All Forum Posts by: Robert Rayford

@Jon L.,  Demo $350, New valve install $300, Drywall installation $250, tub surround installation $325, finish plumbing $150, paint to match existing $80 = $1455 labor only. Being a G.C. and Lic Plumber I've remodeled maybe 60+ bathrooms. There are so many variables that can arise. Hard to price out until you open up the walls. 

@Rita Oliva, You may want to contact @Tim Hall . He will be able to help you out. He's a BP member.

@Ashwin Sundar, After flipping homes in Vegas for over 2 years to moved to another market last summer because of the declining ROI ratios. I am in a great market now with returns like Vegas had back in 3 years ago. I average 35-60% ROI on flips. The buy and hold market here is on fire. I referred a few other investors from Vegas and Cal to this area a year ago and they are doing great. Forbes just listed the area as the " #1 Real Estate investment market to invest in 2017".

Great buy and hold .

Thanks for the emails. I am sending out responses.

@Rita Oliva, Rent-O-meter has it at $1387 month. The man cave can be condition with a mini split unit. I left this space as an open canvas for the buyer to designate.

My overstock is up for grabs. When I buy property I clean up the titles, taxes and liens. All my properties come with a clear and marketable Title’s. These properties are in various stages of rehab with 2 completed. I will continue to rehab the properties until sold. I have construction teams and resources in place if you need to utilize. The properties are priced based on the rental comps. I have pics if requested. 

I have bought/ flipped 19 properties in 4 states in 21 months, so I don’t need any advice or remarks. This is the marketplace not a forum.

1740 W 10th St Jacksonville 32209

3bd, 1ba 1360sf Lot 7335

The demo on this property is completed.

New electrical service upgrade including new main panel and sub panel.

Rents for: $700mo

Asking $42k

1406 W 6th St Jacksonville 32209

4bd, 1ba 2346sf Lot 6624

Ready for demo and rehab.

Rents for: $900

Asking $43k

1717 Mcquade St Jacksonville 32209

5bd, 2ba, 1820sf Lot 2918

Demo is completed.

Ready for rehab.

Rents for: $925mo

Asking $62k

6925 Rhode Island Rd E Jacksonville 32209

2bd, 1.5ba, 1316sf Lot .28 ac

Rehab completed, all new kitchen, bathrooms, flooring, electrical outlets etc

Rents: $800mo

Currently listed for $70k. All cash $67K

1616 Folkstone Rd Tallahassee Fl 32312

3bd, 2ba, 1300sf Lot .36 ac

Rehab almost completed new kitchen, bathrooms, flooring, electrical, roof, doors etc

To be completed, some flooring, counter tops and exterior paint.

Rents for $1300mo

Asking: $170k for BP members. Will hit the MLS at $180k in a week or so.

Let me know if anything interest you.

Maquade, W 10th St and W 6th St were rented out as rooming houses which maximizes the rental returns.

Rayford Properties,LLC

Email: [email protected]

@Rita Oliva thank you for the vote.

@Maria McCreless thank you for the vote.

@Ashwin Sundar, The property tax seems a bit high, you may want to check on that again. In the current Vegas market any returns should be based on future appreciation . What most investors seems to forget is the simple math. When you buy and hold a property in a steady market it will appreciate over time. Let your renter build the equity in your investment and you take the depreciation every year during tax time. I always equate this type of investments to a savings account. Let it ride, don't touch the equity but refi in 2-5yrs to lower the monthly mortgage payment. Of course this will only apply if you are planning to obtain financing on this property. A cash purchase with your stated numbers will tie up a lot of capital. I also invest in the California Bay Area and every deal is mostly based on appreciated future values. This seems to be the norm in the western states.