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All Forum Posts by: Marisa R.

Marisa R. has started 68 posts and replied 570 times.

Post: Build Costs and Riding Boom Cycles

Marisa R.Posted
  • Developer
  • Atlanta and Detroit
  • Posts 601
  • Votes 821
Originally posted by @Travis Biziorek:
Originally posted by @Marisa R.:

I am a fan of buying in markets that are rising, easiest way to make money. 

One indicator to watch for is building costs rising.

For example when I was buying in Atlanta in 2011 building costs were $18 per sq foot, today we are looking at around $100 per sq foot...boom

So what happened during this period? Prices kept rising

Now I am playing in Detroit, building costs in the last 12 months has increased by 10% a good sign

Curious do other investors look at this

 Makes perfect sense to me, Marisa unless builders are getting increasingly pulled to the suburbs and build prices are rising simply to entice them to Detroit proper (not sure that's necessarily a bad thing though either).

Curious where you're getting this data. I'd love to keep an eye on this metric.

 Here’s an interesting article

https://www.detroitnews.com/story/business/2018/10/04/home-prices-michigan-rise-construction-slows/1459488002/

Post: A, B, C, D - Don't do it......(class properties

Marisa R.Posted
  • Developer
  • Atlanta and Detroit
  • Posts 601
  • Votes 821

Class of properties are frequently mentioned on BP, but its so subjective.

What I consider an A class could be B class to another investor

What if a neighborhood is gentrifying? Going from a C to a B... perhaps this would be a buy as you will be buying in at a lower price point.

Just curious how investors work out class of a neighborhood

Post: Build Costs and Riding Boom Cycles

Marisa R.Posted
  • Developer
  • Atlanta and Detroit
  • Posts 601
  • Votes 821

I am a fan of buying in markets that are rising, easiest way to make money. 

One indicator to watch for is building costs rising.

For example when I was buying in Atlanta in 2011 building costs were $18 per sq foot, today we are looking at around $100 per sq foot...boom

So what happened during this period? Prices kept rising

Now I am playing in Detroit, building costs in the last 12 months has increased by 10% a good sign

Curious do other investors look at this

Post: Detroit the Come Back Kid

Marisa R.Posted
  • Developer
  • Atlanta and Detroit
  • Posts 601
  • Votes 821
Originally posted by @Nate Heaps:

I've invested in a lot of the cheaper properties in Detroit over the years, and the low end properties that rent for $700-$900 are really tough to get the numbers you see on a spreadsheet. There is constant maintenance, tenants falling behind in rent, tenant turnover, inspections from the city, etc. All of that kills your ROI. Maybe I am not using the right property manager, I don't know, but we have used multiple property managers in the past and it was all the same thing. Lots of problems all the time. Cash flow is not predictable with lower end properties. Just my two cents from experience. Would love to talk to the property manager you are using @Marisa R.

 Sure

Property management and tenant selection is critical

Post: FASTEST GENTRIFYING NEIGHBORHOODS '2019

Marisa R.Posted
  • Developer
  • Atlanta and Detroit
  • Posts 601
  • Votes 821
Originally posted by @Darius Kellar:

One of the things I here all the time as a landlord is "rent is too high".  I am from a city outside of Detroit where the real estate was extremely cheap and still relatively is in some spots.  So many people will complain about the rent but even worse will not buy a property in their own neighborhood. 

As I am writing this the homes are getting more expensive in Detroit metro area lol.  In my city Pontiac, 2 years ago it was normal to buy a 3 bed 1 bath 2 car garage house for 50K.  That has turned around to more like 100K now.  It is obvious the people from here are definitely not buying the properties. 

This is even more baffling that my area is 1 on the diagram. What is your take on Gentrification ?

Yes

I know, have been playing in Detroit market for 12 months, 10 properties later and many have already appreciated

Have to buy the right product in right area. Still cheap as chips, wont last ....

Post: New investor - to start building a passive income of 5,000$/month

Marisa R.Posted
  • Developer
  • Atlanta and Detroit
  • Posts 601
  • Votes 821
Originally posted by @Barak Shachnovitz:

I am new to BP and new to investing in real estate. I have saved a bit of cash and am looking to buy my first property to rent out - my goal is to build a real estate portfolio that builds my passive income to 5,000$/ month. I live in Israel and I think the best option is to build a rental portfolio, although I am always open to new ideas. 

