All Forum Posts by: Isaura Orellana

We are in the process of selling a 4plex to one of our favorite clients for $185,000 and we are placing section 8 as a courtesy. Now all four units are 3 bedroom units not 1 bedroom units like yours. It's actually 5,000 SQFT Beauty. Also built in the 1920's. So much character!! SOOO BEAUTIFUL. Bricks are in great shape and all so clean also. Anyways, one of our favorite section 8 agencies is telling us that they will tenant each of our 3 bedroom UNITS (Not SFR) at $1266 a month. Soo 1266 x 4 + 5,064! We were originally thinking $1000 a unit section 8 but nope $1266! They did just tenant one of our duplex units at $977 so $1266 does make sense. WE LOVE THEM LOL :))) So talk about to good to be true.. So what you are discussing doesn't sound to far fetched after all! Our deal is well above the 3% rule yours sounds like its almost the 2% rule. A Perhaps money is just not that important to him. Orrr he might not have any children who deserve it and he realizes he cant take it to the grave lol .. O well, Happy Hunting everyone !!

No brainer .. Pick up a handful of rental properties in Detroit! If you take the SFR we just rented out section 8 at $1500 a month plus all utilities that we will sell for $70,000 likely at some point this week and the duplex we sold last week for $84,000 that has two cash Covid paying units totaling $1900 plus gas and electric and the two triplexes we sold for $90,000 as well last week that are each receiving $2,100 and $2,200 plus gas and electric and lets say two more SFR's like the one we just placed another section 8 tenant in a few days ago on Montrose who's paying $1266 a month plus all utilities that we will be selling for $55,000 and times that property times two you are cash flowing in the $10K neighborhood for what 70K + 84K + 90k + 90K + 55K + 55K = 444,000 = 1500 + 1900 +2100 +2200 + 1266 + 1266 = $10,232.... Might need one more property like Montrose at 55K to cover all your taxes, PITI, 8% PM, and what little maintenance or Cap Ex because all our properties come fully updated and upgraded. Vacancy would be zero b/c if our cash tenants move out 9 out of 10 times we have someone waiting and ready to move in. And as far as Section 8 tenants are concerned their average stay in Detroit is 5-8 years. So vacancy = 0.

So technically and in essence 7 Detroit rental properties at $500K gets you cash flowing at $10,000 a month. 

Neither.. Detroit is definitely the place to be these days, where the cash flow is thick and lush and green. Detroit is now what Texas, Nevada, Florida were 5 years ago before they became over saturated. No where in either of those states are you going to find the same rent to value ratio or entry level price points. Real live modern day gold rush going on over here. If you would like to learn more or get involved just send me a message. Happy Hunting!

We are buying and selling a handful like clockwork every 2 weeks in Detroit. We are also running a 1/2 dozen rehab crews to the bone 7 days a week. Contractors and workers pull 12 hour days and those of us running the ship are 16 hrs a day 7 days a week. It's been this way right through the Covid with the exception of March. Detroit rental market is fabulous these days. I was just looking at this 5 bedroom 2 bath beauty we just finished renovating on the east side at Alter and Outer drive in Chandler Park Close to Gross Point and the water. Well we just officially tenanted it today for $1500 section 8 a month. We had 4 different $1500 voucher section 8 tenants come by today and they all adored the property and wanted to move in tomorrow. They ALL left their package! Anyways, the property is marvelous as I mentioned and we put some decent money into the full rehab that we turned out in 3 weeks might I add (pat on the back for us. Not easy in Detroit.) Anyways we should sell this with our eyes closed for $70K-$75K.The ARV is $80K-$85K never-mind the $1500 a month gov guaranteed rent PLUS all utilities. Anyways the point of the story is I was just looking online and saw that it was for sale for $1000 in 2018! So I guess the point of the story is if you were wondering how the market in Detroit is progressing these days, VOILA..... Furthermore if you are looking for a team that knows there way around and has a lot of muscle in Detroit feel free to message me. GO DETROIT GO!!!

Numbers are working all day long in the booming Detroit rental market where the wise purchase is always primarily based on high positive cash flow. Message me if you are interested in some of that as well as the best rent to value ratio in the country. We have countless referrals from happy Out-of-state clients also to share with you if your interested.

