All Forum Posts by: Isaac S.

Quote from @Angelina Ng:

Quote from @Isaac S.:

Could be very expensive or a deal....how many square feet of flooring and what type, how many windows and what type, interior and exterior painting? 

It is a 1388 sqft home. I am thinking vinyl flooring. Interior paint. Not sure what type of windows they are but for 2 windows and 9 screens are needed.

$13k seems high, by about 20-30%, unless the management does COST+ billing or the contractor is their cousin/brother/etc...seems like everyone else already gave you the "the devils in the details" talk about being on top of inspections and renovation quotes.

IMHO, most management either have a team for the renovation/turnover handywork and charge a good percentage of profit on top of actual cost of goods and labor OR have similar arrangements with "preferred" contractors that add cost with little extra value OR they just don't care that much to find fair priced quality work because it is not there money, but, it is taking up more of their time

So as everyone else has said....ya gotta manage the managers...best of luck!

Could be very expensive or a deal....how many square feet of flooring and what type, how many windows and what type, interior and exterior painting? 

Bruh!!! The MetaVerse of course! Send me a million Bitcoin and I'll give you my entire MetaVerse portfolio. For real!

Or just use all the sensible smart advice from the other replies...

It depends on where you are and the length of tenancy. In my area, Los Angeles, if the tenant is there for 3 years or more, its considered normal wear and tear to repaint entire interior, no charges, or if less than 3 years, the prorated amount. As for patching, IMHO, any normal to large nail will require the same amount of time and material to patch. I usually charge $20-50 for the patching you described, should be 20 minutes(or less).

ALSO, I strongly suggest you use factory premixed color, I use Home Depot Behr Swiss Coffee, it makes it easy to blend future repairs and when we have turnover, its just quick freshen up coat, without having to go full on multiple coats of paint and primer, or set up for spraying, etc. To do quality painting it can be expensive, so, any little tricks you can do to make it easier to turn units cheaply and fast, will pay dividends over the years, IMHO

Best of luck!

Ruff, ruff, ruff, rrrrrruuuufffffff!!!! That's pitbull dialect meaning: "please rent to my owner, or I will bite the ish out of you!!!"

All of the above, including and especially cash for keys, if/when it is cheaper than eviction or you will uncork some real upside in rents.

I use TenantBackgroundSearch.com....you can pay or applicant can pay, you enter the data and initiate the report, the company emails applicant a link to log in and verify their identity and then you have access to the report, background check, eviction check....cost about $35

good luck!

Can't be in the MetaVerse, can't be next to motorcycle gang clubhouse, can't be in the flight path of a major airport, can't be a bad deal...I can't disclose my other conditions as that is highly proprietary information, super top-secret. 

Try flooring specialists, and offer a premium of 20-30% if necessary.  There's a shortage of skilled labor, small job specialists, and over abundance of large jobs with better return for contractors than your job. If you can be an easy half day job that someone can knock out between bigger jobs, they may want to pick up the contract for a good premium. Good luck!

I had a slab leak that took one month to figure out we had, because it was not profuse, but constant enough to make the water bill 2x, and then the plumber brought out a special machine that checks for leaks under concrete slabs, and sure enough we had one. This was a 2" supply line for a large apartment building, was $10k repair.