Purchasing 100+ MultiFamily Apartment Building - Needs Renovation

[Steven Gesis]

So, here it is, I love SFR, I have A LOT of SFR, over the course of the last two years, have been dipping into the Multi-Family space and now graduating to 100+ units - still buying lots of SFR (I just cannot contain myself :) )

10 Reason(s) I love SFR:

1. Higher Rents
2. Less Turn-Over
3. Can be more strategic with purchase location and type
4. More of it available in the marketplace
5. Like the idea of a single home, single transaction, single & quick exit plan 
6. Financing Readily Available
7. Management System and Controls in Place (internal function)
8. Construction is streamlined with all standard products in ALL SFR units
9. Tenant Responsible for Exterior & Utilities
10. Simple, Simple, Simple and can be replicated easily/swiftly

As I have been trying my hand at Multi-Family, it is similar but not the same and many will argue you gain more efficiency with Multi-Family but, you equally gain more challenges:

1. Larger Common Expenses: Cleaning, Exterior Maintenance, More Placement, Common Area Utility Cost
2. Potentially higher turn-over (frequency of turnover)
3. Same material buying power as lots of SFR (Construction side)
4. In-Fighting amongst tenants (always a fun one)
5. Larger Capital Exposure

Progressing into this next phase, after slowly moving from 2-unit, 4-unit, 8-unit, 12-unit, 21-Unit, 36-Unit, 40- Unit - now to 100+ Units, all had own challenges - but the goal has always been the same, take something that's old, undervalued, do an awesome renovation, raise rents and replace existing tenants with higher quality teantns willing to pay a small premium to live in an updated unit as opposed to your typical run of the mill apartment (existing tenants  have the option to upgrade to the new premium units or exit) -

My question for BP Community what amenities are important to you - adding the following, please feel free to contribute or comment:

• USB Outlets in all rooms (including bathroom)
• Tile Shower Surround
• Hard Surface Counters
• Stainless Steel Appliances
• New Luxury Vinyl Tile Flooring
• High-End Glossy European Style Kitchen Cabinets
• Lake View (Unobstructed 270 degrees) 
• Updated Elevator Cars 
• Fancy Modern Lobby with Coffee Station and Dry Cleaner Kiosk (drop-off and pick-up)
• New Kids playground
• New Dedicated Dog Park (Real Dog Park)
• SmartHome HUB (Powered by Amazon Alexa)
• Electric Car Charging Station
• Bike Station and In-Unit Bike Rack
• Private and Secure Fenced in Parking
• 8th Floor Rooftop Deck and Community Center featuring (Large Format TV's, Ping Pong, Billiards) - with Full Lake View
• On-Site Coin Operated Laundry
• .............

What would you be willing to a pay premium for?

• Pool ? 
• Clubhouse ?
• Zen Park ? 
• Dog/Cat Food Kick Plate integrated in kitchen cabinets

Open to all feedback and comments - this is a journey, courtesy of BP this journey is even more engaging - making the leap - lets see what happens :) 

[Jonathan Twombly]

@Steven Gesis If the property doesn't already have a pool, don't put one in.  Tenants almost never use them, and they add enormously to your insurance expense.  They are a drowning hazard and can draw in kids from the neighborhood.  They also add to water expense.  Not worth it in my view.

Dog run is better.  Super-cheap to put up, negligible effect on insurance, dog-lovers love them.