Skip to content
×
Pro Members Get
Full Access!
Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
Advanced networking features
Market and Deal Finder tools
Property analysis calculators
Landlord Command Center
ANNUAL Save 16%
$32.50 /mo
$390 billed annualy
MONTHLY
$39 /mo
billed monthly
7 day free trial. Cancel anytime
×
Try Pro Features for Free
Start your 7 day free trial. Pick markets, find deals, analyze and manage properties.
All Forum Categories
All Forum Categories
Followed Discussions
Followed Categories
Followed People
Followed Locations
Market News & Data
General Info
Real Estate Strategies
Landlording & Rental Properties
Real Estate Professionals
Financial, Tax, & Legal
Real Estate Classifieds
Reviews & Feedback

All Forum Posts by: Chris Mason

Chris Mason has started 100 posts and replied 9560 times.

Post: Anybody play this game called "Tenants" on Steam?

Chris Mason
ModeratorPosted
  • Lender
  • California
  • Posts 9,935
  • Votes 10,791
Quote from @Leo R.:

LOL ....next up: a videogame simulator for doing your taxes. "TaxMaster 2023"   :)

 We have supply chain issues in our country, not he least of which is a shortage of truck drivers.

Flipping through tiktok (hold your laughter until the end, please), guess what I saw on tiktok "live," with THOUSANDS of viewers? 

A tiktok live of a dude playing a long haul truck driver simulation. But it wasn't just the video game, he had 3 or 4 monitors, 180 degree view, a steering wheel, pedals, an 18 gear shifter, you name it. He probably spent more on his setup than it would take to get the actual license. Like... dude.... GO DRIVE A TRUCK IRL. Get paid for it!

The folks sitting there watching this guy drive a truck through fake rush hour traffic (oh no, this wasn't an "action" game, it was a "simulation," very realistic) for hours on end? I don't even know what to say, except to hope that it's all kids who do not yet know the pain of rush hour commute, and think all things "grown up" are cool grown up things. 

Post: Tenant access Issues

Chris Mason
ModeratorPosted
  • Lender
  • California
  • Posts 9,935
  • Votes 10,791

This is a sales/negotiation thing. I'm assuming you'd rather keep this transaction on track and close it, than play Perry Mason? Great.

I'd have a conversation with tenant. I'd explain our legal rights to access the unit under this or that state law, and the enforcement mechanisms, which would be hugely inconvenient to both of us, resulting in neither of us getting what we want. 

And then I'd offer them $100 to be out to lunch next Tuesday between noon and 1. Present it as the win/win option. 

Pretty sure we both know which one most persons will pick. They don't want to play Perry Mason either, at least not when there's a generous $100 lunch being offered to them.

And that's the difference between Chris Mason and Perry Mason. :P

Post: How do you vet a mortgage agent?

Chris Mason
ModeratorPosted
  • Lender
  • California
  • Posts 9,935
  • Votes 10,791

Ask what you want, their ability to answer in a way that is useful and meaningful to you will speak for itself.

If you want to "pre-vet," there's only one major online review platform that has no "pay to play" function. You can't obfuscate bad reviews, you can't only show good ones, nothing like that, no matter the price you are willing to pay. And that would be Google business reviews. 

In America, it's both common and easy for each individual mortgage agent to have their own personal listing as a "business" on Google. And since company policies don't impact the ability of a consumer to create such a listing, company policies aren't relevant ("I'm not on google because of company policy" is not a valid reason/excuse). And if they'd rather hind behind a big company's overall reviews (so they get the upside of the good they do, but the bad is diffused among the entire company -- capitalism for the good, socialism for the bad), that in itself is telling. 

Post: Small loan under 30K

Chris Mason
ModeratorPosted
  • Lender
  • California
  • Posts 9,935
  • Votes 10,791
Quote from @Daniel Vineis:

Hello BP family! I am trying to solve a situation for one of my clients in New Jersey. They currently owe $26,000 in municipal taxes. They own there house free and clear and would like to remain in it. They don't have any other debt. I was hoping to get some advice on a loan product that might help them out. Everyone I have talked with so far has said that the amount is to low for a consolidation loan. Also there credit isn't the best and finding someone to do a heloc in New Jersey has bin an issue. Also apparently they cant make installments to pay down the $26,000. This is what my client told me. I am calling the town tomorrow to dig a little deeper on this but if anyone has experience on tax leans I would appreciate any information you can give. 


 HELOCs are tough for bruised credit scenarios.

Cash out refinances are more generous in terms of FICO score, but good luck finding someone to do a $30k mortgage.

