You have $10,000 and this goal, how would you spend it?

Question

Hello all!  Fun and useful topic that I hope produces a few different responses.  If many of you agree, even better.  The cash resources to use in this case are 10k, and the goal at the end of the day is acquiring a new 2-4 unit property that can begin to cash flow $400+ per month within the first 4 months of ownership.  Keep in mind I'm in the Pittsburgh market, which is reasonably affordable compared to other cities.  Multi-families can be found under 100k if you avoid the higher tier neighborhoods.

For me, FHA loan is out of play, as I currently have one in use at about 10% equity, therefore not yet ready for ReFi.
Some ideas- put it toward...
-The down payment/interest/fees of a hard money loan that includes value-add repairs and eventual cash-out ReFi
-A down payment of an already cash-flowing or rent-ready property (Would need to be a super bargain or a loan that allows under 20% down)
-A creative financing technique that allows less cash out of pocket

Looking for opinions of which of those likely make the most sense.  Also looking for suggestions, including combinations of methods, that I haven't mentioned.  Hopefully this thread can help others as well.  Thanks in advance.

Dennis M. · Answer

I would buy an off market house free and clear from a motivated seller then I’d turn around and owner finance it to a qualified buyer for Atleast triple what I paid for it and make money off the 9.9% interest too for the next 10 -15 years ..still get the same 400$ a month mailbox money coming in Except without landlord headaches or leaky roofs/toilets etc.

i can say that crazy strategy because I’ve done it and this year too and only about 45 minutes north of Pittsburgh .

i can say that crazy strategy because I’ve done it and  this year too and only about 45 minutes north of Pittsburgh .

Janet Harbor · Answer

Buy a CPL cash flow positive up north like in Lawrence / Butler /Mercer county.  You can get financing.  There's a CPL selling portfolio that are willing to do owner financing or even down.

Jim K. · Answer

Robert, it's possible, but I wouldn't hold out too much hope. Anywhere below $100K for a functional multifamily in the city proper is pretty much limited to Homewood now. You can buy places that need significant work in more areas, sure, but the rehab budget will get pricey unless you get very lucky. Just outside the city there are many more opportunities, but all kinds of pitfalls as well. The Rocks, McKeesport, Penn Hills, Turtle Creek, Baldwin, all very old housing stock and tricky rehabs at that price point. If you had $20K in hand, could it be done? Not easily, but yes.

Zach Snyder · Answer

@Robert Zazac 10k is a low place to start, but in my opinion can be done. I personally believe you will  look long and hard for the right deal, but none the less its doable.

If i was in your position this would be my plan:

1. Consider moving into this new property, banks will allow for lower downpayment if it is your home of residence.

2. If that isn't an option hunt for seller financing, although difficult i have personally bought a livable triplex for less than 10k down.

Obviously this means you may need to use some credit in order to make the property up to standards, but sometimes a little risk is necessary.

3. When all else fails its time to start looking for money, I am a very risk tolerent person so i believe borrowing is the real way to grow. From banks, friends, or family whoever it takes.

In all truth it comes down to what you are comfortable with and if it takes time, But makes a better deal and makes you more comfortable then wait for the right time.

Robert Zazac · Answer

Thanks everyone for the feedback!  Every bit of insight helps!

@Jim K. I hear what you're saying about it being tight with that dollar amount.  I'm not limiting myself to just the city, but also suburbs up to 8 miles out, so that might open my possibilities.  Keeping my eyes open though for lower priced options with good cap.

@Cory Carlson your suggestion is not something I'm specifically familiar with, but that's what I was hoping for.  Something new that I plan to look into.

@Dennis M. that's a pretty sweet combination you were able to pull off there.  I' might not be at the point yet of purchasing a property free and clear, but I really like keeping that in mind to add to the toolkit.

@Matthew Bonosky I agree.  My mindset is urgency, but not desperation.  My amount of $ to invest pretty much forces me to either find a great deal or be patient.  I continually seek out local meetups to expand my network.  You sound like someone who knows the market very well, thank you.

@Dillon Dale Yeah 48% CoC is a true longshot on a conventional down payment purchase, that's why I'm exploring options.  The big goal is using the money I have wisely so that I can get back quickly enough to reallocate it again and grow.  But I agree with you that cherry-picking too long isn't getting the process started on it growing.  Trying to find a balance.

@Janet Harbor Thank you for the recommendation there, I'm not familiar with what a CPL is though.  Right now I'm looking in areas closer to my home base, but I'm always open to looking into new concepts, who knows, maybe it could change my mind.

@Michael Veloso I'm looking more within 8 miles of the city for my next property, but I'll keep in mind the potential value up there as I expand.  And I couldn't agree more, I plan to do my full due diligence and keep pushing forward but staying patient, thanks for the insight.

It may be next week, it may be a few months, but I'll stay updated here on BP with the route I end up going.  Would like to connect on here with anyone interested in keeping in touch.

Michael Veloso · Answer

@Robert Zazac I would also say that there are a lot of areas North of Pittsburgh that you can get decent numbers in.  Northern New Castle, North Butler and closer to the hospital are decent areas. Best tip I can give is to take your time. Run the formulas and if the numbers dont work walk away.

Dillon Dale · Answer

@Robert Zazac 48%+ CoC return will be a homerun of a deal. It can be done but it will be much harder to come by. Nothing wrong with starting with a single or a double. It's better than striking out or sitting on the sidelines.

Matthew Bonosky · Answer

Hi Robert!

With that amount of cash, you may need to hold out for a while unless the right deal comes along. My advice would be to make friends with every wholesaler or rehabber that you can at the local real estate investor meetings to expand your search of off market properties. You may need to focus on finding value add properties that you can put a lot of sweat equity into and not be so focused on the 2-4 unit aspect. With the market as high as it is, prices are pretty much peaked so it's tough to come by what you're looking for. If you'd like some help, I'd be happy to assist. Best of luck and happy investing.

Cory Carlson · Answer

I would invest in a private equity fund with others who have that much money or more

You have $10,000 and this goal, how would you spend it?

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