All Forum Posts by: Gregory Schwartz

How about a list of what not to use? 😅

I hate the Nest thermostats in my STRs and am likely switching back to conventional ones, letting my cleaners reset the temperature during turnovers. Here’s why:

- Guests don’t know how to use them.
- I’ve had three fail in the last year.
- They disconnect from WiFi and require in-person resets.

After three years and managing eight STR units, I've found smart thermostats just aren't worth the hassle.

Pease don’t. 

This ties up the veteran's eligibility, which can have long-term consequences for them. While it might seem like a solution now, it limits their ability to use their VA benefits in the future. These benefits are hard-earned, and taking away their eligibility by assuming their loan isn't a fair trade-off. I'd encourage the veteran to explore other options that don't compromise their future borrowing power.

I’m an investor agent in Bryan-College Station Texas, and I want to start sourcing off-market deals to provide exclusive opportunities for my top investor clients. Sellers would have three options: sell to my clients, sell to me, or list on the market. I’m NOT planning to wholesale—just creating more deal flow for my agent business.

Back in 2020, I sent 500 postcards/month via DealMachine for about a year and a half this resulted in 2 off-market deals that I purchased. Now, with a $1,000–$2,000/month budget, I want to restart but am open to different marketing strategies.

• What’s working best for you at this budget?
• Should I stick with mailers or explore cold calling, PPC, SMS, etc.?
• What lists have been most effective for motivated sellers?
• Any lessons learned from your experience?

I’d love to hear your insights—thanks in advance!

What are your goals? Knowing what you want to accomplish will help you assemble the team to do it! 

I've done this for my clients in College Station. In many cases, they’ve even negotiated my full fee despite my limited involvement. Other times my clients and I discuss a lower fee based on my involvement. 

An agent can still add significant value after the contract is signed. While I haven’t seen this service widely advertised, I know other agents—myself included—who assist investors with off-market or pre-negotiated deals.

You make some really good points. I've invested in both single-family and multifamily (duplexes fourplex , etc.). Turnover is definitely higher on the multifamily to closer to an apartment complex you get the closer you get to two year average occupancies. People like to point out that you're buying four units with only one roof, but they forget to mention that you have four water heaters and four HVAC. 

Even taking all that into account. My four Plex units tend to cash flow better and have appreciated as well as my single family invest investments. 

if you share your buy box with us, we'll have a better point of reference to help point out the market. Are you looking for retirement in 10 years and an appreciating market or are you looking for a cash flow now maybe a short term rental or inexpensive cash flow market

@Andrew Kubik how's any different than a competent real estate agent who can provide the same connections. In College Station TX A lot of the investor focused agents will also help list your investment property for rent. 

I agree. Austin still has great underlying fundamentals as a market IMO. Just not a big fan of the ups and downs personally 

Keep it in-house. Maintain control, maximize your ROI, and keep what sounds like an amazing handyman!

In my experience, property management companies often lead to higher vacancies, higher maintenance costs, and lower rental income compared to competent self-managing investors. On the surface, it might seem cheaper to hire a PM company, but when you factor in vacancies, maintenance, and under-market rents, you’ll likely come out ahead by managing it yourself.

I used to work for a local investor with 500+ units, all in one town. His in-house management team cost way more than a typical PM company—but because he controlled the key metrics, he outperformed the competition. We had our systems so dialed in that during the busy season, we averaged just 4–5 days of vacancy between tenants while turning 10–15 units a week!