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All Forum Posts by: Jay Hinrichs

Jay Hinrichs has started 325 posts and replied 41538 times.

Post: Providing New Construction Buyers with "Options" Without the Overwhelm

Jay Hinrichs
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OK got it..  I dont think I could ever qualify for that.

But thankfully we did not need to give any concessions of any kind.. I had folks ask what are your builder incentives  IE window coverings Refer washer dryer ( like Lennar does) or buy downs etc etc.. just about half of our clients either paid cash or put very large down payments we were 50% empty nesters who sold larger properties 1 to 3 mil and were down sizing to our 750 to 1 mil..

As we simply did not have to give any concessions since we allowed these folks to customize so we took those buyers from the other builders .. We simply built a far superior home with all sorts of extra's that they cant get from the production builders.. Different product. WE were totally blessed  And my wife gets the credit.. I just do what I am told.. and of course I made sure we had the funds to close on the dirt and banking relationships for horizontal and vertical vertical is pretty easy but getting Horizontal NOT so much. 

Post: Providing New Construction Buyers with "Options" Without the Overwhelm

Jay Hinrichs
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Quote from @Clayton Silva:

Do you guys utilize forward commitments?  Can be a great way to attract a larger buyer pool and offload inventory more quickly.  Right now, buyers are just struggling to find value and affordability and forward commitments can be the key to creating those win wins for developers and buyers.


whats a forward commitment ?  is that a loan commitment or a pre sale not heard that one before .. thank you 

Post: Providing New Construction Buyers with "Options" Without the Overwhelm

Jay Hinrichs
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Quote from @Devin James:
Quote from @Clayton Silva:

Do you guys utilize forward commitments?  Can be a great way to attract a larger buyer pool and offload inventory more quickly.  Right now, buyers are just struggling to find value and affordability and forward commitments can be the key to creating those win wins for developers and buyers.


 We have not utilized these with our homes - im sure once we get to a certain scale we will.


Devin we just had this conversation yesterday with another Broker here in Oregon for our 90 home project.. We in fact allowed all sorts of custom items pretty much anything within reason. And this other broker simply stated thats why you guys have sold as fast as you did AND why you averaged 50 to 100k per house higher in price than your direct across the street competition ( Lennar) and some models 200 to 250k higher price) More of a Toll Brother approach. Had we just set up like everyone else sales would have been much slower and our profit market 50% or more less as we simply cant build for the cost of a Lennar so no way to go head to head with those guys..

Ya its a pain and you mess up occasionally you know client said they were to get this or that and sub missed it.. But hey I will take some greif and pocket and extra 100k plus any day.

And Its my wife who did it. Her design concepts her coming up with what we can do .. the buyers wives you know love that crap.. Pintrist.. so many builders are male and just dont get it.

This also created a situation were 90% of all our homes were presold of course.. and closed within 5 days of CO  so we had no carrying costs for houses sitting there waiting to sell and you know if you have debt that adds up  .. Mtg payment  tax's insurance utls etc etc you carry a house a month and it can cost to 5 to 7k in pure profit. you carry it 3 months and you start to feel a big profit suck.

Post: Handling theft & damages without getting bad reviews

Jay Hinrichs
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Quote from @JD Martin:
Quote from @Jay Hinrichs:
Quote from @Bruce Woodruff:

Above responses are good. I'll just add this: do not be afraid to leave a 1 star review for a bad guest. Most guests just have a few (<5) reviews. So a 1 star will really hurt them. You should have 100+ reviews, so a 1 star retaliation review will not even be noticed once it's averaged in.


I got a 1 star from a totally loony host. I would take that with a grain of salt as well.. I mean myself and my banker stayed there did not cook made no mess.. but I think they wanted us to strip the sheets and I did not do that.. nor will I.. place sucked.. they had the roku tV could not figure out how to work that.. and no instructions on how to get on the internet ( the code) etc etc.. just poorly run.. I dont know how to leave a review as a guest or how to even check the reviews.  Being in RE all my life and dealing with all sorts of clients some great some wack jobs I dont trust reviews anyway..  I thought I would try HOsting I put our Columbia River front house up.. Had one guest one weekend and that was enough for us.. They called wanted this or that.. being a host is something folks have to be geared for I think its not really investing in real estate its buying a mini hotel business :)  

 That's for sure. I don't like it at all compared to my long term rentals, but I kind of boxed myself into it as the house needs to help pay for some of its own keep. In a couple of years I think I will probably just let friends and family use it when we're not there in the winter because I'm just not a big fan. 


