All Forum Posts by: John Whittle

 You should probably have a read here

http://www.irs.gov/Businesses/Small-Businesses-&-S...

If your not issuing w2s to employees then you need to issue 1099s to anyone you pay over $600/year. The 1099 employee things a joke guys like you have guys they call contractors they treat like employees.  It's very common in the construction industry. 1099s are for way more than waitresses. I didn't even know they got 1099s for the tips I guess? Sounds like you need to talk with a lawyer or accountant.

 Ahh I see you mean employees or 1099 employees not real independent contractors.  Well save that topic for another thread

 $50/hr too much in Los Angeles wow what do you hire illegals with no tools? I can barely afford to run a legitimate business in the midwest at $50/hr I don't know how any one that does it right could work in LA for $50/hr.  I see why I need to stop working for landlords and become one.

Daily workers I work for a landlord(when his cheap contractors can't fix it) that has one of those he does great fast work for $175/day.  Has no workmans comp or insurance and drinks jack daniels all day, some days he doesn't just drink it he chugs it.  Seen him stumble right into a dumpster off a deck one day.  Crazy SOB was lucky the dumpster was there to break his fall.  That landlord is going to hate life when that guy falls off a roof or sets a house on fire.

So OP find us however you can but get references and make sure the contractors insured and has workmans comp.  A contractors tools is probably the best way to judge him though.  If he has a whole bunch of brand name mostly worn out tools thats your guy.  He goes for quality and has been at it awhile.  The next would be a guy with all new nice tools he could be hit or miss he might be new in business and really good or hes bad and won't last long.  Third guy not many tools the ones hes got are knock offs, thats the one you avoid at all costs, probably a drunk or a junkie trying to hack it for his next hit.

I wish I could tell you how to find us I have the opposite problem finding more good customers.  I'm not cheap but I'm affordable so I can't afford real advertising just yet.  Oh and home depot works but early is my coffee, computer time but I'll get to work and get it done here in a bit.

Yeah I'd most likely eat up 12k-14k of your budget per unit in hvac/electric alone and that depends on a lot. Plus I'm cheap compared to a lot of guys.

Does anyone know if a licensed contractor can work on his own 203k? Realtors telling me no which seems like BS.

Keep in mind if its too much for you it will be hard to get a good property manager in those areas.  They will likely eat you alive in cost if you do find one.

Bad idea.  

http://www.biggerpockets.com/forums/311/topics/169...

It applies most places in the US especially baltimore.  Listen to Ben he knows what hes talking about.

I'd say pay for it yourself, file with your insurance and let them fight whoever for reimbursement.

Make sure you take lots of pictures and might want to get a couple written estimates for the insurance companys.

Looks really good for the price I'd hold on to that guy.  Even throw him a extra hundred or 2.  I run a small shop out of my house with very low overhead and it still costs me about $60 a day just for the truck, tools, insurance and gas.  Thats not counting health care or vacation time.  Which means hes only making roughly $100 a day to put that furnace in.  He could make more working for another shop as an employee. 

I'd keep a good eye on him though and I'd make sure he really has insurance.  I'd check the chimney, a house that old it most likely isn't lined.  Even just a clay liner is fine which I see a lot in 40s-60s houses.  If its all brick the 80%er will produce condensate and rot it out eventually.   I'd question him on repairs too.  A lot of installers go out on there own think they can fix them too even though they don't have experience.  So anything a little tricky to them and you must need a new unit. 

Old school rule of thumb on old houses down here in Cincy is 40,000 btu output per thousand sq ft.  So a 60k btu 80% would be 48k out and what I would put in a small old house like that without doing a load calc.  I'd do a load calc before I'd put in 40k 95%.  Which would be 38k out.  Most likely wouldn't do that you'd probably end up with complaints on really cold days.  

That flu pipe could use some straps don't need that coming loose.

I can't let it go I have to elaborate. 80k btu is grossly oversized for 1000sq ft your only an hour and half north west of me.  Which means the furnace will over heat constantly weakening the heat exchanger because the duct work is never designed for an oversized furnace.  Also causing the furnace to shut off, on limit making it kick on and off constantly putting more wear and tear on parts.  A 80%er might only be $450 but its $200+ for additional materials to do it right.  Anyone that does there own gig for $150 a day is working for a wage and still has to pay for tools and have a truck.  They are certainly going to skimp on materials, the right tools and do a horrible job.  Obviously they don't even have the knowledge to size the unit right. I don't see them being able to afford liability insurance.  Guess who its falling back on if there install damages your property or hurts someone?  Your setting yourself up for a rude awakening and giving bad advice. 

 Lets see some pictures of the installs you get for $800.  I'm guessing rolls of foil tape, a slung around flex gas line and other general hackery in addition to oversized 80%ers in unlined chimneys.  The same stuff I get paid more to fix in rentals all the time. Its cheaper to get it done right the first time.