All Forum Posts by: Carlos Ptriawan

That's what I did finally, keep refi and refi rather than 1031, the house appreciation is endless. Even before closing the refi, the house is appreciating again. Feels like 2013.

Hi Steve, if you are in my rental area, I will use your company as PM. Your approach is very fair and transparent. 

I really like this post and the answer from the PM.

Maybe in the future you guys PM can do dual pricing: lower the monthly fee for a property that doesn't require much maintenance/tenant issue and increase the monthly fee for a property that requires high maintenance issue.

Agree PM is like insurance. The thing is if we're healthy, we can choose high deductible insurance while we can choose more expensive insurance if we've some disease. PM needs to adopt the same philosopy.

Okay I give you a trick to even save you some money.
1. You must define well what you're looking for including the risk associated with it.
2. You create the search yourself OR you use software, my software always finds a good deal for house below a certain percentage. Double-check your number and run the analysis study.
3. In MLS, there's hidden information sometimes, read that carefully.
4. After you identify the house, contact their listing agent.
5. Ask the seller agent their best price and make him as the buyer agent (so basically they're double agent) and ask for 1-2% credit from their commision.

Voila you have a good deal with good commission :) LOL 

Most of the deals the wholesalers are bringing are crap so why is it better than mls? <------ Very true. 90% is just crap house.

You can still find deals in MLS yourself..............thru software or if you're very good in math aka good investor. If you just waiting for your RE agent come to you bringing a golden deal, good luck with that. It's not their interest.

I do not have RE license yet but I have access to inside MLS, I'm analyzing it daily. That's the way I found deals.

You mentioned there are two SFR rentals. Is that located in the same area where you live now? do you have three homes (with one as primary) or do you have one primary and one rental?

You could always sell your primary tax-free and move to the rental, if you live in the rental for two years and sell, your taxable portion is only  (years rented/years owned). Thanks.

Hi @Nicholas Aiola, thanks a lot for your answer.

So lets say I bought property A in 2010 for $300K as primary. In 2015-2020 I use it as a rental. In 2021 I move to that house and lets say at 2024 I'm selling the house. In 2024 the house price is $900K.

I understand the taxable portion would be 5/14. This is definitive.

I also understand the first $500K profit is tax-free (if joint married) but I don't know how to apply it in this case.

So which scenario is my taxable portion, is it:
Scenario A: (900K-300K)*(5/14)
or
Scenario B: (900K-300K)-500K)*(5/14) or 100K*(5/14)

When you buy SFR in any market, what you buy is actually a math formula. There's no magic for it. For example, a 2/1 entry in San Jose will have rental value of 0.57 ; while the same house in Birmingham could be 1.05. This will translate to a range of NOI, it's a straight forward mathematical formula. Can you beat the number? yes, you can by doing these two: either BRRR to that particular house, special deals that are unique for you or you buy MF in C Class neighborhood. M F in C Class in CA still has a rental value of 0.65-0.8 which is an 8-9% cap rate so you have more NOI compare to SFR. It's a guaranteed mathematical formula.

Don't listen to the opinion, it's just pure math. If you find SFR in St. Louis, that number could be 0.7-0.8 , the yield will be higher to the same house configuration even if you compare it to the TX market.

The same thing also applies if you buy SFR in Nicaragua or Philipines, it's deterministic.

It's not the agent job that supposes to find your next REI. It's your own job, so you need to be extremely pro-active. There're still so many opportunities even in your area, the key is you need to find that hidden gem.

It's crashing, to the upside :) 

Do you even know what does it mean by this question? Most of S&P Tech company that empowers the whole country is located here.