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All Forum Posts by: Darwin Crawford

Darwin Crawford has started 19 posts and replied 287 times.

Post: Commercial Lending Help

Darwin CrawfordPosted
  • Rental Property Investor
  • Scottsdale, AZ
  • Posts 296
  • Votes 243

SBA loan and a credit repair specialist.  That'll be your best bet. 

Post: First commercial property....

Darwin CrawfordPosted
  • Rental Property Investor
  • Scottsdale, AZ
  • Posts 296
  • Votes 243

Gang,

Been reading this and the MFH forums a lot lately. I've got 4 SFR rentals around scottsdale az, and stumbled onto what I think is the unicorn of investments - a poorly run commercial building, cheap-ish, within 1 mile of my house, with a lot of room for improvement.

Its an 8-unit building, bought off courthouse steps last summer by some note buyers, and is about 2/3 occupied, rents are grossly undermarket, not well maintained, and LL paying all utilities, which are horrendous.  I've driven/walked the place about a dozen times now, and know it pretty well. 

I have a few road blocks in front of me, which I will gladly take some suggestions on.  

first is financing this thing.  I made a preliminary offer, and got close, but ended up walking away because honestly, I had about a $50K cash gap that I just couldn't figure out how to bridge in a responsible way.  I'm sure that is small potatoes for some of you on here, but for me, being honest, its not.   I can pull about 80% of the PP in cash together with selling my worst-performing rental (lots of equity, but older place) and I'm working now on a portfolio loan for the rest, but that is going to nuke me out financially.  I've had some offers from friends and family who want to buy in, a la syndication, and am reading the "syndication bible" right now, but haven't pulled the trigger.  

The seller has offered to finance it for a 1yr period, but wants a pretty steep interest rate to do it, and if something goes sideways in the first year, I'll be screwed if I can't bridge that gap. 

second is that I've done fine with the SFR, found a nice niche in travel nurse housing, and get pretty solid 12-cap rates out of B-class stuff in my own backyard. This building, on the surface,, doesn't seem super complex from a numbers standpoint. Buy it, fix what needs fixing (I have a 12+ year construction background), raise the rents and shift utility costs. All in all, within 6-12 months there is 150K in forced appreciation to be made. However, I feel like I am missing something. I read a lot of the in-depth analysis on here, and have tried to apply it to this building, but at the end of the day, its a small, 8-unit office building, and all those numbers don't really sway me one way or the other. This place just isn't that complicated in my new-to-commercial eyes. Plus, AZ as a state royally favors the LL on commercial stuff.

Right now, the tenants are mostly hairdressers, which, my CPA (who is a hilarious guy about my age) told me are definitely the worst of the worst of commercial tenants.  He was apparently engaged to one at one point, and had some pretty entertaining stories about them.  Nothing against them personally, but apparently collecting rent can get interesting.  

Sorry for the long post, but I'm trying to rack my brains and figure out what we (I run this with 2 family members help) can do to make this work. This deal seems to me on the surface to hit on all cylinders. Location is a 10/10, its poorly run, undervalued, and can be had for less than the cost of a nice SFR in my 'hood.

Post: My Personal Experience with Credit Coaching (Repair)

Darwin CrawfordPosted
  • Rental Property Investor
  • Scottsdale, AZ
  • Posts 296
  • Votes 243

Oh, and one more thing that I believe is very important.  

At the end of the day, this process, and the responsibility for its success, lies with you.  Everyone has some story/excuse/blahblahblah for why they are special.  

You aren't.  Your story isn't original.  Your credit is your responsibility.  

Once you accept that (it took me awhile, just to be honest), the process, while unforgiving of slop and mistakes, is pretty straightforward.  

Post: My Personal Experience with Credit Coaching (Repair)

Darwin CrawfordPosted
  • Rental Property Investor
  • Scottsdale, AZ
  • Posts 296
  • Votes 243

@Marti Statler - thanks!

Started with the coach last August.  

Credit Absolute - just google them (not affiliated in any way just a happy customer).  

Before I say this - all of the following worked for me.  If it doesn't work for you, don't come whining to me.  

