All Forum Posts by: Ebony J.

Thanks very much for the suggestion.

Hi BP Community 👋🏾

I’m exploring sober living investing and came across the Sober Living Riches program by Andrew Lamb. It seems well-structured and includes mentorship, legal docs, market research tools, and a 6-month coaching setup. But before making a decision (it's not cheap!), I’d really appreciate any honest feedback from investors who have taken it or looked into it.

Specifically, I’d love to know:

• Was the content worth the cost?

• Did it actually help you launch and fill your first sober living home?

• How hands-on is the coaching/support?

• Are the tools and templates (like the policies manual) truly plug-and-play or did they need major customization?

• Any unexpected pros/cons?

Also open to hearing about other trusted resources or coaching programs you’ve used to build out recovery housing. I’m based in Philadelphia, so bonus points if you have local experience!

Thanks in advance 🙏🏾

Hi @Elizabeth Rose - apologies for the delayed response. I didn't see your question come through until now. 

We did not get a property under contract in the 90 days, however, we did submit offers in the first 90 days that were not accepted (mainly issues with price). There were program members who did get a property under contract within the first 90-120 days, so it just varied based on the investor and the property avatar that we built. One last point, from what I could tell based on the FB activity, most members did not get anything under contract in the first 90 days. Happy to answer more questions about our experience if you have them!

Hi @Maureen M. I'm so happy to hear you went with a local mentoring program that allows a hands on approach and personal attention. I'm sure you'll get a lot more value out of your experience than we did. You and your husband were very smart to ask Open Spaces good questions and not ignore the red flags that surfaced through the process. 

Another part of the Open Spaces experience that we didn't like is, to your point, once we were about 60 days into the program, a member of the Open Spaces team reached out to us to "check in." When we got on the phone, she said she could see that we had completed all of the modules, but wanted to know if we had gotten a property under contract. When we told her we hadn't, she said OK, I'll check back in with you closer to 90 days, but didn't say why she needed to talk to us at 90 days. This was super annoying to us and in response, we said we don't have time to waste, so whatever you need to tell us in a month, you can share now. That's when she told us that we would lose access to the FB page and weekly coaching calls at 90 days unless we paid $450+/ month to keep that access. At this point we knew we had gotten hit over the head with this course and that it was not at all what we thought we would get when we signed up.

I'm super excited for you and your husband and can't wait to hear about your success!

Hi Maureen - I may be too late, but I actually logged onto BP to provide feedback on the Open Spaces course and came across your post. My husband and I paid $8K and enrolled in the course in November 2022. After completing the course, here is my honest feedback on the program: in short, it was not worth the investment.

Just to give you a little background on my hubby and I (and without going into too much detail), we started our real estate endeavors in 2017. We learned about wholesaling initially and that sparked our curiosity about the many ways to make money in RE. While we were unsuccessful with wholesaling, we learned a lot and had aspirations of building a RE portfolio based on the BRRR method. So when we started the course in 2022, we had built a solid base of knowledge and knew more than a brand new RE investor.

I share that background because the modules were good, but we already knew a lot of the information. To cut to the chase - the real value of the course is the private Facebook Group and the 2X per week coaching calls with Palak and Niti. The call that Palak leads is sometimes a guest speaker, or focuses on group work that you do with other program members. She'll also answer some of the questions that are posted in the FB group. Often times she wouldn't get to all of the questions that members had, but they would get answered during Niti's call on Sunday's (or through conversation on the FB page). I always found Niti's calls to be way more useful than Palak's because often he was walking through actual deals. 

The primary reason why we don't believe the course is worth the cost is because you only have access to the private FB group for 90 days. You're clearly told that when you sign up for the course, but you don't really know what that means until you're enrolled and start to get active with trying to find and evaluate deals. For those who are able to get a property under contract and go through the full BRRR process in 90 days, this course may be worth it. But that certainly wasn't our experience. To make matters worse, in order to maintain access to the private FB group after 90 days, you have to pay an additional $450+ per month (yes, you read that right). You do maintain access to the modules for a full year, so we've been referring to the modules as we finish out our first BRRR on our own. But that access will expire for us in a few weeks.

