MTR out of state as a first deal?

Question

Hey BP friends,

I was wondering if anyone has experience with MTR out of state? Particularly in the Cleveland/Columbus area. I would love to hear your thoughts on such a strategy, what to look out for? as an out-of-state investor (First investment property).

Thank you!

Remington Lyman · Answer

A number of investors I know have been investing in properties in Cleveland and Columbus. Recently, I had one of my units evaluated by a property manager, and he suggested that I could potentially earn around $2,000 per month for one of my units in a 4-unit property located just north of the campus. This would effectively double the income I am currently receiving from that specific unit.

Mike Paolucci · Answer

I would recommend having a property manager who does MTR's since you're out of state. They'll have the contractors, handymen, stagers to help you succeed. I have a MTR on the Southside of Columbus near Nationwide Children's Hospital and use a local PM to manage it.

Make sure you're targeting the right neighborhoods to invest in as well. I'd recommend Olde Towne East / Southern Orchards / Grandview / Fifth By Northwest and a few others.

Happy to answer any questions you might have.

Drew Sygit · Answer

@Oli C. which comes first, the chicken or the egg, the team on the ground or the property?

No right or wrong answer, but there is probably more risk buying a property and THEN trying to find/build a reliable team on the ground.

Trying to find contrators, inspectors, agents, etc. you can really TRUST is difficult w/o a property though.

Makes the most logical sense to find a GREAT PMC who can connect you with others as needed. A PMC has to deal with whatever property you buy on a DAILY basis - no other team member does. So, the PMC should have the most interest aligned with an owner's.

Challenge is, finding a PMC that meets your expectations and is organized well enough to consistently deliver.

Read on for our copy & paste advice about screening PMCs:

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Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.

Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.

Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

To avoid going through the same poor experience, keep reading.

Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.

In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.

It's often a case of not doing enough research, as they don't know what they don't know!

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.

EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean? What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.? You’d be shocked by how little actual screening many PMC’s do!

This also leads owners to ASSUME simpler is better when it comes to management contracts.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings. Why do you think purchase contracts are so long and have such small print?

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

P.S. If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general. Take ownership of your mistake and learn to do the proper due diligence recommended above😊

Nicholas L. · Answer

@Oli C.

Hi. Welcome.  OOS is way more challenging than advertised.   @John Clark and @Jonathan Greene and I are just trying to look out for you.  The market is unforgiving right now.  Prices are high, rates are high, and good PMs and contractors are booked up.

If you have strong ties to Cleveland, and know it really well, and have a killer MTR PM picked out... that's great!  But is that the case?  If not, buying something random and making one trip there for the inspection isn't going to cut it, and will not protect you from buying a bad deal.

Can you pick a market within a couple hours of you instead?  Buying a random property in OH or AL or KS solely on the basis that it has a lower purchase price than a property in CA just isn't going to get you very far.  You won't 'cash flow' and if you buy the wrong property you'll actually set yourself back.

Oli C. · Answer

Bomb! thanks for sharing! I originally considered a house hack in CA, but then dropped it, I didn't think about that strategy tho! smart. Thank you for Sammy!

John Mason · Answer

Oli Welcome to Bigger Pockets  !

Does this help you at all though it is about an year old

https://www.biggerpockets.com/forums/48/topics/1092547-out-o...

Savannah Holzer · Answer

Hey Oli! Investing in mid-term rentals out of state can be a great strategy, especially in markets like Cleveland and Columbus with strong demand. A few things to consider as an out-of-state investor are having a reliable local team or friends who could check in on the property and understanding the local rental laws. It’s also helpful to run conservative numbers and plan for vacancy or maintenance issues that might be harder to manage from afar.

Manthan Patel · Answer

I live in New Jersey and recently purchased a duplex in Columbus, Ohio, with my realtor managing everything remotely, including inspections and virtual tours. Initially, the property was managed by a company that charged high fees, affecting my cash flow. I opted to remove them and manage the property myself, utilizing platforms like Facebook Marketplace to find contractors. This decision has significantly improved my cash flow and allowed me to save money. I'm open to answering questions for anyone interested in out-of-state investing. 😀

Sammy Lyon · Answer

I'd probably do a house hack in CA with a MTR back house or ADU. But if you are looking in Cleveland talk to @Tal Tamir, he can share what areas would be better for a mid term versus long term rental.

Michael P. · Answer

Sure its possible, but what do the numbers look like? Do you have to pay a large tenant placement fee to your property management every time the unit turns over?

MTR out of state as a first deal?

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