All Forum Posts by: Drago Stanimirovic

To tackle this situation and get your debt-to-income (DTI) ratio in line before closing, we need to break it down:

1. Owned Car with $852 Monthly Payment

Since you've refinanced this loan to remove the borrower, the lender likely needs proof that this payment is no longer your obligation. However, if Honda takes up to 10 days to provide the payoff letter, you have a couple of options:

• Call Honda directly and escalate: Let them know about the urgency, and request an expedited payoff letter. Sometimes speaking with a manager or customer service supervisor can speed up the process.
• Provide an interim document: If your lender is willing to work with you, you could submit a document showing the refinance has occurred (e.g., confirmation of the new loan terms under the new borrower's name). They might accept this temporarily while waiting for the official payoff.

2. Leased Car ($2600 Fee for Termination)

If you already have approval to terminate the lease, provide your lender with a copy of the termination agreement and receipt of payment (once it's processed). This should be sufficient to exclude the $2600 termination fee from your DTI, as it confirms the lease obligation is ending.

Best regards,

Drago

Hey Nicole, great question!

When analyzing a potential short-term rental (STR), especially with fluctuating rents and occupancy due to seasonality, you can break it down like this:

1. Monthly Breakdown: Look at historical data for each month. Break down your expected rents and occupancy rates per season (e.g., peak season, off-season, shoulder season).
2. Weighted Average: Calculate the weighted average for the year by multiplying the expected rent by the occupancy rate for each season. Then add those up and divide by 12 to get a monthly average.

For example:

• Peak Season: $5,000 rent at 80% occupancy
• Off-Season: $2,500 rent at 50% occupancy
• Shoulder Season: $3,500 rent at 65% occupancy

Formula: Monthly Avg Rent = [(Peak Season Rent x Occupancy Rate) + (Off-Season Rent x Occupancy Rate) + (Shoulder Season Rent x Occupancy Rate)] / 12

This will give you a realistic estimate to plug into your calculator.

If you need further help with financing or running the numbers, let me know!

Best regards,

Drago

Hey Michael, good to meet you too!

I totally get your approach, especially after closing over 1,000 houses → your results speak for themselves. Cutting to the business side quickly makes sense, and for some sellers, it’s all about getting straight to the point. While I tend to lean toward building rapport early, I also understand that not every seller needs or cares about that.

That said, I do think there are some sellers who care about more than just the money, they want to feel appreciated or comfortable with who they’re selling to. For those people, establishing a bit of trust or showing you care about their situation can help seal the deal. But, as you pointed out, the product is money, and keeping the conversation focused on the exchange of value is key for others.

It’s all about knowing your audience, and it sounds like your no-nonsense style has been incredibly effective. 

Appreciate hearing your perspective, always interesting to see how different strategies work in practice!

Have a great week ahead!

Regards,

Drago

Yes, acquiring 19 rentals with $300-$400 monthly cash flow each over 10 years is realistic, but it depends on the market, property types, and how you manage financing and expenses. Markets with balanced property prices and strong rental demand will be key.

While rising prices and interest rates may impact cash flow, with careful deal analysis and a focus on areas with good appreciation potential, it's achievable. Staying consistent and adapting to market changes will help you meet this goal.

If you need help with financing or property strategies, feel free to reach out!

Best,

Drago

Hi Michael,

Your qualifying script is strong, but a few tweaks could make it even more effective. You start well, but adding a bit more value upfront, such as positioning yourself as someone who "specializes in helping homeowners sell quickly and hassle-free," could increase receptiveness.

Asking if they’re "hoping" to sell the house is smart and non-aggressive. To gauge their motivation more, you could follow up with, "What’s got you thinking about selling?" which can reveal their urgency or situation. When asking for an appraised value, if they hesitate, try encouraging them with, "What range do you think it would appraise for based on nearby homes?" This lowers their guard and helps you get a figure.

Your section on the benefits of working with you is strong. However, breaking it up with short check-ins like, "Does that sound good to you?" can keep them engaged. When negotiating, using softer language like, "Is there any flexibility in that number?" makes the conversation feel more collaborative and helps ease tension around price.

The built-in pauses in your script are great. When pushing for a lower offer, always provide a clear justification, like market trends or repair costs, to make your reasoning sound logical. Remind them of the peace of mind you offer by ensuring the deal won’t fall through and that you handle all the details.

With a few adjustments, your approach can be even more effective in converting leads to deals. Let me know if you'd like to discuss further!

