All Forum Posts by: Michael Guzik

Most of the investors I work with are looking for a B or B- property around 175-230k that rents for around $1800 monthly. 

@Raphaël C. As @Polo Vazquez said we need to know your criteria for investing and purchasing. Can't provide you with the right information unless you are asking the right questions and letting us know what you are looking for!

@Tyler D. I would be careful on buying for appreciation man can be a high risk high reward game. I personally try and steer most "new" San Antonio Investors away from the NE side of San Antonio because it can be pretty rough depending on where you buy. It is lower income and lower middle class in most areas, I used to manage about 100 duplex's on the NE side and they were our biggest problem properties. If you believe in the 80/20 principle these 20% of our properties were causing 80% of our issues and taking up 80% of our time. However with that being said there are still great deals on the NE side of town I just personally prefer to avoid that area also because NEISD isn't as desirable of a school district so most families aren't flocking to be apart of those schools. 

@Alexander Canalini Great question man I currently work with a few out of state investors and they all leverage other people's knowledge. For example on this SFR I'll be closing on hopefully in 2 weeks the investors leveraged my knowledge of San Antonio to make sure the home was in a good area and would appreciate in value and be highly sought after. He then reached out to the property management company to get information on rents, turnover etc for that area. After all of this and me running comps he plugged in the numbers into the BP calculator and the deal worked for him so we pulled the trigger. Now I'm today's market we had to move fast and submitted an offer within 24 hours of the home being listed.

If you were doing this all on your own I would say to look on MLS and get on as many wholesalers lists as you possibly can. Coming from the wholesaling/flipping background has helped greatly with my knowledge on repair estimates, and instantly telling whether something is a deal. There really is no way around it you just have to look at more deals! It's just like anything train your "deal" muscle and soon it will be strong!

@Henry Clark Is definitely right that area is definitely growing! San Antonio is honestly exploding in all directions. There are so many people that it is expanding NW towards Castroville going all the way down Potranco, and all the way down Culebra Road/ around Alamo Ranch. People are also moving North and filling up the corridor between Boerne and San Antonio around Leon Springs. I would say about 50% of our custom homes are being built in this area at the moment. The city is also expanding towards Smithson Valley/New Braunfels area and filling in that corridor. I could go on and on but the short story is the city is growing in every direction, North, South, East and West! It's a great time to be a builder and a great time to be an investor as well!

@Charlotte Chew I would love to come! I'm glad people are actually starting to do in person meet ups again!!!

@Edwin L. Great question man but especially around Downtown San Antonio it can vary like @Betty Cruz says just by going over one street. I am currently looking for a rental property for a California investor here and he found a home in an an area that is usually lower middle class and can be quite rough. However this specific home is in a great neighborhood that was built by a different builder and is the black sheep of the area (in a good way). If i had simply just looked at the zip code and googled it I would have ruled it out! I took the time to drive the area and this is a very quiet neighborhood with more prominent, established people that rarely sell so it is a pretty desirable community for anyone looking to move into the area. Moral of the story can't judge anything by the zip code, it is a good rule of thumb but there are way too many factors that go into whether it is a good investment or not!

@Kevin Larry Kevin I would agree with @David Pere if you want to BRRRR and aren't going to use VA; a high down payment is almost a given, unless you do some sort of owner finance.

You would have to check with your city or municipality's zoning for a specific answer on that. In San Antonio it would include it if it is a zoned a certain type of residential. One way to see where future development is going is to simply drive the area and see where developers are building or buying. Or just google " (insert city/area name) future development/future housing/future communities" and see if there are any published articles or posts by your city/county/government. 

Best case scenario is to play the emotional card and use your personal relationship/neighbor status to your advantage. You have something no one else can offer! EXPERIENCE of living there you know the community, neighbors and ins and outs. USE THAT and remind them that they aren't just selling to anyone they are selling to someone who cares and has lived there and doesn't plan to live anywhere else. 

@Jean-Marie Poth This is definitely exciting and could be a very interesting opportunity! First I would check and see what the market is saying, what are homes or developments selling for per sqft more or less? How long are these homes taking to sell? Does the city/neighborhood/area need a certain type of housing? What is the land zoned? Will the current zoning or restrictions allow for the development of this needed housing? Where is the "path of progress" in that area? These are things that developers will be considering so start thinking about them.