In short, if you're able to move really quickly through the BRRR process while you have FB access and can get questions answered by Palak and Niti to help you along the way, to some it may be worth the cost of admission. However, if it takes longer than 90 days, expect to either be left with just the modules to guide you, or be ready to pay a significant amount of money each month for "coaching." Hope that helps and best of luck in your endeavors!

If interested in this Triplex

Call Paul or Ebony at (215) 309-9028 for more information.

Or email us at: [email protected]

Livia Investments LLC

500 Office Center Drive

Suite 400

Fort Washington, PA 19034

Phone: (215) 309-9028

Multi-Family | Triplex | 2,528 sq ft

Tip: Walking Distance from Widener University

Here's the Deal:

• Hot Multi-Family Triplex
• 1 block from Widener University campus
• Plumbing and electric has been recently updated throughout the property
• 1st floor: 2 beds/1 bath
• 2nd floor: 2 beds/1 bath
• 3rd floor: 1 bed/ 1 bath
• Tons of cashflow potential
• Off-street, lot parking available for tenants
• Property is vacant
• Corner property

View More Pictures

Additional Details:

• Excellent for student or professor housing
• Triplex is located right off of I-95, just a block from Widener's main campus
• 1st and 3rd floor need cosmetic updates, 2nd floor is down to the studs
• Serious Inquiries Only
• Please perform your own due diligence on the property and ARV
• ** SERIOUS Cash Buyers Only **

BRING ALL CASH OFFERS

Terms of Sale:

• This is an assignment of contract
• Cash Deal Only
• Ability to close within 25 days or less
• Buyer pays closing costs and both sides of transfer tax
• Buyer responsible for obtaining U&O if required by municipality
• $2,000 Earnest Money Deposit required
• Real estate agents add your fee, listed price is net to seller
• Be prepared to show proof of funds

Wholesalers looking to JV or co-wholesale deals must contact us first. We will not accept any offers from deals sent without our permission.

PLEASE NOTE: We have an equitable ownership interest and will assign our rights in the contract to the buyer. Asking price above includes original contract price and assignment fee. Terms of the original contract, unless otherwise noted above, include: As-is, where-is purchase; cash or hard money closing; fully insured and clear title delivered at closing. Any comparable sales presented as accurate, but are not a guarantee or opinion of value. Please conduct your own due diligence. Please call the number listed above with any additional questions.

Great off market property in Gloucester County, NJ (Glassboro, NJ) just 5 minutes from Rowan University. Property is in need of a full rehab/ renovation, but will make a great fix and flip, or fix and rent given proximity to the university. Property is on .67 acres (10 lots). Lots of possibilities with this property.

Following is a link to additional details about the offer:

https://bit.ly/2J70pQy

Following is a link to photos:

https://drive.google.com/open?id=1AEI5rLOelkYtVAaN...

Please call (267) 406-0036 and speak to Paul or Ebony with questions or to schedule a showing.

Thanks @Sharon Vornholt - appreciate the helpful blog post as well. 

We offered $48K based on the unknown repair costs (we haven't walked the house yet). We wanted to see if we had a potential deal before seeing the property (its about an hour from us). You make a good point about offering $55K, so perhaps we can adjust our offer after estimating the repair costs with our contractor.

@Sharon Vornholt I'm a new wholesaler, trying to get my first house under contract. I listened to your podcast series on probate investing and found it really helpful. A seller contacted us about a property that has an ARV of ~$125, but she's willing to sell for ~$55 (the house needs work). The house was owned by a deceased family member and she's working with a lawyer to sell it. She mentioned that a previous buyer was planning to buy the home at $55, she got approval from the court to sell the home for $55, they went to closing and got $5K from the buyer, but then the buyer disappeared. The lawyer she's working with said that the old buyer has forfeited rights to the house, or something to that effect, so she's back in the market for a buyer. I offered her $48 on the home and she said she'll likely have to get court approval again for that offer. I suspect this home is in probate?

Do you think it's possible to wholesale this house? I know the seller's attorney will be involved, so I think we'll need to do a double close (which is your normal approach to wholesaling), so that we'll technically be "buying" the home. I'm confused by the idea of having the court approve the price? Any thoughts/ help you can provide is appreciated! Thank you in advance. 

@Dev Horn I see, thank you for clarifying.