All Forum Posts by: Phillip Dwyer

@Jacob D Adamczak  I agree with you about consumers really taking time to analyze all aspects before purchasing a solar system.  My earlier point was that a lot of people I run across only discuss the point of net monthly energy cost savings.  

In the OP's situation, he's talking about making improvements to a property he's planning to sell soon so that he can net more profit at closing.  I think it's quite likely he could allocate the same dollars to other improvements that will add more value than solar.  I could be wrong, but he's in the market I play in every day.  Obviously, we don't know enough about the specific property to know how to maximize the profit, but I think my general assumption would hold up.  

For a different situation where net gain on improvement dollars isn't the goal, I may have a different opinion.  There are plenty of good reasons to get a solar system.  

@Joel Fischer  My comments on break-even assumed that you were going to install solar panels today and list the house to sell tomorrow.  I don't think you would make a profit in this scenario.  Others with hard data may chime in with real examples to refute my opinion.

@Steve K. I think a lot of solar proponents miss some key elements when thinking about how solar can impact value.  It's not just about net energy cost savings, although that's the easiest to measure.  Solar systems can negatively impact the aesthetics of the roof line.  Solar systems can cause pigeon issues.  Solar system attachments add additional roof penetrations.  The list goes on.   

An appraiser can look at those net energy cost savings to derive value.  However, he or she also has to look at how the current market is responding to properties with solar systems.  If the sales data doesn't show buyers are willing to pay more for the systems, then it's hard to justify a bump in value on an appraisal.

@Joel Fischer Typically the contesting of an appraisal would have to be initiated by the buyer.

I'd be hesitant to add solar to a house you plan on selling as a means to get more at the sale.  I've rarely seen solar systems reach break even, so you'd likely be better allocating those dollars to some other improvement.

Did you hire property management or was it in place already?  A lot of these questions should have been asked prior to closing on the sale of a property.  You may have bought a completely different property if you had asked them on the front end.  But now you're in it, so time to get things under control asap.

1.  Read through the leases multiple times.  Know them inside and out.  2.  If you have management in place, do the same thing with the property management agreements.  3.  If you don't have management in place, get up to speed right away on Nevada Landlord Tenant Laws (note there are requirements for point of contact being within a certain distance of the property).  

Like previous posters have mentioned, start reading as much as you can about the subject matter.  There are some great landlording books out there.  

Thanks for starting this thread.  For any of you investing in Las Vegas, North Las Vegas, Henderson, Clark County, or anywhere in Nevada, please go to this website to voice your opinion:  https://stopsb256.com.

The yard size thing might slow you down some, but I see a lady in my area of Green Valley Ranch that walks a couple of great danes at the same time.  I've always wondered what would happen to her if a rabbit ran across her path.

You may have more options north of the 215 in Green Valley for yard size and live-in flip scenarios.  

@Jack Zhuang  Reno is not an area that I know much about.  However, what you mentioned has and is happening from what I've read.  Plus it's relatively close to Sacramento.  

Take a look at the map. There are really only two metropolitan areas: LasVegas and Reno. The rest of the state is mostly federally owned land with a few small mining communities scattered around. 

FHA loans are only for owner-occupants. You can purchase a 2-4 unit building with FHA, but you have to live in one of the units.

None of the master planned communities in the Vegas valley contain 4-plexes.