All Forum Posts by: Jeremy England

I know the right answer here and that is to legally evict, but I also don't think you'd be prosecuted if you waited til the guy left then went in and changed the locks.  If he calls the cops, they'd show up, see your paperwork and be like "its a civil matter".  Then the guy would be forced to go get a lawyer.  Don't think there would be many juries siding with him.  It may teach him a lesson, but itll end up costing you money. 

Treat it as business.  You could try the self eviction, if the dude lawyers up, then pay him off.  

I'd like to get some opinions from bp on the rehab.  The house currently has tile throughout, however, the br are different color tile than the hall, and the 1 bath has a different color tile than the br.  

Durable?  yes

Aesthetically pleasing? no

Cost for tear out and replacement of br tile and putting carpet down might be about 750-1000 for the 3 bedrooms.  It will not get me more in rents, but will probably get the house rented quicker imo.  

I'm thinking its not worth it but like to hear from others.  

So I got back into rei this past few months after sitting on the sideline about 6 months before that.  I'm a former builder who got rocked pretty good in 2008 then took a job out of state and just recently moved back to the gulf coast.  

Anyways, so I found bp, soaked up the podcasts, read the forums, started to apply some of the ttp's.  Found a couple realtors that had similar mindsets, networked with other investors, made offers on auctions, reo's, wholesalers, and continued to grind.   so now I got a property under contract for about 62pct of its arv.  I found the property by tracking a fsbo that was in reality an investor who picked the property up at auction.  Rehab should cost no more than 15k (realistically it might even cost less than 7k depending on what I decide to do with it and how much I'll do myself.

More importantly I am not using any of my own money.  I got this property with the use of a personal loan from Sofi.  They gave me 100k at 8.6 pct amortized over 7 years.  Making my payments about 1590 per month but only 600 of that is interest, the other 1000 is principle.  I got the loan about a month before this purchase for a trustee auction but the auction was cancelled so I gave myself 3 months to either use the funds or repay the loan and call it a 1600 loss.  The use of the personal loan was invaluable because I could realistically make all cash offers because the money was sitting in my bank account. Plus closing costs were a fraction of what I have paid in the past.  Quick closings etc.  we signed the contract this past thurs.  We close tuesday.  Sofi may or may not be an option for some, they only lend to people with high credit scores and high incomes apparently.  I do ok with my ft job so I took advantage.  

So the numbers (so far) are:

Purchase price: 62k

ARV: 105,000

Buying costs: 961.00

Rehab: 7-15k

Unsure of what the holding costs will be until its rented but I'm estimating 4 months.

Utilities: 650

Taxes: 300

Insurance: 500

Interest: 2400

So I'll be in it for about 70% ARV.

Projected rent: 12000

Costs: prop mgt: 1080

Maint: 600

Capex: 360

Utilities: 0 (tenant pays)

Vacancy: 1200

Tax: 800 (this will go up in october but maybe only 300)

Insurance:  still getting numbers but no more than 1200

NOI: 6760

Debt service will be accounted for after rehab and when I find a good refi option, but I figure I'll pay about 5.5pct and have lending costs (unsure of what those will be) associated with it.  Theyll require a survey, and I'll pay some origination.  

That should leave me with all my money back and a property that cashflows at $149.00.  I'll go do it again after.  

If I get held up with seasoning periods to refinance i could be looking at an additional 1200 in interest costs. 

We'll see how it goes 

 That's great.  If you got close to asking, you guys really pushed those comps.  Blazing trails for the rest of us.  Looking forward to seeing the final figures

That's my take also.  I dont know the future.  Market timing in real estate is likely as effective in stocks.  What I do know is we just topped 4pct economic growth for the first time in a long time.  Lenders have higher qual standards than in the subprime era.  I don't see a catalyst for a "crash",  will prices dip?  they always have no?  every 7-8 years?  But not a 30-50pct dip. 

I went through the same thing when trynig to purchase a property for 100000.  The bank quoted me a total package 10k.  I was paying 20pct down so the loan was only 80k .  That did include ins and tax prepaids and recordng fees, closing fees that they do not control but still....

Its not worth it to me to pay 10k on a 80k, especially with as little as I was going to make on the deal.  They buying costs pretty much made the deal not so attractive.  

 You really should probably read j Scott’s book on estimating rehab costs to give you a better understanding 

 My advice would be get some specific numbers on some type of specific specs.  

Find a floor man and ask him how much he charges for tile, wood, carpet.  Then put that into a spread sheet

Find an ac company and tell them what you are doing and give them the sf of the place, theyll come back and give you some specific numbers on units, labor, options . Put it in your spread sheet.  

Rinse, repeat with as many contractors as you can get to give you some prices.  

Look at home depot, lowes etc and find materials costs.  

That is if you plan on being your own gc.  Otherwise you should contact some gc's and talk generalities with them.  Theyll all say "it depends" but they can also tell you what is unrealistic.  You take a 1920's house to one and say "I want the whole thing redone" and I guarantee you none of them would ever say "20000 sounds about right"  

I was a builder for about 5 years precrash and I used to tell people the base model started at about 75 bucks per sf under roof and we go up from there.  

What are you basing your repair estimate off of?  Have you taken any bids from contractors on similar jobs and compared item cost?  If you haven't you should probably do that to get a more accurate grasp of costs in your market.  

Here I can get tile laid for prices that are untouchable in some markets.  

I'm no expert, but I have made about a dozen cash offers to wholesalers, REOs, and auction sites in the past month, each one the home ended up sold to a buyer paying over asking price.  I think wholesalers are getting paid though.  

I'm watiing to hear back from a wholesaler now.  Is a tough row to hoe in this market.  No room for profit.   This market is fillled with homes in the sub 100k price range so its there are lots of rental opportunities however.