BR,

Drago

Hey Josh,

I really like your approach to buy-and-hold investing by purchasing primary residences and turning them into rentals over time. Leveraging the 5% down conventional loan is a brilliant way to minimize upfront costs while still gaining a foothold in appreciating markets like Gilbert, AZ. Your focus on location and terms over price resonates, these are often the most important factors for long-term success, and it’s clear you’ve mastered that.

I also appreciate how you made small improvements while living in the properties to increase their appeal as rentals. Those little upgrades can make a big difference in attracting quality tenants. Your strategy of re-marketing a 3-bedroom plus office as a 4-bedroom home office is a smart way to boost rental demand and rental income without major renovations.

One insight I’d add is the potential benefit of exploring cost segregation studies once you build a larger portfolio. It could help accelerate depreciation deductions, especially with your mix of single-family homes and duplexes. This could significantly boost your cash flow by reducing your taxable income in the early years of holding each property.

Also, as you approach your goal of 10 properties, consider looking into portfolio loans. As your real estate empire grows, consolidating loans into one could offer better terms and streamline management.

Overall, your method of buying, living, and then converting properties into rentals is a strong, scalable strategy for building wealth. 

Keep up the great work, and feel free to reach out if you'd like to discuss financing options or new insights!

BR,

Drago

Hi Alan,

It's great that you're eager to learn about rentals and flips—both can be highly profitable if done right. For rentals, focus on properties that generate solid cash flow after covering mortgage, taxes, insurance, and maintenance. You’ll want to understand key metrics like cash-on-cash return and cap rates to evaluate deals properly.

For flips, it's all about finding properties where you can add value through renovations and sell for a profit. You'll need to get good at analyzing rehab costs and predicting after-repair value (ARV) to ensure your margins are solid.

To get started, immerse yourself in real estate education—read books, listen to podcasts, and use BiggerPockets to connect with experienced investors. Also, consider partnering with experienced local investors or contractors to minimize risk while learning.

Let me know if you’d like help with financing or any real estate questions along the way!

BR,

Drago

Hi Arthur,

Sounds like you're building great momentum! Expanding your buyers list is key, especially in a hot market like Houston. A few tips to build it faster:

1. 1) Attend local real estate meetups and networking events—Houston has an active investor community, and BiggerPockets is a great place to connect with others before meeting them in person.
2. 2) Join Facebook groups and other online forums for Houston real estate investors. Many buyers hang out there.
3. 3) Consider cold calling or emailing agents who work with cash buyers or reach out to title companies→ they often have contacts.
4. 4) Promote your deals on social media platforms to get more eyes on them.

Keep up the momentum and shoot me a message if you need any help refining your strategy!

Best regards,

Drago

Hi Karolina,

To ensure the financials of the 13-unit property are accurate, request the seller’s Schedule E tax forms and bank statements to verify income and expenses. These documents are harder to manipulate than a P&L or QuickBooks summary. Also, review utility bills, insurance policies, maintenance invoices, and property tax records to cross-check reported expenses. Conduct tenant interviews or verify payment history to confirm rental income.

For larger multifamily deals, work with a commercial real estate broker who specializes in multifamily properties. Platforms like BP, LoopNet or Crexi can connect you to brokers with access to off-market opportunities.

Feel free to reach out if you need help navigating due diligence or financing!

Best regards,

Drago

Hi Ben,

Balancing a full-time job while getting started in real estate can be challenging, but it's definitely manageable with the right approach. One of the best ways to ease the workload is by leveraging professionals. Hiring a property manager can be a game-changer, as they handle tenant issues, maintenance, and repairs, leaving you free to focus on your job while still generating passive income. For the purchasing process itself, real estate agents, mortgage brokers, and attorneys can help guide you efficiently through transactions, reducing the amount of time you need to spend.

Starting with simpler investments like single-family homes or small multifamily units can also help. These types of properties typically require less hands-on involvement compared to larger, more complex investments. Automating your finances by setting up automatic payments and using software to track income and expenses will save you time and help with organization.

It's also important to manage your time effectively. Dedicating certain evenings or weekends to handle real estate tasks like research, phone calls, or property visits will help you stay on track without becoming overwhelmed. The key is establishing routines and systems that minimize your day-to-day involvement.

By using professionals, keeping investments simple, and managing your time efficiently, you can build your real estate portfolio while working full-time. 

If you're ready to explore financing options, I’m here to help.

Best regards,

Drago