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All Forum Posts by: John Carbone

John Carbone has started 38 posts and replied 1080 times.

Post: Smoky Mountain Treasure

John CarbonePosted
  • Rental Property Investor
  • Gatlinburg
  • Posts 1,091
  • Votes 957

Driving through Sevierville off upper middle creek going into pigeon forge, and was treated with a vintage airplane on the side of the road, right behind is a million dollar cabin. Never know what you are going to find around here. 

Possibly a future STR conversion going to happen?

Post: Potential STR Purchase in Pigeon Forge

John CarbonePosted
  • Rental Property Investor
  • Gatlinburg
  • Posts 1,091
  • Votes 957
Quote from @Katie Hinch:

Hi all! 

Looking for some opinions on this property as our next STR investment. Currently have one other property, but this would be our first in the TN area. https://www.zillow.com/homedet...

Any/all input would be appreciated!

Thanks,

Katie

I’d estimate 45k tops in net rents. There’s no view, but it’s a good location (15 min to both PF and Gatlinburg). If you get it for 300k you are under a 7x multiple. You won’t find many 600k cabins doing 90k in rents or 1.2m doing 180k. I’ve seen way worse purchases especially in this environment around here. Personally I think it’s too small, but your target will be couples, plus maybe a kid. Plan on rents potentially dropping to 30k if things slow down. 

Post: PF Gatlinburg cabin whole house generator

John CarbonePosted
  • Rental Property Investor
  • Gatlinburg
  • Posts 1,091
  • Votes 957
Quote from @John Underwood:

I noticed several neighbors at our PF cabin have whole house generators.

Our neighborhood has underground electrical, but the main roads are all obove ground.

I only saw the electrical go out once for a few hours this winter and the guests were very understanding.

For those of you that own a cabin in this area do you have a generator and if so how often has it been needed over the years?

With a well you lose water also when power goes out.

We do have 1 gas fireplace but it doesn't put out any significant heat.

Good timing, I’m having outages here tonight at my places In Cosby. Dealing with the guests is not ideal. 

I think the answer to this question as with anything is, it depends. I think if you have a property making 100k plus in profit a year, it’s not a bad idea to have it. I think you could even advertise that and mention very few people have that. Maybe it gets 1 extra booking a year? If this is on a property that brings in up to 1k a night during peak and holidays etc then it very well may pay for itself in a single season. I’m looking into this strongly at one of my properties this year. 

Quote from @Ruth Blue:

I have the share of all shares. Imagine being the owner of the well that is shared with 4 other cabins. You have 1 solid year of no issues. Then the next year after a new owner moves in and starts asking to make lots of changes to the equipment. New filtration etc. This got the well company visiting very often because all of a sudden we started having random leaks, No one knew where, But over Christmas and 4th of July No Water. Well company was asked and asked how to monitor the equipment and levels with ZERO HELP... Moving forward with plenty of personal research. Commercial tank equipment monitoring added as well as wifi shut off and let's not forget cameras..... Well company videoed dumping 3000 gallons in an afternoon. YEP.... Story short. Changed well company, 1 shared owner sued for US to Dig him a new well, 18 months later case dismissed. 1 owner got different well company to fix old well on his property. So Now we only share with 3 others. Guess What.... Our water has been fine for the past 16 months. Only 2 leaks  and only losing 500 gallons before being stopped. Lesson.... Wells are good if you OWN THEM and Monitor everything.....  

Definitely a learned experience. You must be your own advocate and know your equipment. Don't just take the professionals word for it. 

I refuse to own a property with a shared well here. 

Post: Black couple’s home appraises for $500K more when white pal poses as owner

John CarbonePosted
  • Rental Property Investor
  • Gatlinburg
  • Posts 1,091
  • Votes 957

So last year I was under contract on a perfect single family property. It sold for 350k in 2016 and I was under contract for around 600k. This was in the smokies and price appreciation for the area reflected this increase. I wasn’t even sweating the appraisal until it came in……they appraised it at 395k! Long story short, it ended up selling for cash to someone that had a backup offer.


such an egregious appraisal. I never reported this gross incompetence or racism to any institution to do an article on it. I moved on to the next property. 

Post: MY THOUGHTS ON SILICON VALLEY BANK COLLAPSE

John CarbonePosted
  • Rental Property Investor
  • Gatlinburg
  • Posts 1,091
  • Votes 957
Quote from @Carlos Ptriawan:
Quote from @John Carbone:
Quote from @Carlos Ptriawan:
Quote from @Jason Malabute:

nobody questioning powell LOL

But they did make risky bets. They were heavily invested in longer dated maturities which forced them in a box they could not get out of. If they were Investing in 3 months instead of 5-10 year tbills they wouldn’t have had so much exposure. They were gambling that the yield curve wouldn’t invert like it did, but then it did, and hard. Can’t blame Powell for bad risk management by the banks when he telegraphed what he was going to do in advance. This is like a patient eating fast food every day and a doctor telling them they will get diabetes, then it finally happens. 


Come on, if we have a travel machine, and we all go back to February 4, 2020. Can we ask the Silicon Valley Bank CEO that what he did is a mistake :) 

The guy is buying government asset btw, not someone's crypto funky name and or meme stock/NFT/whatever like what Elon Musk did.

