to repair or replace are not factored in when purchasing.

You can either have them inspected and if they fail adjust your offer accordingly.

If you just purchase blind with no inspections and not factor in the potential costs, it can turn out to be an unpleasant surprise if they are bad.