All Forum Posts by: Jim Adrian

@Missy Longshore

For ADA access gravel will not work like @Ryan H mentioned per 2010 ADA part 206.1.  You will also need 60% of your commercial entries ADA compliant, meaning no steps. 2010 ADA part 206.4.1  From the pictures it looks like you will need to add a ramp.

https://www.ada.gov/2010ADAstandards_index.htm

Maybe they are moving to the area and renting the first year to get a feel for where they want to by a house at.

Ductwork within a conditions space should not sweat that much unless its super humid.  If its ductwork dripping then you would have a wet line that follows the ductwork which should be "several feet" long not one small wet spot.  A wet spot is from a drip so figure out what plumbing is over that spot.  Open the ceiling at the wet spot to look around.

I like what @Mike Cumbie stated.  I would add if they choose a different contractor to find the problem you will need to see the issue first hand.   I would also look at the wording of the warrant you written to see what was specifically included and excluded.

I would have your PM ask them or to send them a letter stating your concerns.  Give them an opportunity to trim up the trees first.  Give them a date to complete this by.  If they don't then let them know you trim them up accordingly.    In my state I can freely trim tree that overhangs the property, but each state may be different. 

Simply replace the cheap carpet that was put in and move on.  Here is a link to product life expectancies.  This says 8-10 years but not in a rental condition and not cheap carpet.  The really cheap stuff you are lucky to get 5 yrs out of it.  I would look for a better product.  The trend is vinyl plank flooring but no experience with it.

https://www.nachi.org/life-expectancy.htm

@Jose Pena

I lived next to a house in town that had no off street parking and was alley access only  but it fronted the major street and the couple didn't seem to mind alley access.  It did have a parking for 3 cars off the alley.  For functionality it must have on-site parking of some sort, like for 2 cars.  they will park in the alley and block it.  In this case it would be ok since they are the only ones on the alley. This looks like a tough sale.  Its also 2br which is a niche market as well. This will rent lower than others in the area.  If you are really interested in it then look at a really low offer.  I doubt the city plows this regularly but only when you call them.   They never plowed my alley.   If you buy this make sure you can care a longer vacancy.  You will have lower end renters given the area.

@Tim Kaminski

Astroturf! Is one option. Another option is a rubber playground covering. Unfortunately, to do this right its going to have cost due to the shear size of the project.  Here are some links below. I have never used them.   I would guess it runs $10 - 15 a sq ft but never priced it. You can get used astroturf as well.

https://www.aturf.com/

https://www.surfaceamerica.com/

@Dustin Bergeron

I have no experience with airbnb.   You will still want to keep that number in the equation no matter what.  Either you are paying someone or yourself with that figure.   You probably should have a local company check on the place but they also need to be on board with the sublet/airbnb process.

If you can raise the rent to $3000 a month and lower the cap ex and repairs to 6% each the numbers work.  My quick calcs give you $2160 (x2) for cap ex and repairs.  This gains you ~$400 a month cash flow. Now ask yourself what can you fix for $4300 after a years time? Is the house new or older.   Now you have to look at airbnb rates for your area. 

I would look for other ways to disqualify them.  Asking the questions seems mute to me; as they can say one thing and do another.  I would advertise the unit and see if you can find a better qualified tenant.