If your looking for Cash flow and best rent to value ratio in the country I would highly recommend Detroit. You mentioned $145K gets you a 4plex at $450-$550 a unit. We just sold two fully updated triplexes with new roofs to two separate clients of ours for $88K each. One Triplex is receiving $2100 plus utilities in rent and the other will be receiving $2,200 in rent plus utilities ( + two upper units in this one are section 8 ). We are in the process of acquiring two 4units. I know the one in particular will get $900-$950 per unit and we will sell for $200K. 

Again, Detroit Michigan is without a doubt the number one city in the country for positive Cash Flow, best rent to value ratio and biggest bang for your investor buck! Not to mention it's strong and steady appreciation that was just announced as the highest it's been in 20 years in February. Many investors are happy with or chase the 1% rule well in Detroit ourselves and our clients and investors with the right support or know how follow the 2% and above rule. Yes Detroit is one of the very rare cities that can comfortably deliver on the 2% rule if you have the right team walking with you hand in hand. I also highly recommend you don't wait to much longer to test the waters on the rule. Get in while the getting is good! Just prior to the Covid-19 Detroit was BOOM BOOMING! We had and extremely busy winter in the Detroit market while it produced some of the best numbers we've seen in over a decade. What the Covid has done is actually slow the Detroit market down just enough to keep the door open for investors who still want to get in while the getting is great and capitalize on getting that biggest bang for your buck, high double digit COC return, best rent to value ratio in the country as well as fruitful appreciation. Whatever you do, don't buy into what the haters or bigger pockets Detroit hater trolls say. These are the same narrow minded internet thugs that have been perpetuating this garb about Detroit for the last 8 years while the properties that were selling for $500 bucks appreciated to $30,000 plus or the properties that just a few years ago were $30,000 and are now selling with full renovation packages for $200,000 plus in our better areas. We do tours every month and will gladly show you around and get you up close and personal with the beautiful ginger bread brick properties and lovely frame houses that are offering solid cash flowing returns as well has help familiarize you with Detroit. Now I'm not saying Detroit doesn't have its own separate set of pitfalls as do many cities and some can even be devastating to a novice or even an experienced investor but with a large and awesome boots on the ground team or army the city becomes your oyster. Don't let the skeptics deter you. As I said, just think about all the money investors have made in Detroit since the crash and look at where Detroit's economy and market are right now compared to the last two decades. The recovery truly has been amazing. To quote one of our clients who is purchasing his fifth property with us "Detroit is being reborn like a rising Phoenix from it's own Ashes." We definitely encourage our investors and all investors to do their own due diligence and as part of that due diligence meet in person with operation leaders and or those running these turnkey or investment companies . If you are investing in rehabs or buying rehabs, meet the contractors or at the minimum at least see their work. Do a deep dive into who will manage your properties. Get solid references, visit their office if you can, if your boots on the ground team has had an operation in Detroit for 5 or 6 years then they should darn well have a long list of happy clients that they should be able to refer you to. Heck, if your brave and feel comfortable or when you do put your mask on and take a quick trip to our big bold beautiful city as did many people and investors from around the world do everyday and will be doing again before you know it and see the operations on the ground first hand. If not do FaceTime or Zoom Chat to help yourself get acquainted with those you will be doing business with. It's not just the positive cash flow and rental properties that are plentiful in Detroit, we offer some of the best food and architecture in the world. Downtown Detroit is totally amazing. A great mix of modern and brick. Romantic, boutique hotels like the Shinola, The Foundation, The Detroit Club Hotel are plentiful that we will all once again feel comfortable in visiting. The modern casino's are also a good time and will too be up and running again before you know it. And let's not forget about the Great Lakes, water ways, and rivers that are all at your finger tips not to mention Detroit's abundance of stunning and glorious architecture. The other big factor that plays into Detroit's big positive cash flow wins are the enormous amounts of renters desperately looking to move into freshly renovated properties. Ask any Detroit investor, wholesaler, realtor, contractor, PM, Inspector, title and escrow company etc and they will all tell you the same thing. There is an overwhelming amount of Renters in desperate need (Both cash and Section 8) actively searching to rent a nice renovated property with a little curb appeal day in and day out. I'm also certain that as soon as the quarantine is lifted there will be a title waive of new Section 8 tenants looking for stable living environments. So as an investor one might want to re-evaluate their traditional investing strategies and focus on turnkey property operations that specialize in section 8 placement, oversight and tenancy. I mean really, after this virus, what investor isn't going to appreciate good old fashion government guaranteed rent. Some investors may have a negative connotation when it comes to Section 8 but I can tell you some of our best tenants are in fact section 8. When it comes to section 8 there is a whole host of positive reasons why in Detroit in particular they are a great choice with limited risk. Do your homework or feel free to reach out to further discuss. GO DETROIT !! INVEST DETROIT!!