It's going to sound ridiculous (it's an unintended consequences of over-regulation, making small mortgages not worth it for anyone to do) but, assuming the income is there, they might be able to get a $150,000 cash out refi. Like I said, ridiculous. But here we are. 

Then just pay off $125k of it a week later. The choice at that point will be to recast/re-amortize it (synonyms), or just pay it down and leave the payment the same.

Post: Help Me Understand the Fed's Most Recent Rate Hike?

Chris Mason
ModeratorPosted
  • Lender
  • California
  • Posts 9,935
  • Votes 10,791

I'm not a macroeconomist. But I have watched his last half dozen presentations, the entire hour typically, start to finish. 

I'm neither a lover nor a hater of JPOW, I will try to summarize fairly, and make it clear where it's my opinion/notes/observations/commentary being interjected

Some notes (my commentary in parenthesis):

- The rate hikes have slowed. 0.5% instead of the "normal" 0.75%. (Consumer-facing mortgage rates have been trending down for a month, in anticipation of this)

- There's substantial lag time between when the Fed changes that benchmark rate, and the effects are fully felt in the economy in a way that shows up in the numbers he and his pals look at. So the current numbers aren't a reflection of the last 0.75% rate hike, they are a reflection of several rate hikes ago, like back in the spring when this all started. This part is important, so I'll say it again: when JPOW looks at the latest inflation numbers, he's not attributing it to the latest rate hikes, he's attributing it to 3 or 4 rate hikes ago. 

- JPOW says that the historical record spells out that the consequences of backing off too early are greater than the consequences of continuing with the rate hikes a little too long. Worth noting, he came of age and many of his "core memories" (if you know, you know :P), forever shaping his world view, would have coalesced in the early 1980s when he was working in finance and watching stagflation/"Reaganomics" play out in real time. 

- Together, that means that when JPOW sees inflation/economic data he approves of, he will likely CONTINUE to raise rates several times more, just to hammer it home, and be sure that they've truly broken the back of inflation. 

- He holds three opinions/beliefs that defy "common" understandings. 

1) Current inflation is NOT being driven by all the money printing and/or gov't spending in 2020/2021, in the way that "common wisdom" holds money printing as leading to inflation. It's being driven by a) supply chain disruptions, which are largely resolving themselves, and b) a labor shortage of 4m people (4 MILLION less workers than there "should" be). That 4m is mostly excess retirements (the "great resignation" isn't millenials quitting jobs to sit at home and spend welfare money on avocado toast, it's the 55 year olds that retired in 2020, rather than working another 5-7 years), followed by (these two are tied) a staggering decline in net (legal) immigration to the United States, and COVID deaths. All of this since March 2020, and relative to looking at 2015-2019 numbers and just projecting forward. The Fed's job isn't to tell congress what to do, but he did in fact at Brookings (2 press conferences ago, the most recent one being at the Fed) call on Congress to increase "labor force participation," which either means bringing people back from the dead, forcing grandma out of retirement, or allowing for more (legal) immigration. 

2) In particular, he feels that wage growth is driving current inflation. Grocery inflation is 10% and overall inflation 7%. So most people think pay raises "should eventually" track with some number around 7%, but he says restrictive policy will be needed until wage gains are "consistent with" 2% inflation. He's been asked what "consistent with" means, and refuses to give a number, but it's clearly a number closer to 2% than to 10% or 7%, from what he has said (stuff like "well you have to adjust it from 2% a little bit to account for various factors"). He's hammered home that there are 1.7 job openings for every job seeker, time and time again, which signals to him that he has PLENTY of leeway to keep increasing rates (the normal "check" on how far you can raise rates is that it tends to increase unemployment, but he's got PLENTY of wiggle room to play with there, in his view). He's projecting unemployment to increase from mid 3s to high 4s, which represents 1.3m to 1.5m job losses (he sticks to the % unemployment rate, but journalists and myself keep multiplying by labor force participation rate to express it as a number of job losses - he has never "corrected" a journalist for asserting target job losses to be in the 1.3m to 1.5m range, so both he and the journalists agree on the number, JPOW simply chooses to use unemployment %, while journos use unemployed persons in the millions rather than a %). The balance of power in the labor market, currently, favors workers too much, and it needs to be shifted in favor of employers

3) Placeholder. I can't remember what I was going to say here. 

Relevant to this community, he stated at his last meeting that into 2023, "housing services inflation" (aka rent) will continue to be high, into 2023, and then slow down (due to typical leases being 1 year, there's more lag time here than in other areas of measured inflation). So whatever your most recent % rent increase have been, don't project being able to get away with that in 2024, 2025, etc.