That guy Peter Thiel is right culprit, he influenced the masses to invest in crypto while he is the early founding father of crypto pyramid ponzi scheme, when everyting is crumbled , he bankrupted the bank as well, awesome right LOL 


There was a risk to hold higher yield and longer dated treasuries. It wasn’t “free money”  

Post: MY THOUGHTS ON SILICON VALLEY BANK COLLAPSE

John CarbonePosted
  • Rental Property Investor
  • Gatlinburg
  • Posts 1,091
  • Votes 957
Quote from @Carlos Ptriawan:
Quote from @Jason Malabute:

The following are my thoughts on the collapse of Silicon Valley Bank and any thoughts of upcoming bailouts. As an advocate for responsible financial practices, I believe that the government should not bail out banks that collapse due to their own risky investments. Such bailouts not only create moral hazard but also set a dangerous precedent that banks can engage in reckless behavior with little or no consequences.

Depositors should not be bailed out for savings over the $250,000 FDIC limit because they should share the risk of banking with a particular institution. When depositors place all their cash in one bank, they are essentially placing all their eggs in one basket, which can be risky. Therefore, it is important for depositors to diversify their savings across multiple institutions to mitigate risk. Additionally, depositors should consider investing their money in assets like real estate, which can provide long-term returns and mitigate the risks that come with being too liquid. Ultimately, depositors should take responsibility for their financial decisions and not rely on the government to bail them out in the event of a bank failure.

When the government bails out a bank, it sends a message that the bank's risky investments were acceptable and that taxpayers should bear the cost of the bank's mistakes. This creates a moral hazard, where banks are encouraged to engage in risky behavior with the knowledge that the government will bail them out if things go wrong. This, in turn, puts taxpayers at risk and undermines the integrity of the financial system.

Moreover, when the government bails out a bank, it effectively rewards poor financial management and risk-taking. This sends the message that there are no consequences for engaging in such behavior, which can ultimately lead to a culture of complacency and a lack of accountability in the banking sector.

In addition to the moral hazard, bailing out banks can also be costly for taxpayers. The funds used to bail out a failing bank are typically drawn from the public coffers, meaning that taxpayers foot the bill.

As a real estate investor, I am aware that financial distress in the market can create great buying opportunities. An economic downturn can create great buying opportunities in commercial real estate for savvy investors. When the market is down, sellers are more flexible on price and terms, and may be more willing to negotiate seller financing or other creative financing options. Additionally, there is likely to be less competition from other buyers as money may be less accessible. This can be particularly beneficial for real estate investors who have preexisting relationships with investors who have cash, creativity, and resourcefulness, allowing them to take advantage of market opportunities that others may miss. Ultimately, an economic downturn can be a great time for investors to acquire high-quality assets at a discount and position themselves for long-term success in the real estate market. With that said, as a real estate investor I would be extra careful with what banking institution I do business with and put my reserve money in moving forward.

In conclusion, I strongly believe that banks and depositors should not be bailed out over the FDIC amount. Bailing out banks creates moral hazard, sets a dangerous precedent, and can be costly for taxpayers. As a society, we should encourage responsible financial practices and hold banks accountable for their actions, rather than rewarding them for their mistakes.


 Hello, the SVB doesnt make risky investment, they only purchase MBS bonds in 2020, but the gov. choose to crash those bonds.
I bet it's Powell intended consequence to rise the rate that high that fast for nothing. 

nobody questioning powell LOL

But they did make risky bets. They were heavily invested in longer dated maturities which forced them in a box they could not get out of. If they were Investing in 3 months instead of 5-10 year tbills they wouldn’t have had so much exposure. They were gambling that the yield curve wouldn’t invert like it did, but then it did, and hard. Can’t blame Powell for bad risk management by the banks when he telegraphed what he was going to do in advance. This is like a patient eating fast food every day and a doctor telling them they will get diabetes, then it finally happens. 

Post: Investment Loans in the Smokies

John CarbonePosted
  • Rental Property Investor
  • Gatlinburg
  • Posts 1,091
  • Votes 957
Quote from @Mack Lengel:

@John Underwood & @John Carbone 

Seller financing isn't very popular in the Smokies but when you find the right seller that's open to it then you can make it the best of both worlds. Did an existing build with seller financing in Jan. Currently ave 8 lots under contract with seller financing for new construction, it is incredibly powerful when paired with a construction loan (low to no downpayment).

Do you have any good lots available now for new construction with seller financing?

Post: Investment Loans in the Smokies

John CarbonePosted
  • Rental Property Investor
  • Gatlinburg
  • Posts 1,091
  • Votes 957
Quote from @John Underwood:

Might be an opportunity to ask for owner financing with say a 5 year balloon payment or something similar to give some time for interest rates to come back down.

Someone that can't sell due to the current environment might be inclined to do some creative financing at least short term.

I like this idea and I’ve been considering this as well. I’ve yet to see listings offering this as an option. I feel like this strategy is too complex for a lot of local realtors here to execute with their buyers or sellers though.

Post: Investment Loans in the Smokies

John CarbonePosted
  • Rental Property Investor
  • Gatlinburg
  • Posts 1,091
  • Votes 957

I’ve been exploring some options to make another purchase in the smokies. Local community banks here are at 8.5 percent with no points. The higher ups I’ve spoken to believe they will get close to 10 percent on their loan products if the fed continues to hike as markets are starting to price in.

At these levels, who is borrowing money interest only around here to fund new construction, and if you are what is your business rationale? also, if you are buying existing right now are you doing so with the expectation to break even? 

I check mls rather frequently and I’ve yet to see something that I felt I needed to buy to add to my portfolio. There is one property out there now that somewhat fits the metrics but it’s still low margins with a large payment and a lot of risk. 

i am seeing a ton of properties that go “pending” going back on market a few weeks later “due to buyer financing issues” I feel like the new reality hasn’t set in for people yet.