Detroit Michigan is without a doubt the number one city in the country for positive cash flow, best rent to value ratio and biggest bang for your investor buck! Not to mention it's strong and steady appreciation that was just announced as the highest it's been in 20 years in February. Many investors are happy with or chase the 1% rule well in Detroit ourselves and our clients and investors with the right support or know how follow the 2% and above rule. Yes Detroit is one of the very rare cities that can comfortably deliver on the 2% rule if you have the right team walking with you hand in hand. I also highly recommend you don't wait to much longer to test the waters on the rule. Get in while the getting is good! Just prior to the Covid-19 Detroit was BOOM BOOMING! We had and extremely busy winter in the Detroit market while it produced some of the best numbers we've seen in over a decade. What the Covid has done is actually slow the Detroit market down just enough to keep the door open for investors who still want to get in while the getting is great and capitalize on favorable purchase prices getting that biggest bang for your buck, high double digit COC return, best rent to value ratio in the country as well as fruitful appreciation. Whatever you do, don't buy into what the Detroit trolls/haters on bigger pockets say. These are the same narrow minded spiteful so and so's that have been perpetuating this garb about Detroit for the last 8 years while the properties that were selling for $500 bucks appreciated to $30,000 plus or the properties that just a few years ago were $30,000 and are now selling with full renovation packages for $200,000 plus in our better areas. We do tours every month and will gladly show you around and get you up close and personal with the beautiful ginger bread brick properties and lovely frame houses that are offering solid cash flowing returns as well has help familiarize you with Detroit and its robust rental market. Now I'm not saying Detroit doesn't have its own separate set of pitfalls as do many cities and some can even be devastating to a novice or even an experienced investor but with a large and awesome boots on the ground team or army the city becomes your oyster. Don't let the skeptics deter you. As I said, just think about all the money investors have made in Detroit since the crash and look at where Detroit's economy and market are right now compared to the last two decades. The recovery truly has been amazing. To quote one of our clients who is purchasing his fifth property with us "Detroit is being reborn like a rising Phoenix from it's own Ashes." We definitely encourage our investors and all investors to do their own due diligence and as part of that due diligence meet in person with operation leaders and or those running these turnkey or investment companies . If you are investing in rehabs or buying rehabs, meet the contractors or at the minimum at least see their work. Do a deep dive into who will manage your properties. Get solid references, visit their office if you can, if your boots on the ground team has had an operation in Detroit for 5 or 6 years then they should darn well have a long list of happy clients that they should be able to refer you to. Heck, if your brave and feel comfortable or when you do put your mask on and take a quick trip to our big bold beautiful city as did many people and investors from around the world do everyday and will be doing again before you know it and see the operations on the ground first hand. If not do FaceTime or Zoom Chat to help yourself get acquainted with those you will be doing business with. It's not just the positive cash flow and rental properties that are plentiful in Detroit, we offer some of the best food and architecture in the world. Downtown Detroit is totally amazing. A great mix of modern and brick. Romantic, boutique hotels like the Shinola, The Foundation, The Detroit Club Hotel are plentiful that we will all once again feel comfortable in visiting. The modern casino's are also a good time and will too be up and running again before you know it. And let's not forget about the Great Lakes, water ways, and rivers that are all at your finger tips not to mention Detroit's abundance of stunning and glorious architecture. The other big factor that plays into Detroit's big positive cash flow wins are the enormous amounts of renters desperately looking to move into freshly renovated properties. Ask any Detroit investor, wholesaler, realtor, contractor, PM, Inspector, title and escrow company etc and they will all tell you the same thing. There is an overwhelming amount of Renters in desperate need (Both cash and Section 8) actively searching to rent a nice renovated property with a little curb appeal day in and day out. I'm also certain that as soon as the quarantine is lifted there will be a title waive of new Section 8 tenants looking for stable living environments. So as an investor one might want to re-evaluate their traditional investing strategies and focus on turnkey property operations that specialize in section 8 placement, oversight and tenancy. I mean really, after this virus, what investor isn't going to appreciate good old fashion government guaranteed rent. Some investors may have a negative connotation when it comes to Section 8 but I can tell you some of our best tenants are in fact section 8. When it comes to section 8 there is a whole host of positive reasons why in Detroit in particular they are a great choice with limited risk. Do your homework or feel free to reach out to further discuss. GO DETROIT !! INVEST DETROIT !!

