All Forum Posts by: Shannon K.

It says the house has been pending since 2013. If you check Redfin, here's the history:

11/19/12: Listed (Active)

1/16/13: Contingent (Active option contract)

2/19/13: Pending

7/22/14: Pending

That's weird to see. Perhaps somehow this listing was sold a while ago and never was updated? Have you driven by the house to take a check?

Another hello from the Buffalo area! Welcome!

Thank you @Account Closed.  The area is a mature neighborhood where not many on the street have sold recently. Its a nice, "cute" area so people tend to live there for years, which is probably why I am not finding many comps on my own. I'll ask my realtor tomorrow when I go see the place... And if I get really bored tonight I may do it by hand and cherry pick a few addresses myself from Redfin.

Thank you. Will do. We've got a store close enough here where I can go visit. I've never used a furniture rental store before and completely forgot about them til I read your post.

@Brenda Whittaker, I think what you should do is look at the situation you're in with a fresh, positive mind. From your previous posts, its clear you're a bit wound up and frustrated. A lot of your posts are "I can't, I don't want, I can't, you're at the end of your rope, you can't eat, etc" and this negative outlook is only going to drag you down more and worsen your mood. People on the internet can only help oh so much. They don't take the place of a qualified attorney/CPA or someone local you can sit in front of and talk to. I would do this:

-Write down clearly on a piece of paper your immediate needs/goals/what you have to do to survive/pay bills/live/eat each month.

-Write down who the people on your team are that can help you with those needs.

-Evaluate those people: Are they the best people that can help you? If one tells you to ask the other and the other can't give you an answer, it maybe be time to look for new team members to help you make progress.

-After these basic needs are met and you know you've got money each month to eat and won't have to go back to the food bank, then think about the next real estate move. 

If that means creating an LLC to be able to borrow for flips/rehabs, do that. From my initial experience & research, HML I've talked to only want to lend to LLCs. Meet your basic needs first before making another business move. Your frustration from life activities of no job, no food, no credit as you've stated seems to be spilling over into your business activities and this is a recipe for disaster. You can't expect people online to know all the answers for your particular situation. Objectively review your living/money situation with a positive frame of mind to meet basic needs first before making another business move. You need to take some of the stress of living off yourself before advancing on any more deals. Attitude is everything.

Aaron's furniture rental! Great idea @Percy N. I never thought of them. We just got one here near where I live so I'll be sure to take a look when its time to stage.

Hi everyone. Is there a way to see the sold prices for houses on just that 1 particular street? (I type the street into Redfin/others and it keeps giving me comps within certain close neighborhoods).

A house I'm going to look at tomorrow is in a little niche area on the water/with a view along with 80 other houses of the same ranch style. I'm having trouble finding comps to estimate ARV for my potential house because no other houses have this view/water area and there are few other ranch houses in this city.

Does anyone know a source/website where I can see the sold prices for houses on just Smith Street so I can compare apples to apples? Thank you!

@Arianne L., do you have any sources for nationwide HML that we might be able to use that require only a 10% downpayment? I've been searching for a month now and so far 7 out of 7 I've spoken to want at least 20% down and astronomical rates/points even with my good credit, liquid cash, and a very experienced partner. Not a one willing to lend in Buffalo, NY with only 10% down. I'm still searching and would appreciate any help!

@Krista Walker, glad that helps! Buffalo, NY doesn't have a ton of wild pricing variations so I just threw in the 100K number as an example for our C-area . It's a pretty average market here. We don't see the $50-100K appreciations as the seasons change here like AZ might...

In my mind, begin to evaluate neighborhoods based on where I've lived growing up. I've always lived in the suburbs so I'm most familiar with A and B-level neighborhoods. I think about that in my mind and evaluate neighborhoods whether they're better or worse than where I've lived.

A-level: New houses, custom built homes, pretty landscaping, pride of ownership is apparent, big backyards, high re-sale value, good schools, low crime. (~4-6 bedrooms here).

B-level: Similar criteria to A-level but without the custom built homes, 2-income families can afford to live here and raise a family, backyards for the kids, 1500-2000 sq ft houses (~3 bed/2-bath homes).

C-level: Majority of houses under 100K, visual repairs needed in this neighborhood, 1200 sq ft average, houses close together, some properties worn down, grass not cut, porch awnings sagging, concrete stairs crumbling a bit.

D-level: Struggling neighborhoods, garbage on the streets, bars on the windows, higher crime, crowded areas, downtown city area, wouldn't want to walk around here at night.

F-level: War-zone, "get me outta here" property, makes you nervous to enter the neighborhood even in daylight.

That's my basic approach when I think about properties and what areas make the most sense to invest in. Hope that helps!