All Forum Posts by: Barry Ratliff

Hello @Jack B., I have been a home builder and still sub out my work on flips or rentals for investors, so I have a lil experience in the matter. My strategy hiring roofer or any other sub contractor is buying my own material and just get a labor price. Regarding roofers, get with the roofer you mentioned you want to use and get the company he uses to buy to buy shingles. Ask the company rep how many roofs or how much material he uses, how long hes been buying, does he have credit at that store or does he pay cash, and does he pay on time if uses credit. Also ask if the roofer picks up own material or they deliver it and who loads the shingles onto roof. I ask these questions cause it will tell you a lot about that roofer. As far as contracts and deposits, use the standard service contract spelling out whats included. If only labor, then there is no need for a deposit. You also need to pay for nails, flashing, felt, drip edge, pooky, ridge caps, decking, vents fireplace flashing if any. You will find when you pay for all material, you get the warranty from the manufacturer and you get to keep left over material for another job. Those turn key guys like to keep. Sometimes its about $2-400 or more. If you have general liability insurance, paying only labor decreases your annual costs. Get references and if they do insurance work, get that insurance rep reference. Its best if they are bonded, have insurance and licensed. Get copies if willing to give you. And at worst, should warranty their work for 30-90 days. If they are good company, they should have 4-6 guys working on roofs. 30-40 square 8/12 pitch roof shoud only take 5-6 hours to tear off and put new on. Sorry for being wordy, but this should answer all your questions, at least from someone who's ran a company with some street sense. Good luck.

I'm an investor minded broker in Temple-Killeen-Austin area Texas. If you can't find one, try looking up broker/agents who list foreclosures. They might can or work with agents who are buyers agents to work with investors. Just a thought.

Thanks William, but I went to that post and was not helpful. However I did pickup idea to create website to sellers there to request an offer. I know most sellers feel embarrassed so it's a non threatening way of knowing their options. 

Sad. I guess I'm old school when helping others. If anyone needs my help I'm offering. 

Unless there are better marketing obtaining pre-foreclosure leads, does anyone have some sample letters to share? I'm in Texas. 

I am aware of the do not contact and the "F" word when sending letters. I'm experience investor trying to expand my search and practice. Thx 

Advice for Austin, get to know the average of final purchase prices above asking price because you will have multiple offers. If home is still on mkt for 10 days, there's something wrong with it. 

Here is something you might experience as well due to multiple offers, you may have to put your offer in before you're able to see the property. Then those who placed offers are aloud to look at property on a Saturday during a 2 hour window. Then the highest offer wins. 

If you get frustrated over time, come to Bell County and invest there. Rents range from 80-115% of home value. I'm a investor minded broker from Bell County. 

Welcome to BP @Jason Parnell. I'm a investor minded broker in Bell County area. I've mentored and coached local investors of researching and buying properties for any years. Available to network. 

Erik, since you are asking for all those cities, do you own property in those areas? Depending on which side of Bell County,  u might think of splitting to one for East then the other for the West. The most common complete tenants and property owners have is not being taken care of. 

But if you haven't bought anything, you might consider owner financing. Less management liability. Just a thought. 

If you choose a property manager interview heights realty, linnemann, Colonial, and real estate market place and gold medal. 

Just check BOB. 

Welcome to BP. I'm investor in Temple Killeen Waco area. Let me know if need in answers to researching our market. I'm also a broker since 1986. 

I'm an investor minded broker and know the appreciation mindset of Austin area agents. I work Bell County area but recently listed and sold an Austin home with 2br/1ba, 1005 sqft for $260k & closed it in 9 days. Plus i flipped a 3/2 1460sqft home in So. Austin for 190k and it rented for $1475. The $260k Buyer immediately put that one on rent mkt for $1600. Way less than the 1% rule. I don't know understand how Austin can sustain it's multi percent appreciation rate. 

Our local rent rates are: Killeen is about .60-.70%  Belton .80% Temple .85-1.15% of value but depends sqft . 

Example Temple scenarios: 1990 yr built, 90k price home, 1100sqft, 3/2/1, $1000-1200 rent. 1955 yr built, 50k, 800 sqft, 2/1, $650 rent. 

Depending on location, higher rents than others. Why buy speculative values with wholesale rent rate when can buy wholesale/mkt value with retail rent rates. I'm available to discuss and email you sample of Listings I would suggest. Good luck!