All Forum Posts by: Rogers Smith

@Joshua Stewart its difficult to make the math work with just 5 houses. And as @Greg Dickerson pointed out, air houses are a difficult sell unless your area is red hot. Lastly, planning on a $200k+ profit on each home may be a bit aggressive considering you are building what appears to be middle-market homes.

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Hi @Asad Shaikh. I followed your older post about building lower-priced modern specs in Tampa. As a spec builder myself, I have considered building a few. The issue I ran into was finding prospective buyers. As middle-market spec builders, we build generic (meaning boring) homes that will appeal to the largest population of buyers. It's a lot less sexy, but creative expression is overshadowed by profitability. If you have a known population of buyers to cater to, have fun with it.

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Cute @Bruce C..

But I've seen a plethora of Investor/GC arrangements, and was actually curious of @Sam B.'s, considering his incredible success.

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@Account Closed I'm impressed. I wish you were in my market!

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@Account Closed you said you love drones. Can you link me to a house where you use drones in the ad? I love the idea. BTW, the 172 scares the crap out of me. Prefer multis.

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@Mike Wood solid advice. Same color in all units every time, and get from a big box so you have access to the paint everywhere, everyday. One thing I've found is that while eggshell is easier to clean, flat on walls does a better job of hiding imperfections. Generally, the shiner you go, the more it reveals imperfections.

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Originally posted by @Mike Wood:

@Jonathan Jaffe I recommend all walls use the same color in the house/unit, something that you can get additional paint to do touch up. I use eggshell sheen on all my walls (again, all walls same color, same sheen, regardless of room). I use gloss white on all trim, and flat white ceiling paint on the ceilings. If you stick with one (1) color/sheen for walls, one (1) color/sheen for trim and one (1) for ceilings, you will only need to remember a few paint color/codes that you purchased to do touch ups.

I personally use Behr paint from HD. Sure there may be better paints out there, but I like its durability and the fact that I can purchase paint 7 days a week and late in the evening if I need to, something important for a landlord with a day job. Plus, I can always go to the HD and give them the paint code and have never had an issue with paint patches not blending in, even on paint many years old.

I have currently have 10 units, and only use 4 different paints (2 wall colors [1 beige and 1 gray depending on the house], 1 trim and 1 ceiling).

Keep it simple, and dont let your tenants paint, as you will never get the paint to match and will be forced to repaint.

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@Sam B. loads of thanks for this epic tour. It takes a lot of work to document these projects, and your writing style is pleasant, helpful, and encouraging.

Would you be comfortable sharing with use the fee arrangement you have with your GC? Is he also the project coordinator? I ask this because I am considering engaging the same type of professional for my spec and rehab projects. This will relieve me of many headaches and allow me to focus on strategies rather than tactics.

Again, thanks.

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Thank you @Courtney Fricke. I'll try to meet you guys Tuesday. Tonight is tight, and rarely will my wife let me out after dark.

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All Forum Posts by: Rogers Smith

Rogers Smith has started 17 posts and replied 223 times.

Post: REI 101: Intro to House Flipping

Post: 5-Home Single-Family Development

Post: Building Our First Spec Home in Tampa! Weekly Updates

Post: $200k in six months - long distance RE challenge

Post: What to look for in a realtor

Post: What to look for in a realtor

Post: What kind of interior paint for rental properties?

Post: What kind of interior paint for rental properties?

Post: $200k in six months - long distance RE challenge

Post: Starting a new HML search for Louisiana investment