Nuggets of wisdom that I can pass on are the following:

 - you want 3-5 credit cards, keep ALL of them at 30% or below, 10% is better.  Don't close CC accounts, keep them active and paid off.  a tank of gas per month and paid off is better than closing.  IIRC, perfect combo is bank card, major credit card, and when you can qualify, an Amex. 

 - gold nugget on above - find out your STATEMENT date, not your due date.  whatever day that falls on is when banks/cc companies report balances to the Big 3.  (this made a huge difference).  Don't miss your due date but make sure balance is at or below 30% on statement date.  10% is much better. 

 - store card, and keep it at 10% max, preferably zero.  

 - installment loan (car, etc)

 - RE loan, when you can qualify.  

All this takes about 4-6 months, and scores go up, but they will take a hit when you open a new trade line (credit account).  the 1 year mark is key.  

Dispute letters - no idea, this is what I pay them for.  

Post: My Personal Experience with Credit Coaching (Repair)

Darwin CrawfordPosted
  • Rental Property Investor
  • Scottsdale, AZ
  • Posts 296
  • Votes 243

BP - Hope 2017 is going well for you.  

I wanted to sit down, and type this out to share with the community, and give some insight to my own, very recent journey with what a lot of people call credit repair, but I'm going to call credit coaching.  

backtrack 6 months - I had taken about 20 months out of the professional world to help out my family, and as you can imagine, taken a financial punch to the nose. Savings down, etc. To get this done, I went totally Dave Ramsey - paid cash, cut up cards, the whole bit. It worked, but once I got into the REI game, and pulled credit, it was ugly. mid 500's to low 600's across all 3 scores, with almost zero trade lines. Ugh. Only upshot is that my cars, bikes, tools, etc are all paid off.

Now - couple things - 1) not a lawyer, no legal advice given 2) not a credit repair person, no advice given 3) I tend to tell it like it is, so be aware.  

Because of a firmly held belief in local economics, and doing business within the community whenever possible, I talked to friends and neighbors, and found out that a good friend of mine through my gym (yea, I'm a crossfit guy, sorry!) runs what he calls a credit coaching service.  Two of my friends had used him after the big bang of 2008, and had great things to say.  Coach also works with lots of the professional athletes that hang in scottsdale.  

Again - I don't know what your situation is, but mine basically consisted of 1 collection account for $178 from a medical bill, and one credit card that I loaned to an ex-girlfriend, who missed a couple payments, and scant history/trade lines.  Lesson learned.  

Cue in the Coach.  I'm a believer in coaching.  I have a coach for fitness, who makes me do some really, really hard $hit in the name of staying fit.  I've thrown up from working out.  Multiple times.  I used to whine, now I just get it done, and guess what?  I'm stronger and faster than I was in college, and I'm pushing 35.  Oddly enough, I've had more professional success when fit than when not fit.  As we say, "stronger people are just more useful and harder to kill". 

As a side bonus, when you are a landlord, and come in at 5'11" and 195lbs, evictions go smoother as well...

Credit coach hit on a lot of the same things in his plan structure.  He gave me important dates, payment ratios, and a host of other useful info, and his "gal friday" helped me put it into a cohesive plan, with phone reminders, dates, amounts, etc.  When to pay, what to pay, what accounts to open and when, etc.  We got a game plan together, with measured goals, a system of accountability (HUGE) and monthly coaching/check-up calls. 

Did it suck at first?  Yes.  Nothing like rolling into your bank and having to put down a deposit to get a secured card with a limit like a college kid.  In your mid-30's.  Humbling, slightly humiliating, kind of like watching a pretty girl lift more than you, which happens in my world.  Suck it up and deal, buttercup.  Embrace the pain.  

However - like coach said, scores went down more at first (uber painful to watch), but are now up, up, and up.  I have set the goal of 700+ across the board for 2/1/2017, and guess what? I hit it a month early.  With the way it's going now, assuming no catastrophes, and debt paid down, I'll be 740+ by 7/1/2017.  

What did this cost me? I paid an initial "membership fee" of $300, which is good for life. Dispute letters, per round, were $65, and I wound up sending 4 rounds of them. Total paid was $560.00. If you're in REI, and can do any basic math, this cost is absurdly, almost comically low. Caveat this with something though - its a coaching plan, NOT a fix. You could hire the best coach in the world, but if you slack off, you'll still wind up fat and losing the game.

