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All Forum Posts by: Tim Schroeder

Tim Schroeder has started 15 posts and replied 312 times.

Post: Rental Partnership Question

Tim SchroederPosted
  • Rental Property Investor
  • Castle Rock, CO
  • Posts 333
  • Votes 387
Originally posted by @Matthew Jantos:

I am looking for a beach area vacation rental home. I have a partner who will be financing/purchasing 100% of the property upfront. I will be finding the property, managing the property, finding renters, cleaning, servicing and maintaining the property over the term of the agreement. I am trying to find an equitable agreement by which is fair for both of us. Local management companies charge 20% for managing. I am looking at charging 25% to do this as a stake holder with my partner. Would this be considered a fair arrangement? Should my management fee be higher?

So you are not getting an ownership stake or percent of profit, just the management fee which is 25% of gross income, correct? 

Post: Smokey Mountains current situation on the ground

Tim SchroederPosted
  • Rental Property Investor
  • Castle Rock, CO
  • Posts 333
  • Votes 387
Originally posted by @Collin Hays:

Sure, as an equity play or a flip. But as an income play, maybe not. Depends on rental income and expenses. And a mortgage is a big expense. Therefore, financing matters for income investments. Period. Sorry man, not trying to bust your chops, I was talking just about income plays. In other scenarios, you may be right about your finances not determining whether it's a good buy.

Post: Smokey Mountains current situation on the ground

Tim SchroederPosted
  • Rental Property Investor
  • Castle Rock, CO
  • Posts 333
  • Votes 387
Originally posted by @Collin Hays:

Updated about 3 hours ago

I would also add that between 1929 and 1955, there was zero growth in the S&P 500, and between 1968 and 1987, there was zero growth in the S&P 500.

I think you got some bad data. The S&P tripled in value between January 1968 (92) and January 1987 (280)

Post: Smokey Mountains current situation on the ground

Tim SchroederPosted
  • Rental Property Investor
  • Castle Rock, CO
  • Posts 333
  • Votes 387
Originally posted by @Collin Hays:
Originally posted by @Tim Schroeder:
Originally posted by @Collin Hays:

You could have just bought her shares in the S&P500 index fund, which returns, on average, 10-11% -- and that's including the Great Depression in 1929 and the Great Recession in 2008. And it's zero work.   https://www.investopedia.com/ask/answers/042415/what-average-annual-return-sp-500.asp

With all due respect, that idea is so preposterous that it's hard to even know how to respond. You cannot invest in an S&P index fund, or any mutual fund for that matter, and plan on an 8 percent annual withdrawal.  You will go broke.  Please re-read this a few times.

There are chunks of time - decades - where the S&P 500 has lost tremendous value.  In March 2000, the S&P 500 index reached a high of 2266.  Over the next 9 years, it fell until finally bottoming in Feb. 2009 to 893.  It would be another 6 years before it would reach 2266 again.  So that is 15 lost years there of ZERO growth whatsoever. So let's use your theory and assume I had $400,000 in an S&P index fund in 2000 fund and started withdrawing $32,000 per year, I would have been completely broke by around 2007.    

Using my mother's home as an example of 8 percent (she's actually receiving 11%), she would be not only receiving 8 percent, but leaving the value of the asset intact, which over time is likely appreciating.  When you are withdrawing from a mutual fund, you are eating away at the asset.  In a bear market, you either quit eating away at it and wait for it to rebound, or you continue eating way at it until there's nothing left.

Umm, no, not preposterous. First of all I didn't mean she had to withdraw 8% per year, I was just saying that "earning" 8-11% per year just doesn't sound like a lot considering the work that goes into managing an STR, and that you can make that a lot easier with less risk in an index fund. Secondly, the S&P was in the 1500's not 2266 in March of 2000 when the market tanked. I checked this in three places (I suspect you were looking at an inflation-adjusted chart because I also found one that said 2266 but it was adjusted for inflation). Yes, it bottomed in 2009 (at 676). It had recovered completely by March of 2013, only 4 years later. It closed yesterday at 3386, 125% higher than the peak in 2009. I could also cherry-pick dates when you could get much MORE than 10% per year, but that's not fair just as cherry-picking a theoretical investment the day before a market crash isn't. The point is, the S&P hits 10% over the long haul even including the really bad times. And if we start adding in compounding, well, it goes through the roof. For anyone with a long-term view, it is one of the best ways to build wealth, and it survives recessions. I looked all the way back to the 1930's and all the drops recovered in 1-2 years, and at the most 7. Not "decades".

I'll admit though that the allure of the S&P is in leaving the money there for 10-20 years and the compounding. Taking 8-10% out per year is a bad idea, like you said. Experts say that to survive downturns and mitigate inflation, you should only withdraw 4% from an index fund if you want it to provide income indefinitely. And if you continued to withdraw in a 1-2 year downturn, you would earn less in future years because you lost some capital. Sometimes, people need that 10% income (I certainly do), in which case I can't just stick it in a fund and not touch it. Plus, we may get huge appreciation in the value of the property which you don't get in an index fund. Or, we could lose it all to foreclosure. So these are two very different investing models.

