All Forum Posts by: Matthew Morrow

Hey everyone,

We’re in a tough spot with a recent client purchase. They bought their first 5-unit property (and their first deal altogether) a few months back, and since then, all but one tenant has either been evicted for non-payment or arrested. It’s frustrating, especially because our due diligence came back clean, leases were solid, and the property had just been fully renovated. Unfortunately, the previous owner (who was also a licensed agent) didn’t accurately represent the tenant situation. We’ve since tightened up our due diligence process.

Has anyone else dealt with an unexpected 80% vacancy in what seemed like a stable property? Frustrating, to say the least!

Hi everyone,

We’re launching a property management company early next year (PA), but we’ve run into a bit of a roadblock with software. We’re big fans of AppFolio, but they won’t demo or consider a new account until we have 50 active doors. While we’ll be close to that number soon, we don’t want to jump the gun.

Are there any other platforms you’d recommend as a temporary solution for managing fewer doors until we hit that 50-door mark?

Thanks!

Best to weigh the complexity of their portfolio and legal protections. If you're just holding a single property, many start with online services like LegalZoom or IncFile, which are affordable and user-friendly. But for straightforward setups, you can actually form an LLC directly on the PA Department of State website yourself, and it's very cost-effective.

For larger portfolios or more complex structures, some investors prefer going through a real estate attorney to ensure their LLC is set up to maximize tax benefits and liability protection. It really comes down to what fits your needs and experience level.

Congrats on your property in Mechanicsburg! For the most current ownership info and sales history in Cumberland County, try the Recorder of Deeds Office—this is where you’ll find detailed property transaction records, accessible online through a service called Landex on their website. Additionally, the Courthouse Online platform is a helpful tool for property assessment data, including ownership and sale history; you’ll just need your property’s Control Number to get started.

The Property Mapper is great for visuals, but it sometimes lags with the latest updates, so checking with the Recorder of Deeds or using Courthouse Online will give you the most accurate information. If you need more guidance, the Cumberland County Assessment Office can also help—don’t hesitate to reach out!

It sounds like you’re handling a tough situation well, especially for a first-time landlord! We are from Allentown as well, and certainly know the challanges lol.

You’re on the right track by giving her notice and planning for eviction if she doesn’t vacate. Since you’re concerned about the electric bill, it’s wise to avoid any appearance of a “self-help” eviction. Even though the lease says it’s her responsibility, if the previous landlord was paying it, there may be an expectation you’ll continue until this is resolved in court. To protect yourself, consider covering the electric for now, keeping a record of any payments, and adding them to the total owed when you file for eviction. This way, you’re showing good faith, and it helps avoid any complications.

When it comes to your planned steps, the notice to pay is a good idea to document what’s owed. And if she remains unresponsive, filing on November 5 is a solid next move. Hang in there—it’s a challenging experience, but it’s part of building landlord know-how.

If your other properties are mortgage-free and cash flowing, you've got a couple of solid options. One approach would be a cash-out refinance, allowing you to tap into the equity in one or both of those properties, potentially giving you more favorable rates than unsecured financing. Another option could be a Home Equity Line of Credit (HELOC) on one of the properties, which offers flexibility since you can draw funds as needed and only pay interest on what you use.

Given the current lending environment, it’s worth comparing terms for each option to see which aligns better with your goals and timeline. If you want to discuss in more detail, I’d be happy to chat about it!

Turning your space into an assisted living facility sounds like a solid move, especially if there’s strong demand in your area. Pennsylvania has specific regulations for these facilities, mostly overseen by the Department of Human Services (DHS). You’ll want to check out the PA Code's Chapter 2800 for the standards around licensing, safety, and staffing requirements, and the Assisted Living Residence Regulatory Compliance Guide can provide extra insight.

We actually have a local team here in Allentown that has worked on several of these conversions, so if you'd like some guidance or just want to chat through the process, feel free to reach out. Best of luck with your venture!

While deals are available in these areas, typically they are limited on ARV. Try to see the big picture when getting started - maybe seeking private / hard money to get in to the deals where there is more profit potential could benefit you. Our experience in these zip codes is your profit limited unless you directly source the deals yourself.

Happy to talk more, we have a whole team of acquisitions / agents working the state of PA, and my entire portfolio is here as well. Good luck!

 Welcome to BP, and Greetings from Allentown. This website is amazing for education, networking, and so much more. 

Our portfolio is here, and our investor-focused real estate team is also based in Allentown. Anything we can do to help- please reach out!

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