My Place in Vegas we hit the happy medium furnished mid term rental. that has worked we get double the rent HUGE security deposit as these clients are coming from insurance companies or corporate short term gigs.. few things we had to replace over 5 years.. And the latest tenant wanted us to run it like a hotel room IE she was out of soap.. or wanted us to run over to change a light bulb.. we quashed all of that really quickly.. But I know my wife when we take up residency in a year or so.. All furniture beds bedding etc etc will go to the dump and she will want all brand new !! I dont blame her though who knows what people do !!!.. But for double the going rent Its worked well without the ( for us) extreme hassles and neediness of STR clientele.. Just not our bag. If I was going to go into that It would have to be at scale and run it like a hotel operator and expect damage and theft etc.

Post: Handling theft & damages without getting bad reviews

Jay Hinrichs
#1 All Forums Contributor
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  • Lake Oswego OR Summerlin, NV
  • Posts 43,299
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Quote from @Bruce Woodruff:

Above responses are good. I'll just add this: do not be afraid to leave a 1 star review for a bad guest. Most guests just have a few (<5) reviews. So a 1 star will really hurt them. You should have 100+ reviews, so a 1 star retaliation review will not even be noticed once it's averaged in.


I got a 1 star from a totally loony host. I would take that with a grain of salt as well.. I mean myself and my banker stayed there did not cook made no mess.. but I think they wanted us to strip the sheets and I did not do that.. nor will I.. place sucked.. they had the roku tV could not figure out how to work that.. and no instructions on how to get on the internet ( the code) etc etc.. just poorly run.. I dont know how to leave a review as a guest or how to even check the reviews.  Being in RE all my life and dealing with all sorts of clients some great some wack jobs I dont trust reviews anyway..  I thought I would try HOsting I put our Columbia River front house up.. Had one guest one weekend and that was enough for us.. They called wanted this or that.. being a host is something folks have to be geared for I think its not really investing in real estate its buying a mini hotel business :)  

Post: Best REI conference you’ve attended?

Jay Hinrichs
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Quote from @Renee I.:

Thanks @Jay Hinrichs

I pictured a washer machine when you said that. Hahaha but true. 


well do you know who Zig Ziegler is ?  

Post: Best REI conference you’ve attended?

Jay Hinrichs
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Quote from @Dan H.:

I have been to 3 BPCon.  I liked San Diego and Cancun (even though Cancun was unorganized and weather did not help).  Orlando was too big for me. I fear Las Vegas will also be too big.

I attended 2024 MTR summit.  I felt it was mostly a raw raw to get you to sign up for mentoring by the organizer.  It did seem I was in the minority and that virtually all others liked the conference.  By the way 1) I still get emails trying to sell the mentoring 2) at the conference we were told all slides would be made available which I took as available free.  They then sold the charts.  I would have shot photos of key charts except I thought the charts were going to be provided at no cost.  Organizer is all about getting dollars from the attendee.  I do not have same feel for BPCon and BPCon is far better value (more sessions, more perks, more vendors, more perks).  

for females, my wife has gone to 2 InvestHer conferences and has enjoyed both.  You may need to be a member. by the way if looking for a honey mama (ie motivated, financially well off girlfriend/wife), there may not be a better source anywhere.   Hundreds of successful women of all ages all located at the same location.  The last location had InvestHer and WIRE (women in real estate) having their conferences at the same location at the same time.  There were so many women that the hotel Public men’s restrooms were converted to female (I almost blindly walked into one as the day before it was male.  I could not have been the only one as they later put a pathway sign in addition to changing the existing gender signs).  If I needed to use the restroom, I needed to go back to My hotel room. 

Good luck


Seattle airport the restrooms not all but some of the big ones  both genders are allowed .. and of course there are tampons in the mens only bath room..

I am looking forward to Vegas ONe because i have a place there so its nice that way. And look forward to meeting BP members that I have been talking to for  years on line. 

Post: Trump Policies Will Put Downward Pressure on Real Estate Rents/Prices

Jay Hinrichs
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Quote from @James Hamling:
Quote from @Bruce Woodruff:
Quote from @Jay Hinrichs:
Quote from @Bruce Woodruff:
Quote from @James Hamling:
Quote from @Bruce Woodruff:
Quote from @James Hamling:
Quote from @Bruce Woodruff:
Quote from @Nicholas L.:

@Bruce Woodruff

good post, concise statements!  I think I agree with... some to most of it?