Detroit Michigan is without a doubt the number one city in the country for positive Cash Flow, best rent to value ratio, biggest bang for your investor buck! Not to mention the appreciation bonus that was just announced as the highest it’s been in 20 years. I saw some of the other investors discussing 1% rule well many Detroit investors including ourselves and our clients are all enjoying the 2% and above rule! Yes Detroit is one of the very rare cities that can comfortably deliver on the 2% rule. I highly recommend you don’t wait to much longer to test the waters on the rule. Get in while the getting is good! We’ve been extremely busy this winter and Detroit is having some of the best winter numbers we’ve seen in over a decade. I can only imagine the price jumps that will be coming with the warmer weather. And I implore you not to buy into what the haters always say and have been saying about Detroit for the last 8 years while the properties that were selling for $500 bucks appreciated to $30,000 plus or the properties that just a few years ago were $30,000 and are now selling with Detroit A+ renovation packages for $250,000 plus in our better areas. We do tours every month and will gladly show you around and get you up close and personal with the gorgeous ginger bread brick properties and lovely frame houses that are offering monster cash flow returns comparatively speaking with the rest of the country. Now I’m not saying Detroit doesn’t have its own separate set of pitfalls as do many cities and some can even be devastating to a novice or even an experienced investor but with a large and awesome boots on the ground support team the city becomes your oyster along with the high positive cash flow as well as the other benefits for you to lavish in. Don’t let the skeptics deter you. As I said, just think about all the money investors have made in Detroit since the crash and look at where Detroit’s economy and market are right now compared to than. The recovery truly has been amazing. To quote one of our clients who is purchasing his fifth property with us “Detroit is being reborn like a rising Phoenix from it’s own Ashes.” We definitely encourage our investors and all other investors to do their own due diligence and as part of that due diligence meet in person with the boots on the ground leaders as well as other members. If you are investing in rehabs or buying rehabs, meet their contractors, see their work. Do a deep dive into who will manage your properties. Get solid references, visit their office, if your boots on the ground team has had an operation in Detroit for 5 or 6 years then they should have a long list of happy clients they should be able to refer you to. Heck, take a quick trip to our big bold beautiful city as do many people and investors from around the world everyday. It’s not just the positive cash flow that is plentiful in Detroit, we offer some of the best food in the world. Downtown Detroit is totally amazing. A great mix of modern and brick. Romantic, boutique hotels like the Shinola, The Foundation, The Detroit Club Hotel are plentiful. The modern casino’s are also fun especially when you win. And let’s not forget about the Great Lakes, water ways, and rivers that are all at your finger tips not to mention Detroit’s abundance of stunning and glorious architecture. The other big factor that plays into Detroit’s big positive cash flow wins are the enormous amounts of renters desperately looking to move into properties. Ask any Detroit investor, wholesaler, realtor, contractor, PM, Inspector, title and escrow company etc and they will all tell you the same thing. Renters are literally lined up around the block to rent a nice renovated property with a little curb appeal. So not sure what the actual published numbers are this month but market rent is way up and pushing the envelop at every turn. GO DETROIT GOOOOO !! :)))