All Forum Posts by: Marc Winter

If you just want to peruse the MLS, go onto Realtor.com for free and get the latest info on listings in your area (or nationwide, for that matter.)

However, if you are serious about real estate investing, there is no better way to understand your market and find great deals, than by becoming a licensee and working it.  

Get out and inspect new listings, expireds, FSBOs, and network with other brokers.  I have found many of my best deals by going out to inspect a potential listing and ending up buying it myself.  

Follow the realtor's code of ethics and be honest and transparent about your intentions.  You may just be surprised and delighted with the leads and deals you get.

Good luck!

To be a bit more specific to your question, anything that is of public record can be searched.  Deed, mortgage/note, liens, taxes, assessed value, court documents.  All this is free to search.

By using paid subscription services, almost all of your personal info is available: previous/current addresses, phone numbers, email addresses, voter registration, owned vehicles, neighbors and relatives and their contact info... the list goes on.

You might consider getting your properties out of your own name to get the target off your back.  

Checked online for Texas law regarding your situation.  I am NOT an attorney--this is my research, not legal advice:

To legally allow your renter in Kingsland, Texas, to babysit up to three extra children in your home (not at the same time), you need to address three main issues: zoning compliance, state regulations, and insurance liability.

1. Zoning Laws

• Check Local Zoning: Kingsland is in Llano County, and zoning for home-based businesses—including home daycares or babysitting—can vary. Some Texas cities have strict requirements or may require a special permit, while others are more lenient, especially for very small-scale care.
• Action: Contact the Llano County or Kingsland zoning/planning office to confirm if occasional babysitting for up to three children (not simultaneously) is allowed without a special permit, or if you need a home occupation or special use permit.
• Tip: Home-based care for a very small number of children is often treated differently than larger daycares, but always verify locally.

2. State Child Care Regulations

• Texas HHS Rules: In Texas, caring for three or fewer children (not including the caregiver’s own children) is generally exempt from state licensing requirements. However, if she ever watches four or more children at once (not her own), she must register or get a license.
• Action: Ensure your renter never exceeds three unrelated children at any one time. If she wants to care for more, she must follow the Texas Health and Human Services (HHS) process for becoming a registered or licensed child care home provider1.

3. Insurance Liability

• Homeowner’s Insurance: Most standard landlord or homeowner policies do not cover business activities like babysitting, even on a small scale. If a child is injured, you could face uncovered liability.
• Action:
  • Notify your insurance provider about the babysitting activity.
  • Ask if you need a rider or special endorsement for in-home childcare, even for a small number of children.
  • Require your renter to obtain liability insurance for her babysitting, if possible.

Summary Checklist

• Contact local zoning office to confirm compliance and permit needs.
• Limit care to three unrelated children at a time to avoid state licensing.
• Update your insurance and require your renter to have liability coverage.
• Put an agreement in writing with your renter outlining these rules and responsibilities.

Bottom line:
If your renter only babysits up to three children at a time (not including her own), she is likely exempt from state licensing, but you must confirm local zoning allows it and address insurance liability to protect yourself and your property

@Theresa Harris is correct--you can hire whomever you want.

In my experience, a recent job loss and the start of erratic behavior, plus becoming verbally combative, are serious issues.  Hire a good property manager, and make sure they are well-versed in evictions.  

Don't be afraid to post a notice on this tenant if their conduct breaks the lease or threatens you or your property.

99/100 when a tenant goes south like this, they gone.  Save your sanity, let them move on.

@Timothy Desrosiers,  this is an interesting post, especially the part about "stuff with the association has been turning lenders away".

There are over 100 posts of great, tested ways to procure a good tenant here in the forums.  However, I think many folks (me included) would like to know what is going on with your condo association to keep lenders away.

Yes, I'd allow access to the attic if/when:

1. You have the full contact info on the licensed/insured pest control company,

2. They supply you with photos of the attic inspection and their findings,

3. You have your maintenance person inspect the unit after the pest control to make sure the attic is properly secured.

Also, I'd have maintenance check the batteries in any smoke/co detectors in the attic.

@dan 

@Dan Keefe it sounds great on the surface.  Personally, I won't partner with friends or relatives.  Maybe wait until you have actually completed a deal or 3?

If you do decide to move forward with your relative, consider forming an LLC, with all your roles spelled out in detail in your partner agreement. Take title in the LLC.

Yes, there will be more expense doing it this way; however it would protect you both in the event of a deal going sideways--especially important for your 'silent partner' relative with the large f&c property.

Hi Ryan, and welcome!

Congrats on starting on the road to freedom with real estate.  

Question: What's more important than finding your 'perfect' deal?  Answer:  patience and timing.

Without being patient, staying consistently on the hunt for a good opportunity, you might be able to stumble onto a winner--but that won't keep you in the game long term.

Always be looking, and when you do find the deal, pounce. That's the timing aspect; having your ducks in line so you are able to pull the trigger when you do spot the opportunity.

I've found that the most important part of real estate (besides your knowledge) is your mental attitude.  Don't quit, stay encouraged, and NEVER give up.  Every potential deal that doesn't work gives you more street smarts and brings you a step closer to that next big beautiful deal.

Lastly, real estate is a neighborhood business.  As a beginner, maybe concentrate on the area that you feel most comfortable with.  Become an expert in that one area you choose, and speak to as many investors, agents, contractors, sellers, and even buyers as you can.  You'll be amazed how leads will come from totally unexpected places.  

Hope this helps you a bit.  Looking forward to hearing about your first deal!  Best of luck!

Normally, I would not approve a tenant request like this, and just say 'no'.  

However, @David Peschio and @Wesley W. make very compelling cases for approval-with-terms.

So now I would consider a 'one-room' sample with inspection. 

Who says an old dog can't learn...?  Thanks!

It's hard to go broke taking a profit.  

I'm sure someone can find a way to mess that up, but for most of us, taking some profit along the way will give you a capital reserve to deploy when you see another opportunity.