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Updated about 9 years ago on . Most recent reply

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Corwin Hernandez
  • York, PA
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What if I don't account for expenses?

Corwin Hernandez
  • York, PA
Posted

Hello BP, I just love asking questions and getting people's insight. So I have a friend who I try to explain some real estate things and he had a question. Being on Bigger Pockets, I've learned that you put money away for vacancies, capital, expenses and things like that. I try to tell my friend that after I've put all the cash away for expenses and mortgage, and try to get a property that cash flows $100 a unit which I think is a good number. Also, aside from the main question, does $100 a unit sound like a good number to shoot for when analyzing a deal? But his mind set is he wants to just keep all the rent and put it away in his pocket WITHOUT putting any money away for expenses and just to pay for them when they arise. He doesn't think there is a difference. Can someone help me explain the necessity to put away money every month instead of pocketing the entire rent minus the mortgage if there is one? To me, I think it's important to account for these things. He jus thinks it's better to put away $400 let's say for arguments sake, instead of $100 cashflow. He said he will have a large enough nest egg to pay for anything that arises such as cap ex and utilities during a vacancies and such things but otherwise, keeping all the money.

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Bill Gulley#3 Guru, Book, & Course Reviews Contributor
  • Investor, Entrepreneur, Educator
  • Springfield, MO
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Bill Gulley#3 Guru, Book, & Course Reviews Contributor
  • Investor, Entrepreneur, Educator
  • Springfield, MO
Replied

(A friend, LOL)

How you use your income has nothing to do with "accounting" for future expenses, except you better have cash when you need it. Lenders will "account" for expected expenses to determine your cash flow, but that has no bearing on where or how you save your money......or spend it. 

In reality it's about the risk you are willing to take, spend it or save it. On a newer home, one in very good condition you can slack off the maintenance, but you better have the insurance deductible and mortgage payments in hand and setting aside your tax obligation. The risks of your hot water heater going out aren't that great, an newer home should be in good condition; an older home carries a much higher risk of unknown emergency expenses. 

Mom and pop landlords fix things when they break, professionals use a maintenance schedule taking care of items before they break. Annual inspections will clue you in as to the expected expenses that are on your way in the future, then you can have a better idea of how to budget.

Initially, expect the unexpected, you might use a credit card to cover an expense or dip into savings, you need to be in a position to cover expenses, how you "account" for them is a "budget" and "use of funds" matter. :)   

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