Multiple Options to consider

[Robert Freeborn]

Hi Fam,

I have a couple ideas for how to invest in the upcoming year that I'm hoping to get some feedback on. 

For background, I currently have no RE investments, but my wife and I do own our own condo. We bought it two years ago, and owe $130 on a 30 year mortgage at 4%. Recent comps for the area, have two bedrooms selling for the $190 range (thought it has a carport that ours does not), and ours is larger 3/2. 

My possible strategies:

1)  Take out a home equity line of credit on the condo. For discussion's sake, lets say we get $20k. 

We would then use that 20k to buy two small manufactured homes for less than $30k each. The market in the area for these units is $750 to $850. I can then hold that property and cash flow it.

Issues I foresee: 

a) I don't know if I can get two properties. Maybe only one.

b) I don't know what my backup exit strategy would be.  Even renovated, I don't see these units being easy to sell. That makes me uneasy.

2) Take out a home equity line of credit on the condo. Lets say $20k again. 

We would then use that 20k as a down payment FHA on a multifamily, house hack one unit, rent out the other three, and rent out the condo.

Based on prior estimates from a RE agent, we could rent our condo for anywhere from 1.3k to 1.5k a month. 

Issues I foresee:

a) Being able to afford the mortgage with vacancies. (I realize you build a buffer into this with the 50% rule, but it is still an issue I want to list.)

b) Finding an affordable 4-plex in my market. (For example, one recently was listed for $600k. The monthly rents were $4k total.)

1) Assuming I find one at a reasonable price, it would probably need a good deal of rehab. How do people traditionally go about funding this when you just get started.

3) Take out a home equity line of credit. $20k again. 

We would then find a local investor and partner with them on a deal.

Issues I foresee:

a) Working full-time, I worry about not learning a whole lot on the deal and not being able to make sure the money is spent correctly. 

What ways to you work with your partners when occupied with other deals or full time jobs?

Thoughts, comments, and suggestions are welcome. 

Thank you!

[Steve Vaughan]

My nephew goes to school there in B-ham.  College town, right?    

I'd try and take something out of the Andrew Syrios' (sp?) playbook- maybe buy a big house close to one of the schools and rent out rooms.  Andrew, his brother and dad have a great story. 

I used to buy mobiles and sell on contract.  Watch the lot rent on those if you go that route.  Can be a cashflow killer.

Tired landlords that offer seller financing is another of my favorites.  Check 'for rent ads' in the paper or even on CL that are landline phone numbers.  Good luck @Robert Freeborn!