Credit scores used to seem like BS to me, some silly formula for judging how the over-leveraged Joneses of the world are going to make their next boat payment on their Visa card, but it turns out its a (kinda) simple game, and basic rules, followed religiously, will help you a lot.  

Cheers to a kick-*** 2017!

Post: Master carpenter: Crown molding

Darwin CrawfordPosted
  • Rental Property Investor
  • Scottsdale, AZ
  • Posts 296
  • Votes 243

buy a nice sliding miter saw.  Dewalt is my favorite.  Angles vary with type of crown, there is 45/45 crown, and 38/52 crown, each with their own specs.  my big dewalt slider has a table of angles on it for them.  So does google. 

However, as someone else said, coping the joint is best.  Especially in older homes where no angle is 90 degrees. 

Post: Class C multifamily property in Phoenix

Darwin CrawfordPosted
  • Rental Property Investor
  • Scottsdale, AZ
  • Posts 296
  • Votes 243

I go by month, not year.   @Diane G., just a habit from residential stuff.

Post: Class C multifamily property in Phoenix

Darwin CrawfordPosted
  • Rental Property Investor
  • Scottsdale, AZ
  • Posts 296
  • Votes 243

Oh, and about being "run-down", @Diane G., yes in certain parts of town I agree with you.   Lots of drab colors here, and lots of stuff that was built very fast.  

On the other hand, well-done desert architecture, landscaping, and vibrant colors are awesome, and frankly a very easy way to distinguish yourself from the million or so "meh" properties around the valley.  

Trust me - anything nicer rents fast.  One of my favorite parts about landlording in PHX/Scottsdale is that many landlords really run crap-looking properties, and with a little creativity, are easy to beat from a sales standpoint.  

Post: Class C multifamily property in Phoenix

Darwin CrawfordPosted
  • Rental Property Investor
  • Scottsdale, AZ
  • Posts 296
  • Votes 243

If I had 1.5m to spend, I'd grab a combo of B/C stuff around Old town or Arcadia Lite, both commercial and residential.  If you do it right, you'd be looking at about a 11-cap before debt, maybe 15-17K, maybe higher, but unicorns aren't always real.  Despite what everyone says about this being an uber-hot market, people will negotiate, if you do it right.  @Diane G.

Just don't be scared to get things into escrow and then hammer them down like a tent peg.  I don't care what the agent says, mechanical stuff breaks, sewer lines clog, and the agent is usually long gone about 45 seconds after they cash their commission check.   

Post: Phoenix, AZ Multifamily

Darwin CrawfordPosted
  • Rental Property Investor
  • Scottsdale, AZ
  • Posts 296
  • Votes 243

W Indian School and the I-17....back to Alhambra again @Diane G. ?  Someone is clearly funneling you deals in that area.  

That area is going to be very hit or miss. I did a flip at 15th Avenue and Camelback a couple years back. The market for SFR is OK, lots of what I would call starter homes there. Looked at some multi-family but took a pass, based on tenants. Its the fringe of the "artsy-fartsy/hipster/LGBT" area, which, by the way, I LOVE as tenants. (No, I'm not an agent, for the record), but on the fringe, there are fringe characters.

Your tenant base over there, for lack of a better word, kinda sucks.  With the rent range of $500-700/door for MFH, that is the crew who are typically one flat tire away from not paying.  That being said, a small-mid size section 8 building would probably work well. 

I don't know your home market very well, but I do know LA, kinda, and I'd compare this area to Riverside, or one of the outlying markets between the 405 and the 605.  There are some good folks who live there, take care of their homes, mow the lawn, and their kids are nice.  

However, I spent the better part of 2 days in this neighborhood tracking down a meth-head who stole from me, in and out of lots of C/D class MFH, and I can tell you that as a 6' tall 195lb male with a Glock, I was paying very close attention to my surroundings.  

Drugs are common, petty theft and break-ins are common.  Making something work over there will boil down to management, and there are a lot of DGAF property managers in the C-Class game.  

Eventually, I found it was easier, slightly more profitable, and better for my life/health/sanity to stay out of that area.  There are good returns elsewhere if you know where to look.   I'm currently aggregating condo properties in Old Town, and averaging about $75K/door with rents around $1150-$1500/month.  Amazing?  Nope, but steady and appreciation has been good.