All Forum Posts by: Erin Elam

 Ok i understand,  thanks for the help! 

 Thank you Todd! So if the sales price is not known until closing ... do you choose a staging price based on what you'll list the house for? 

Oh and please tell me the size of the house - just sq ft and number of beds.

Hello BP,

I'm very interested in staging costs here in the DFW areas due to the hot market right now. I would like to know what I should expect to pay for staging in areas such as: Denton, Plano, Little Elm, Lake Dallas, Lewisville,  Ft. Worth,  Richland Hills,  Keller, Haltom City, Watauga,  and Saginaw.

If you can, please let me know what you've paid,  in what areas, and the level of staging provided (one bedroom vs. all, one room vs. whole house,  only furniture vs. furniture plus decor).

I'm trying to budget what I should pay for staging,  as I think it certainly help a buyer feel at home and can sell a home quicker. I am also interested in any flippers who might have the opposite view of staging and feel it is not worth it. 

Thanks to all in advance! 

thanks @bill hinshaw and @candy Marshall. I was trying to save some time by dealing with one contact this early in my career, but time is money either way.  Thanks to you both for your insight! 

I meant 2 tone paint AND the ceilings included. 

Hi BP!

I have been getting estimates to vet contractors up in Grayson county. From my research I should be able to come across a qualified GC who can,  for instance,  get a 1500 sq ft home completed in 2 tone paint ceilings for about $1/sq ft. My lowest bid has been $2.33/sq ft. I know DFW has been hot and I'm wondering if that heat has traveled up I75??

I would appreciate any advice, knowledge,  and/ or referrals on what I should expect on rehab costs in this neck of Texas

Thank you in advance

 I wanted to clarify: my series llc allows 1 property per llc, so each property will be owned by its own llc - the DHM rep that called me wasn't aware of this protection I myself also made sure to have. 

Also is there anything DHM can send me to take to my lawyer to see the best way to establish a relationship? I.e. operating agreement?

Thank you

Hello and thank you for the response. I did receive a call which did nothing for my concerns. I understand the protection of an SPE - my company is a series LLC which insulates each llc.

I didn't appreciate (from my phone conversation) just being told to go spend $200-300 an hour on top of what I paid DHM to find out how to do business with DHM. However your suggestion of establishing a relationship with my series llc IS something I will talk to a lawyer about because I didn't establish a company to never be able to use it.

I have good credit so I probably should have went a more credit-friendly route instead of paying DHM $2500 but I am going to do what I need to make this work until I get my money's worth.  I don't just give away $2500 for fun. 

I appreciate the time you took to address my concern. 

I think I originally posted in the wrong place. 

hope that I am posting this to the right forum. Hello BP I hope everyone is doing well.

I recently signed up for DHS. At that time asked about being able to do business in the name of my LLC and was told yes. I ask because some other lenders that I had questioned advised me that they would only lend in individual names. Has anyone with an LLC use DHM? I am now aware that they require contract to be assignable and that they put the property in the name of their LLC, an SPE.

I am having trouble understanding how my business is still relevant when obtaining lending through DHM. Their spe LLC is going on the title, it's going on the mortgage, it's going on the deed. I would like to hear from anyone who owns an LLC and was able to obtain lending with DHM and still be able to use the business for what it was created to be: an entity in which to invest in real estate.

How does my company show it engaged in expenses? If my company name is not on any documents, i.e. contract, mortgage... etc. When they send me proof of funds letters, my business name is on there. I have tried to ask customer service and I keep getting copy and paste answers vs someone just explaining the steps on how my LLC will show that it is conducting business.

I am aware that hard money is expensive, but it should still be able to do its job, which is to help my company and I make profits.

Any and all help would be greatly appreciated as I paid quite a bit of money and I hope that it doesn't end up that I fell for a scam.

Thank you, Erin