All Forum Posts by: Robert Hernandez

@Troy Albers @Russ B. I use a PM because I am out of town often. For example next week I would be out of state for 2 whole months for my job. So it would be diffuclt for me to manage the property

Bought a quadplex in c class area last month. One of the tenant who have been there for 5 months did not pay rent and is in the process of eviction I talked to my PM. I am house hacking the place so I went to talk to her. The reason they decided to leave the place has poor parking and maintenance from old owner was bad. They always paid rent on time from rent rolls I saw and there going to an apartment for 1k a month. They have the income. I'm worried about them leaving due to a potential huge rehab. To pull carpet, paint, etc. I am trying to convince them to stay.

if they leave I'm left with a unit that requires huge rehab, vancany in October, and etc.

The area is not good, this place has old mechanical parts, the road is bad. I'm stressed over this and thinking about selling. I don't know any advice.

I already have 1 vacant unit, which hopefully is filled soon. We lowered the price.

@Austin Works I do not handle the calls and or marketing. My propery manager does return calls. But what else should I check for?  I sure hope that facebook attracts alot more attention. 

From what I told you, should I lower the price? It has been on the market for a 15 days now And install "For rent sign"?

Is september a slow month? Should I be worried?

@Michael S. 

That is good advice. In regards to lowering the price, should it be a completely new ad so it doesn't show the price reduction? Also, should I not reduce it more than $5 since it has been two weeks. this is my first vacancy. Where do you market your ads. And how do you feel about a "For Rent" sign in C class area?

Should I be worried about the other rentals in the area?

I like the piece about the home decor, I am going to buy some item this afternoon and install them. Thank you!

Hello BP family,

My rental has sat on the market for two weeks now. It is a unit in a quadplex that is 2br/1.5 bath listed for $700. According to my PM things are slowing down with people going back to school.

The comps around me are $700, $645, $610, $700, $750, $750 (these are those that are listed for rent on hotpad), they are all units as well.

My unit was posted 2 weeks ago and the first week I got the following:

Week 1: 2 showings, 8 calls, 32 email, and 0 applications

Week 2: 1 showing, 3 calls, 22 emails, and 0 applications.

This is my first rental and I am getting very concerned, especially when I hear that people don't move much during the fall. Should I try "for rent sign", this is not the best area "C" class, so i'm worried about possible break-in.

How much should I lower rent by? from $700 to $685? We just listed it on facebook and craiglist today.

That makes sense. The Freon replacement synthetic one you use that for your r22 system? What is the name of the synthetic Freon? 422b? Thank you!

@Mark Fries I forgot to ask this. But, when you go about getting your used unit do you pay an independent contractor or company? Do they provide the used unit and do the install? Or are you purchasing the used unit yourself and only pay for labor?

I found an independent contractor that will provide the unit and labor for $500. Thank you!

@Mark Fries That is all great advice! When I talk to the HVAC contractor i'll make sure to have the following request. I really appreciate all the help, it was very informative and helpful! If it operates as should I am happy, and for $500!

The technician mentioned it can break in a week or last a couple years. You never know, but with the info you told me it feels like less of a gamble. Thank you!

@Mark Fries Units that are 35 years old! That is units, not just one. That is amazing! Mine are 12-15 years old. That is a great point about the 10 year warranty, I never even thought about that that it takes forever to get parts.

When you buy your units what is the price typically for a used? And do you have an independent license HVAC contractor that does it? Do you ask for history of the unit? The guy I am getting it from doesn't know the history. What type of test do you ask before install aside from filling with R-22 or freon?

@Mark Fries If you don't mind me asking for your used units what do you typically look for and or ask for? Warranty? Are you worried fit they're R-22.

That does make sense to get you're best ROI.