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re: Generating Multiple Revenue Streams
Posted on 10/18/12 at 10:01 am to Crbello4Hiceman
Posted on 10/18/12 at 10:01 am to Crbello4Hiceman
quote:
The toughest part is making sure you cashflow. Taxes, insurance, and vacancies can be a killer. Make sure to look up property taxes for that specific property and get the # right before you buy.
yup.
are you doing it yourself or turn key? There are some markets where you can do very well using turn key. Doing it all yourself takes a ton of time. Especially if you are busy working a full time job. finding motivated sellers, making calls to get numbers, if all is good you look at property, if that is good you make offer. it is a numbers game if you are trying to buy wholesale. you might make 50 offers before one is accepted.
you using strictly conventional loans, or some private/hard $$$??
This post was edited on 10/18/12 at 10:26 am
2
Posted on 10/18/12 at 11:11 am to Fat Bastard
Honestly, just getting started. My brother and I work as a team (we are both in corporate finance- he is a controller and I'm a sr corporate accountant) so we have the exact same approach to investing.
He closed on a property in December that is completely in his name, I closed on one a few weeks ago that is in my name. Our total costs for each were about the same and our goal after living in them for the first year is to eventually rent them out. We have roommates now to keep our costs down.
His condo was 100% ready to move in, we just got the floors cleaned and cleaned the bathrooms/kitchen ourselves. It is a 3 bed/2.5 bath in NOLA that we are confident we can get 1,550 a month for. He has a 15 yr loan 3%, after HOA/Taxes (assuming we lose the homestead exemption when he no longer lives there) our cost per month is about 1,200. We are hoping to net vacancies/repairs over the long haul with taht $300/mo spread and just avoid injecting cash.
Mine was a complete nightmare- had 30K in back property taxes/ a few grand in back HOA dues. It took forever to for the clowns in the gubment to get the title clear and pay it all off. The old tenants left the place a mess and I am putting in ceiling fans, blinds, and some new flooring in some areas myself. It is 3 bed/2.5 bath but doesn't have a fenced in private yard/pool in the complex like the first property above so we think we can conservatively get 1,400 a month for it. I have a 30 yr, 3.9% (couldn't get a better loan anywhere- it is a "non-warrantable" condo). After I move out in a year and rent it, our total costs including HOA/Taxes/insurance etc are going to be about 1,100 a month.
For each one we put 20% down. Our plan when we eventually convert them to rental is to true up each other on what we each paid and then be 50/50. We are already looking at a 3rd place, since our dad has an apt and we found another really cheap foreclosure in NOLA. he said he'd be a tenant for life and we would charge him total break even. If this works out, we feel like the fmv of the 3 properties is right at $450K. We will have invested about $95K. Since they should all be self-sustaining over the life of the loan, in 15 years, we expect to have$450K in property with only investing the $95K.
All conventional loans with personal downpayments*
He closed on a property in December that is completely in his name, I closed on one a few weeks ago that is in my name. Our total costs for each were about the same and our goal after living in them for the first year is to eventually rent them out. We have roommates now to keep our costs down.
His condo was 100% ready to move in, we just got the floors cleaned and cleaned the bathrooms/kitchen ourselves. It is a 3 bed/2.5 bath in NOLA that we are confident we can get 1,550 a month for. He has a 15 yr loan 3%, after HOA/Taxes (assuming we lose the homestead exemption when he no longer lives there) our cost per month is about 1,200. We are hoping to net vacancies/repairs over the long haul with taht $300/mo spread and just avoid injecting cash.
Mine was a complete nightmare- had 30K in back property taxes/ a few grand in back HOA dues. It took forever to for the clowns in the gubment to get the title clear and pay it all off. The old tenants left the place a mess and I am putting in ceiling fans, blinds, and some new flooring in some areas myself. It is 3 bed/2.5 bath but doesn't have a fenced in private yard/pool in the complex like the first property above so we think we can conservatively get 1,400 a month for it. I have a 30 yr, 3.9% (couldn't get a better loan anywhere- it is a "non-warrantable" condo). After I move out in a year and rent it, our total costs including HOA/Taxes/insurance etc are going to be about 1,100 a month.
For each one we put 20% down. Our plan when we eventually convert them to rental is to true up each other on what we each paid and then be 50/50. We are already looking at a 3rd place, since our dad has an apt and we found another really cheap foreclosure in NOLA. he said he'd be a tenant for life and we would charge him total break even. If this works out, we feel like the fmv of the 3 properties is right at $450K. We will have invested about $95K. Since they should all be self-sustaining over the life of the loan, in 15 years, we expect to have$450K in property with only investing the $95K.
All conventional loans with personal downpayments*
Posted on 10/18/12 at 11:20 am to Fat Bastard
quote:
Doing it all yourself takes a ton of time. Especially if you are busy working a full time job.
This is 100% right. It was extremely stressful the whole way. Since it took them 6 months to clear the title, Isaac cause the insurance policy I had gotten approved for (but had not yet paid for) to be cancelled. Also, I had to change lenders several times since the other 3 units in the association are all rental. No one could spin the loan off. Had to go with a small, local homestead.
quote:
aking calls to get numbers, if all is good you look at property, if that is good you make offer. it is a numbers game if you are trying to buy wholesale. you might make 50 offers before one is accepted.
It was listed at 129k. There were multiple offers so we had to all give our best offer. I went with 132K, I feel like the place is worth 175K long term. Luckily they accepted.
Posted on 10/18/12 at 12:56 pm to Crbello4Hiceman
quote:
had 30K in back property taxes/ a few grand in back HOA dues. It took forever to for the clowns in the gubment to get the title clear and pay it all off.
damn. that sucks.
yeah, i forgot to also list above(but you already know this) about title searches for existing tax liens, etc., possible appraisals, and inspections prior to buying.
quote:
All conventional loans with personal downpayments*
nothing wrong with that. you can always use hard/private $$ later if needed....
This post was edited on 10/18/12 at 12:58 pm
Posted on 10/18/12 at 1:42 pm to Crbello4Hiceman
quote:
We each try to contribute $1K per month into our side projects.
that is a very good idea.
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