What I want to know is where is the best to start off? If I am able to put down a down payment of 20% on a 1,250,000$ property or even to buy a few properties is that better than buying something for cheaper and paying out the mortgage faster? Or should I start with a different type of investing in real estate altogether? 

I really appreciate everyones help!

 Start with baby steps, need to crawl before you walk

A good start is to source properties where you can add value

Network with investors who are already doing this and piggy back . Find out if there are meet ups in your area.

My monthly income has gone from negative income to close to $20,000 per month, my strategy has taken some tweaking over time

Pay attention to market condotions, find markets that are rising this will help you get there quicker, investing on steroids:)

All the best

Post: Investing in Detroit

Marisa R.Posted
  • Developer
  • Atlanta and Detroit
  • Posts 601
  • Votes 821
Originally posted by @JayDee Luster:

What are the best areas to buy property in Detroit for cash flow? 

Preferably B class neighborhoods!

One of the most important factors is to buy under market value ie distressed properties/foreclosure, you will then have a better chance of achieving higher cashflow

Read my thread on

Detroit the come back kid

I have listed some areas I target

Post: Best City to Buy a Cheap House in Cash and Rent Out?

Marisa R.Posted
  • Developer
  • Atlanta and Detroit
  • Posts 601
  • Votes 821
Originally posted by @Marielle Walter:

@Marisa R. WOW - you bought a place for 32 k that is bringing in $800 per month? Well done. That's exactly what I am looking for. Any lessons learned from the deal/management? Or has it been pretty smooth? What is the monthly cost for property manager? 

Never smooth, but found the solution

Got 10 now

Post: Best City to Buy a Cheap House in Cash and Rent Out?

Marisa R.Posted
  • Developer
  • Atlanta and Detroit
  • Posts 601
  • Votes 821
Originally posted by @Ali Ahmed:
Originally posted by @Marisa R.:

You can do OK in Detroit, but you will need good property management, stick to SFH in the right neighbourhood.
My first one in this market 12 months ago cost me

$32,000

Rent $800 per month

Good neighbourhood, perhaps a C, but its probably worth closer to $50,000 today, according to Zillow? could be more as the market is moving

As always do your own homework, markets within markets of course

 Hi, What zipcodes would you recommend in Detroit? Also do you have a recommendation for a good property management company expirenced with Section 8?

 I am pretty sure I have information on neighbourhoods this in my thread. Just do a search

“Detroit the come back kid”

Post: Retired at the Age of 28 with a Lambo :)

Marisa R.Posted
  • Developer
  • Atlanta and Detroit
  • Posts 601
  • Votes 821
Originally posted by @David Zheng:

Hey BP!

I just wanted to share some super exciting news with you guys! I started Real Estate Investing at the end of Dec, 2015 and joined Bigger Pockets around the same time.  While working a Full Time job as a Wells Fargo MBS Consultant

(among other business ventures), I've grown my portfolio to 36 rental units.

During this time, I also bought myself a house, went on numerous amazing trips, and even purchased a Lamborghini. BUT I was also putting in consistent 85+ hour work weeks and basically driving myself to death. My health and my productivity was suffering heavily as I grew my business.

I originally told myself I was going to exit the rat race by the age of 35. It quickly dropped to 30, but I realized after some big acquisitions last year that if I could expand as much as I did working two careers, how much more could I do if I just focused on REI?

So... I made the jump and after my 5 year anniversary at WF this past Sunday, I submitted my resignation!

Yup! Officially "retired" at the age of 28 :)

I'm super nervous and excited at the same time. Not having a solid W2 and great benefits is definitely daunting, but I can play or work as hard as I want on my own terms now. I'm a very firm believer in getting out what you put in and I just have to trust myself to always do the right things. 

So what's next?

 I'm going to let my properties and skill set sustain my passions. I really want to get into the EDM, convention, and Esports industry in some capacity. I'll also be traveling almost every other week for the rest of this year. Of course, I'll continuously be looking at Real estate opportunities around the country and even exploring things outside of residential holdings. I've already looked at some commercial buildings and storage facilities and there's a lot of potential there. But hey... with time, a capital foundation, and some sleep (haha), the sky is the limit!

I'm just excitedly blabbering at this point, but I just wanted to say I can't thank the BP Community enough for all the information and guidance in the past couple years. It has been an amazing journey, and I can't wait to start this new Chapter of my life!

 Brilliant work