He also has said, MANY times, that the Fed's goal is "below trend economic growth" for the United Stats, 0.5% GDP growth next year being a number he tossed around at the latest press conference. 

Phew. I've been doing a tiktok series that lots of people seem to like (getting 1m views on a video, on tiktok of all platforms, while being a balding middle aged man staring at a camera and talking about central bank rate policy, is not a small feat!), far more in depth than this post. @californiamortgage. The most common question I've seen in comments was "why can't we have a period of 'catch up' wage growth, to keep pace with inflation," which is did answer recently when asked by a journalist. 

I personally have not been happy with how CNN, etc, have been covering his press conferences and presentations. Everything above is directly from his mouth in public comments, but you see basically NONE of it in the media!

Post: mortgage companies offering payoff at discount

Chris Mason
ModeratorPosted
  • Lender
  • California
  • Posts 9,935
  • Votes 10,791

Other direction. The 7% mortgage rates have LESS servicing value than they would if you just treat the rate like a ROI or bond interest rate, because they are so likely to get paid off soon via refinance. The 3% mortgages have MORE servicing value for the opposite reason, these ones aren't likely to be refinanced any time soon, and the market thinks they are less likely to be paid off via home sale to boot.

This isn't about your or my crystal ball predictions for inflation and interest rates, this is about billions of dollars of real life bets being placed on Wall Street and by big banks.

There's another reason big banks are valuing these low rate mortgage pools: Thanks to some deregulation that happened, they get to use the escrow accounts as "deposits" for the purpose of fractional reserve banking. Meaning that $4000 they have for your taxes and insurance that they are basically paying you 0% to "borrow"? Having that on the books means they get to lend MORE than $4k out as credit card debt at 18%, or mortgage debt at 6.5%! So the low rate mortgages, with escrow accounts in particular, come with free deposits to be re-lent at higher-than-0% rates.

More --> https://www.housingwire.com/ar... 

(If OP took fancy financing classes they don't need to, but dear lurker: if that was Doric Greek to you, just google search "what is fractional reserve banking," but avoid the conspiracy theory websites, the truth is sufficiently crazy that they aren't necessary anyways)

Post: Can you build an ADU/tiny home on piece of Land in Bay Area, CA?

Chris Mason
ModeratorPosted
  • Lender
  • California
  • Posts 9,935
  • Votes 10,791
Quote from @Kevin G.:

I'm a first time investor here and exploring many options on how I can best start out. One of the options I've explored was buying a small piece of land in the Bay Area and building a small home or ADU to rent out. I'm wondering if you're allowed to build an ADU on empty land or do you HAVE to already have a home on that property?

Thank you for any help.


If there's no main house for it to be subordinate to, it wouldn't be an ADU by definition. It would just be a small home. And, yes, those exist. Many grandfathered in, however, due to zoning and setback requirements, among other things.

It's a big and capital intensive project. Do you have experience in real estate development? I'm pretty sure most people that pull this off, got their "foot in the door" working for someone else, on their projects, learning the ropes, etc. 

Post: Is positive cash flow a myth in today’s environment?

Chris Mason
ModeratorPosted
  • Lender
  • California
  • Posts 9,935
  • Votes 10,791

Expand your search to include multifamily. Those are basically on sale right now, but the rent you can get isn't. At least here in California. 

Post: Single family master lease w sublet

Chris Mason
ModeratorPosted
  • Lender
  • California
  • Posts 9,935
  • Votes 10,791

A single family home, or a single unit in a multi family home, will and 'should' correspond to a single lease.

If it's a master lease, with $X in rent, that allows that master tenant to sublet, they will/should use that $X (the idea being the master tenant contributes their own funds, and the $Y/mo funds, to come with the $X).

But if you have a single unit and try to hand the underwriter multiple leases, they will not add it up and count them both. 

Post: Purchase Primary Residence (house hack) w/o Income??

Chris Mason
ModeratorPosted
  • Lender
  • California
  • Posts 9,935
  • Votes 10,791
Quote from @Dustin Sanders:

How would I get a loan for a new primary residence without income verification? I’m thinking of buying a duplex and living in 1 unit, renting out the other though I’ve quit my job and currently living off of my rental properties.

Thanks in advance!


 Such a loan, as you described, would be against the Dodd Frank Act that was passed after 2008.

The obvious solution many try is to claim it will be an investment property. 

As a result, most non-qm lenders will not do a DSCR, or other investor loan, for someone that doesn't already own a primary residence.

I suspect it will be more useful to focus on why you would need such a loan. There are plenty of alternative documentation type programs out there, for example, that will work on a primary residence.