All Forum Posts by: Gi'angelo Bautista

We have 25 properties and about 50 listings. Does anyone have a recommended property management software (PMS) that works well with property management companies like ours that is working towards 100-200 properties?

We manage Airbnb's on the SF Peninsula area and the only city on the peninsula that allows STR's for 365 days a year with a permit is Pacifica, CA. In Pacifica, you would get lots of appreciation. It's best to get a house closer to the beach such as in Linda Mar. The other cities are super regulated.

This is what we do: Offer Up, Facebook, and Next Door for the Sofa and Dining Room Table (sometimes we get other big items too). Amazon, Target, Dollar Store, Wayfair, Costco, Home Goods, and Walmart for everything else. 

@Alex Kim I noticed they were in Los Angeles, which I didn't expect! I was thinking TIC's were good in $1,000/sq ft areas. Those are two things you mentioned are definitely something to consider. I'll reach out to Sterling (the TIC lender here) in regards to appraisal and create a ghost post for see if the market will accept it. Thanks for helping me think through this!

@Beau Ordemann

I would highly suggest using a rental agreement if it's outside of Airbnb or you are going to be asking for trouble. We did talk to an attorney who told us that guests who book on Airbnb or VRBO are essentially agreeing to a contract. So if it's through Airbnb or VRBO, I wouldn't worry.   

With that said, I’m a licensed real estate agent/property manager so we get our short term rental agreements from our state association. You might be able to get one from a local agent in your area. I have a template if you want, but have an attorney look it over since you are in a different area. You can DM me for this.

You will need advice from local real estate agents or property managers for any extra paperwork or disclosures that are needed because each area can have different requirements.

Also, add the house rules to the contract.

Hope this helps.

@Lope Encarnacion Yes! That would be very helpful actually. 

$100k for a regular roof is way too much! 

@Marc Rice that's true! My numbers are usually lower than AirDna too.

@David Bergmann You are right! I thought it was just AIrbnb, but it does have VRBO (just checked today). I was basically looking for "cash cows" in each city.  It's very cumbersome to click on every single Airbnb listing in Airbnb to find high performing properties. The data will help us find properties for our clients and for ourselves.  

@Lope Encarnacion I'm still building the ground team. I only have the virtual assistants who are willing to manage the properties (I trust two of them a lot). We also have an engineer out there who used to work for SM Investment and another big company, I forget the company name.  I'm looking for a savy investor friendly agent in Manila still.