All Forum Posts by: Michael Dumler

@Sara Morris, Do you have a specific investment strategy in mind that you'd like to implement in this market?

@Andrew Williams, If by "a few months" you mean around two, then you're already cutting it close. You'll need to move quickly—first by connecting with a reputable lender to get pre-approved, then by working with an agent or someone who can source house hack deals that meet your criteria. Keep in mind that a typical escrow period is 30 to 40 days, so time is of the essence. Otherwise, you risk having to sign another year-long lease, which could delay your house hack goals by an entire year.

As for the type of house hack to pursue, be mindful of the tradeoffs. Properties with in-law suites in B-class areas—typically priced in the low to mid $300s—may seem like a safer bet due to lower upfront capital, but they often attract lower-income, less qualified tenants. On the other hand, in-law suite homes in A-class areas—usually in the low to mid $400s—will likely attract higher-income, more stable tenants. While these deals require more capital, they tend to come with fewer headaches long-term. In my opinion, the A-class route is actually less risky in terms of tenant quality and property performance, even though you're bringing more capital to the table. 

That said, none of this really matters until you've spoken with a lender and know what you're actually approved for. If you're interested, I'd be happy to connect you with a solid local lender here in ATL.

@Matthew Strickland, Atlanta Real Estate Meetup - May 2025 - next meeting, Tuesday, May 20th.

@Scott R., Confirmed—my initial search was within the City of Brookhaven, but it looks like the subject property falls under an Atlanta ZIP code. You're all set regarding active FMLS status and visibility in the search.

@Luis Castillo, What's your investment strategy? 

@Scott R., Based on the property criteria and filters you provided, I searched the listing on FMLS but wasn’t able to locate it. If the details you shared are accurate, this might be the root of the issue. Some listing agents choose to market properties only on GAMLS to avoid paying FMLS fees. I recommend reviewing the Exclusive Seller Brokerage Agreement you signed—specifically section 3—to see whether FMLS marketing is included. Many agents, myself included, prefer to search properties on FMLS over GAMLS, which could be why the listing isn't showing up in certain searches and isn't generating the traction/activity you desire. Very curious to know if this is the issue. Let me know.

@Haizel Allen, Atlanta Real Estate Meetup - next meeting, Tuesday, April 29th.

@Jackson Bailey, I'm sure I sound like a broken record because the advice I'm about to give is what I consistently suggest and respond to others similar to your position. However, while it can be debated, implementing the house hack strategy for your first deal is best advised. There are numerous BP posts, books, and videos that you can reference to learn more about the concept, but long story short, house hacking is one of the best risk-averse entryways into real estate and is a good building block to help you learn the ins and outs of being a landlord. 

Moreover, while I think there is something to be said about having a mentor, don't let not having one stop you from taking action. Needless to say, the essentials and almost everything you need to know/learn can be found online for free, so be mindful about whether paying for a course or mentorship program is necessary unless it is very niche-specific.

What space of real estate development are you entering? SFH development? Commerical? Industrial? I'm happy to connect and chat if you have any additional questions!

@Richard Shepherd, what's likely happening is that since this is such a small/inexpensive project, the property manager can't find a handyman or contractor to complete the work, or they have, but clearly, the vendor has no idea what they're doing or lacks a sense of urgency. I'm highly speculating/assuming, but I would not be surprised if your PM lied about the affiliate company scoping the home. The repair/replacement items you included above shouldn't take this long to quote. Do you have any further information regarding the PMs' experience or how long they have been operating? Moreover, where they a referral. Time to move on to a new PM, in my opinion.

@Suraaj Samanta, happy to connect! Our team is predominantly involved in the co-living investment space but also has experience in other traditional investment strategies if that's the route you're interested in pursuing. With that in mind, do you have a particular real estate investment strategy you're interested in implementing, i.e., small multifamily, short-term rentals, single-family long-term rentals, BRRRR, etc? Moreover, have you considered exploring house hacking if you don't yet own a primary residence?