"everyone else needs the USA more than we need them" - I have no idea how to validate that.  maybe it is true.  how would you measure it?

I think the US is a more desirable place to live and do business than much of the rest of the world.

to your point 5, I do think there is a job shortage that is likely to persist... but i don't know if it's in the most exciting of fields.  for example, i believe we will need hundreds of thousands or potentially even millions of home health care aides.

the people telling us that AI is going to AI everything are the people selling AI.

"everyone else needs the USA more than we need them" - I have no idea how to validate that. maybe it is true. how would you measure it?

We assume that....but just ask around or think about it deeply. WHo else would be in the #1 position? Some people might say China....but their economy is a 'house of cards' as we hear over and over, plus a totalitarian Communist regime is not likely to be trusted, so not them. The EU? Too fragmented and diverse to be powerful enough. They can't even protect themselves without the US, hence NATO. So not them. India? Nope, lol....

It's really just us.

the people telling us that AI is going to AI everything are the people selling AI.

So true, right? And AI will always have a huge trust factor.


America is FAR from being the "trusted" person on the international stage. At least, not trusted in a good way. 

Yes, I would say China and even Rusia are far more "trusted" internationally than USA. 

The USA has a long history of stabbing people in the back. Or meddling in foreign nations affairs and only ever making things far worse. 

Example, Iran. The Iran we have today, that USA hates, that so many hate, is all thanks to USA. Many are probably just a bit too young to remember it all. We really f'd that country up. 

There is a long list of countries the USA has used, abused, and the people don't forget. 

China does not have that history. Nor even Russia. USA is king-Con on the international stage. 

This is why our allies don't ever even fully trust us, because they've seen us F so many others and we just say "yeah, but, were like buddies n all, we wouldn't do that to you...." until we do. 

Afghanistan is another. In 80's we made so many great promises, and Osama was our operative. We trained and funded them. And then when they did the job we gave them, when they achieved all the goals, we f'd em hard. So hard, that they never forgot it. And what happened, something far worse came in and took over and there we are back again many years later to deal with a mess we could have avoided if we had just honored our promises. 

And than we did it AGAIN...... 

If you think the world is in some love-fest with USA, that's because you havn't been out around the world. Most places in the world have a very negative perception of USA and Americans. 

And fact is USA earned that. Only way to change it is to hold self accountable and stop the BS. Stop "nation building" which is code word for nation imploding given its trackrecord. 

China is HUGE in Africa. There taking over and Africa is THE resources powerhouse. What's USA doing, saber rattling about making Gaza a damn resort..... wtf..... 

China builds roads, hospitals, infrastructure, is taking over a continent with there smiles and gifts. USA could learn a thing or 12 from them. 

We can't even keep Russia in check who is a laughing stock compared to China. 

The world does not need the USA, they simply are happy to use the USA if and when it suits them. NATO, China, all great examples of this. USA is #1 at being used, because we like the ego-stroke. Europe giggles and says they'll happily let USA enjoy the ego and let them enjoy the wealth. There not dumb. 

Get out there, travel the world, find out for yourself. The reality is far different than the domestic propaganda. 

I usually agrree with ya.....but I really believe that, given the choice, most nations would rather be like us, and do business with us, than either China or Russia. And yes, I've travelled around a good bit....I see and hear both the disdain (and a little bit of jealosy) and the love and admiration for America.

Completely agree that our foreign policy has been a nightmare at times....under both parties. Misguided good intentions at best and outright greed and power mongering at worst. Bring back the Shah.
And Great Britain and other European powers have nothing to talk to us about...remember British Petroleum and Saudi Arabia...? Talk about a power grab.....

It's really the theory of America that people love. And unfortunately, the actual practice or actions that have made unnecessary enemies and disdain. 

Iraq is a good example of what I am trying to say. 

When we first rolled in there, in was nothing but cheer's, flowers, hug's n love. It was amazing. Next thing, the local military/police just wanted a chance to do normal things of running and helping there country, under USA control etc.. There big-wig general was all set. It was a slam dunk. 

Than these D.C. morons took over and acted as if we were still in active combat. Demanded us control thru n thru, that nope all the soldiers, Generals, all of em were out and we'd instill something else. Complete idiocy. 48hrs later things started exploding. 

