All Forum Posts by: Account Closed

I reposted this 'deal' as a PSA for others to see and avoid. I hope Kay backs out of this/ 

agreed. that's my take as well. 

you are right Joe, basic math in REI trumps fancy degrees in calculus or accounting.

are there any deals worth doing that have obvious negative cash flow like this? I am not experienced enough to know - maybe in some high appreciation area in CA and if you have the resources to deal with the short term red ink?

If some experts on this board see any glimmers of hope here, please let us know. I see a slow motion, unfolding train wreck of financial misery, sleepless nights, anxiety medication, panic attacks, and avoiding answering the phone and lots of registered mail.

A new investor just posted this potential 'deal'. I am not beating her up in any way, but it made my blood run cold. Full disclosure - I got completely wiped out in my investing in Virginia from 05-10. It's how I ended up in TX. I did crazy stupid deals like this that made me go broke. I hope we have convinced her on that thread to run screaming from this pending train wreck with doom. 

I consider my mission in life to warn others from nightmares of negative cash flow, working a job to keep the 'investment' afloat, collection calls, and Chapter 7. 

Here's the 'deal.' BEWARE, rookie investors!

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Hi guys. I'm in the process of purchasing a property, but I just realized it has negative cash flow when I factor in the maintenance and vacancies. However, I think one of the main reasons it has negative cash flow is because I'm going fha and I am putting a small out of money down, which makes the principal and interest payment higher than it would be if i had put down 20% in a conventional loan. I think the deal could improve over time if I refinance into conventional down the line and put more money down. What do you think? Here are the numbers:

purchase price is 270,000

property is a triplex with all 3 units already rented to long term tenants. the bottom tenant is moving out and that is where I will be living for a year.

Principal and interest is 1300.00

taxes are 2400 a year

insurance is 1800 a year

rents come out to 2100 per month total for all three units.

down payment is 3.5%

Here are a few bonuses

the property is in a really good neighborhood that is up and coming and this is a neighborhood I personally would want to live in for the next year.

Also, the units are outdated: old kitchens, carpet, etc. With some rehabbing, I could raise the rent so that the total rent for all three units is about 2500 per month.

So after i move out and get my unit rented. I think I'm looking at about a negative 169 a year or so. but if I refinance, pay down the mortgage and get rid of the PMI, things could look better.

Is this doable? Is this a bad deal? what are your thoughts on this?

Yes, Joe - learn from the train wrecks that others experienced. Dont' go looking for your own train wreck :)

I use my own money or OPM at reasaonble rates. If I don't have the cash to buy the house, I don't buy it (revolutionary concept!). I then do flips and make 10k or so and save it up to buy more. 

I'm done with mortgages on investment properties. No freaking way.

Unless you have the funds to handle the negative cash flow and you're sure you're going to get big appreciation or something else, it's a no brainer bad deal. A classic sort of bad deal that rookies get into. Like I did. 

Amen brian.

You know I think BP should have a HORRIBLE DEALS DON"T DO IT section. A mod could pick out obvious trainwrecks in the making and post them in that section. Not to beat up kay in any way! I mean this in a compassionate way to help her and others to warn them from doing crazy deals that will lead to misery.