All Forum Posts by: Grant P.

The part about a public hearing is not true, at least here in Colorado but I'm pretty sure this is universal. You would only need a public hearing if you are looking for a variance. We still need to submit conceptual designs to the city and get them signed of, but if it is zoned for 7 units, there should be no need for a hearing.

I have used contractors that fit into each of you categories, and as a developer and investor I cannot tell you how valuable a good contractor is.

This being said, I'm not a warm and fuzzy guy and I hold people to a high standard, just as I do for myself. All I ask is that they follow through with what they have agreed to do.

I also happen to wear nice clothes to work, as well as have some nice cars. The reason he didn't want to get out of the car is because he had nice clothes on that he didn't want to ruin.

Contractors are welcome to do what I do, in fact they could probobaly make more than I do on projects by being both developer and contractor, but until they do they need to remember that they work for me. It's my risk, its my money and I am the boss because of this. I'm not unrealistic and I'm happy for others to enjoy some successes along the way, but if the contractor netted the same as I do, with no skin in the game or risk I would not be extatic.

I'll chime in on this one because I'm local and a full time broker. I've read a few of his previous posts as well.

I work for Coldwell Banker, a full service brokerage that starts you at a 64% split, and there is a 90 fee per month, plus real estate board dues. plus mls, plus ctmecontracts if you want to be able to do digital contracts etc. Once you produce over a certain point just over 3 million you keep 98%. I choose to work here because they are #1 in both sales volume and #1 in luxury real estate for the past 15 years. I pay a lot and I get a lot in return, I'm in the office everyday and its how I make a living other than investing in real estate.

I think you should go with a lower split hands off brokerage, and get a mentor to help you through the first few deals. Pay them a flat fee or a piece of the commission and I'm sure you could get an experienced broker to help you through and to explain the process each step of the way.

Good luck. You will stumble through the first few contracts, but eventually you will be doing contracts in 15 min. I highly suggest using CTMecontracts. I think it is $30 a month or so, but saves so much headache of paperwork.

Hello and welcome.

I am a Broker and Developer here in Denver, and my Father is an architect that has been working in Denver for quite some time now. There are not very many developers on the site, however there are a handful.

Were you working in Denver before you started your company? What firm were you with?

Welcome and good luck.

I think something like this should be evaluated as investment real estate.

Determine value based on a cap rate.

$120 PSF for pretty basic construction. The sky is the limit however, so I would get in contact with a contractor. You will spend more for this in the 700-1mm range. The refrigerator I just put in my rehab I have going retails for $8500. As finishes get nicer, they become exponentially more expensive.

I was working with a client that was spending $600 psf on finishing an unfinished condo that was purchased for $800 psf. So she will be in the $1400 psf range.

My point is I know what you can build a very basic new build for, but really these need to be estimated individually.

I am a broker that concentrated on investor clients because of my background. If i was doing it over again, I would not do it. I have been selling a lot of retail real estate lately, and it is far easier, less work, and typically the money is much better. I'm stuck as this is what I've built my business around, but I'm not chasing the investor clients like I was before.

Is the property listed with a Realtor? If so what is their feedback? What has the feedback from the 2 lookers been?

I sit down with my clients once a week and discuss what we have been experiencing. I'm sure you are dealing with a much smaller pool in Oklahoma, so I cannot speak to your market, however in my market if we are not seeing 20+ showings a week I am figuring out why. Typically it is a niche property(eg. horse property, rural, etc.) or about 90% of the time it is priced to high.

Were not allowed to pitch services here but feel free to message member Sebastian Gruner. I helped him find an investment, as well as attend our monthly meetings here in Denver.

Does not sound like you have dealt with building departments much.

My partner is an architect with 40+ years experience, and designs 250 million in new construction a year. We always get grief from the building department on spec builds somewhere along the way. It is part of the process.