And the rest is history. 

Nothing was gained by any of it, and a hell of a lot was lost, all for the sake of power/money grab to funnel everything through big-corp.. 

That's the kind of stuff that the rest of the world leaders have seen and why none of em truly trust us. And USA earned that distrust. 

And across Africa, yes, they do prefer to work with China or Russia vs USA in many ways because there is fear that USA will change there mind mid-stream, maybe decide there government needs to be changed, overthrown, or whatever. Because we've done that, a lot. 

I don't think they necessarily "like" Russia or China, but they don't fear the partnership with them like they do USA. And that cost's the USA opportunaties. 

Our meddling to "make things better" almost never works out. Afghanistan (twice now), iraq (3 times now), Syria, Iran, Libya, Ukraine, Vietnam, Korea...... Our list of fails is long. Try to name some "nation building" we got right...... 

USA has gotta change the way we try to influence things or were just gonna keep building that list of distrust. And work on understanding we don't really always know what's best in foreign nations and foreign cultures. 

We started getting things right in Iraq when we started focusing on taking a back-seat and assisting vs being the "nation builder" and that only happened because of ISIS, yet another line on USA's "whopsies" list. 

Korea was the same, we had it done and in the can until McArthur wanted to really make sure he was set for a POTUS run and pressed the Chinease into getting into it. And all the way back to the 38th and where we sit today. There would be no "Rocket-Man" if he hadn't done that stupidity. And he was warned, i know because I knew the Lt Col who warned him personally and got it straight from the horses mouth himself. 

The first step in solving a problem is first admitting you got one. 

The USA is not loved, cherished and trusted in the world. We need to do something about that. 

Of course I generally agree with ya, we have messed up. I still believe we are envied and liked aroubd the world much more than you think we are.

And the goal to get America back to being 'loved, cherished and trusted' is not necessarily a good goal. Depends what we have to do, or give up, to regain that status.

If saving the world several times over, keeping the current bad guys at bay, building and re-building multiple countries, showering much of the world with our financial largesse (all while being disrespected and treated like general crap BTW) is not enough, then I am in the group that says F 'em.

Let China take over that role and go bankrupt doing it, it'll be fun watching them go down the tubes.....

The only place in the world I have personally traveled other than obvious danger zones like Afganastan or some place like that.. were I felt the people did not like us. .Was in Paris in Coffee shop  the waiters are brutal :)
Lol, yeah, the French. Like they would be doing so well without our boys saving their butts. Any country that devised the Maginot Line as their main defense has nothing to talk about 😂

I experienced the same snobbery in Sweden.

I have been all over and the French are without a doubt the single worst. I cringe every time I have to go through France or Toronto. 

I found the trick is start out in a language odd's are they don't speak, the wife is fluent in Afrikaans so we use that, then with the language barrier ask "parlez-vous anglais" and like magic the French are normal decent people. But start out in American English.... they f-with you 9 out of 10 times. 


When I have been to Montreal  ( though this was years ago) was not bad preferred language was french but if you spoke English they intantly changed to English totally bilingual those folks. My world travels are about over been most everywhere.. Probably go to Japan next then call it a day.. and focus on the US national park system and nature.. Had enough culture :)

Post: Wealth Building Real Estate

Jay Hinrichs
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Morning Don,

Exchanges in the 60s  was this starker exchanges or pre 1031  I know Starker exchanges started with the Starker Timber family in Oregon when they were exchanging Timberlands to basically try to block up their holdings with other Timber concerns or private land owners..

I am unfamiliar when the 1031 IRS rule actually came about.. ( I guess I can google it LOL)

Selling on terms and wrapping was something my Father deployed in the late 70s and big time during the Carter interest rate debacle.. So I do find it amusing that all those Morby followers think sub to and wraps are something he invented .. But hey have to hand it to him his timing was perfect to try to teach rookies those strategies. 

Post: How to find people to show and check on properties out of my area

Jay Hinrichs
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well we do this in 10 plus states.. Real Estate brokers list all our props.. Unless my cleints have relationships with one of the Marketing companies that specialize in selling cash flow rentals and only provide the product to their customer base .. That works for rentals.

But with Land we fund and retail its all RE brokers.. However being a RE Broker since 75 I am highly bias to our industry and finding and working with top brokers.

I will though also work with new agents and try to teach them what I have learned over the years so they can get going in their career.