But at the end of the day, for young investors anyway, a compounded index fund is the way to go. Me, I was spending my extra money on concerts, weed, and beer when I was in my 20's not investing it, which is why I have to hustle harder in RE now that I'm in my 50's -- I don't have time to wait 20 years!!!   :)

Post: Smokey Mountains current situation on the ground

Tim SchroederPosted
  • Rental Property Investor
  • Castle Rock, CO
  • Posts 333
  • Votes 387
Originally posted by @Collin Hays:

Numbers are always fuzzy because "profit" means different things to different people.  I don't include a mortgage in measuring profit, because it's not the property's fault that I am having to borrow to buy it.  Whether a property is a good deal shouldn't be contingent upon your financing terms.  That's a bank and personal finance issue.  

Now, I would still expect it to cash flow after a mortgage personally, or it wouldn't work for me.


The analysis of "Whether a property is a good deal" is absolutely contingent on financing (for income properties anyway) and for measuring ROI !! Income properties are all about cash flow, and cash flow is affected by your mortgage costs, so I cannot see how financing can not be included in the profit analysis. If you DO have a mortgage, your ROI % is going to be higher but cashflow will be lower. Unless you have unlimited capital, ROI is more important than cashflow in dollar terms. If you want to measure a property's potential profit without considering mortgage costs, use Cap Rate.

Just my opinion. 

Post: Smokey Mountains current situation on the ground

Tim SchroederPosted
  • Rental Property Investor
  • Castle Rock, CO
  • Posts 333
  • Votes 387
Originally posted by @Alan Ford:

@Malgrum Holley totally agree on the gross rents comment. Most people here seem to include the money collected for cleaning fee for example

Which makes sense when self managing.

When I say gross rents of $73k for my 4/4 - it does not include cleaning fees because that goes straight to the cleaner. My PM nor I make profit on it.

The whole issue of "does gross income include cleaner fees" is further complicated by the fact that from a TAX perspective, it absolutely is income.  It's just offset by an expense of the same or similar amount so it's usually a wash. But not always -- a good example is an owner who cleans their own cabin. Or when an owner charges more than what they pay their cleaners, which is quite common.  But when talking about gross income from an investment perspective (like this website) we all ought to be excluding it IMHO.

Post: Smokey Mountains current situation on the ground

Tim SchroederPosted
  • Rental Property Investor
  • Castle Rock, CO
  • Posts 333
  • Votes 387
Originally posted by @Collin Hays:

..... I purchased a cabin for my mother in the Blackbear Falls subdivision in Gatlinburg last summer.  It's 900 square feet and she paid $270K for it.  $300 psf!   Does it "cash flow"?  Absolutely it does.  It generates about $41K a year.  She paid cash for it, but here are her yearly fees (approximate):

......

So about $11,200 in expenses, with a net income for her of approx. $30,000 from an investment of $270K.  That's an 11 percent annual yield.  Even if I was charging her a 25% management fee, her yield would still be approximately 8 percent annual, just on the income alone  Find me a CD paying that!

You could have just bought her shares in the S&P500 index fund, which returns, on average, 10-11% -- and that's including the Great Depression in 1929 and the Great Recession in 2008. And it's zero work.   https://www.investopedia.com/ask/answers/042415/what-average-annual-return-sp-500.asp

Post: 3 bedroom house - the price is right but rooms are small

Tim SchroederPosted
  • Rental Property Investor
  • Castle Rock, CO
  • Posts 333
  • Votes 387
Originally posted by @Melissa Smith:

@Eleanor Fitzsimmons That's a great question!  I agree with what @Nathan Gesner had said.  As long as you are being very transparent with the listing so that the guest's expectations are correct then you should be fine.  The location of the property and the amenities offered and included are typically going to be more important than bedroom size.  


Being transparent doesn't improve the headcount, which is a key factor.  At the end of the day people search for rentals that fit the number of people in their group. I can't imagine why single beds would be something an investor would go for, unless there were no other choices.

Post: 3 bedroom house - the price is right but rooms are small

Tim SchroederPosted
  • Rental Property Investor
  • Castle Rock, CO
  • Posts 333
  • Votes 387

When I saw the title I was going to say "it doesn't matter, a bed is a bed and they won't know how small the room is until they are there". Then I saw "single bed". In my experience, heads in beds has a direct impact on revenue. So I personally would never buy a rental that could not sleep 2 people in each room. Since most properties can accept a 2-person bed, why limit your potential? I would pass.

Post: Smokey Mountains current situation on the ground

Tim SchroederPosted
  • Rental Property Investor
  • Castle Rock, CO
  • Posts 333
  • Votes 387
Originally posted by @Kyle H.:

@Ryan Proffit Don't discount looking on the other side of the Smoky's in the Bryson City/Cherokee area, while not as much of a hotbed for investor activity as the Gatlinburg/Pigeon Forge area we have returns very similar to those @Julie McCoy described in her post.  While I believe the Tennessee side rightly sees a higher volume of investor activity due to a variety of factors there is still money to be had over on this side of the mountain.  I would echo the comments of @Collin Hays and @Luke Carl, in regards to purchase price vs. rent.  I have 3 units under 450 sq/ft that all do over $32k-45k/yr and we built all of them for less than 90k (full disclosure my business partner and I have a building business so this is our cost).  

I am interested in looking outside Pigeon Forge/Gatlinburg too. As prices continue to skyrocket buyers will look elsewhere. So, the big question is, "Where is the next Pigeon Forge going to be", in terms of STR success AND potential for price appreciation? When you mentioned Bryon City/Cherokee I went and did some poking around. On Realter.com there are ZERO 4BR+ for sale in Cherokee, and only 14 in Bryson City, most of those were 700k-1.5m. I found that surprising, and I'm not sure what to make of it.