Updated over 5 years ago on . Most recent reply
Got my first one done, erryone!
Investment Info:
Small multi-family (2-4 units) buy & hold investment.
Cash invested: $12,000
2 family purchased with an FHA (3.5% down) with an inherited Section 8 tenant. I will live in one unit (which has been recently renovated) and the tenant will occupy the 2nd floor. Detached 2 car garage, HVAC within 5 years, new sewer lateral, etc. It's had it's difficulties, from negotiation, riders, escalation clauses, low FHA appraisal, undiscovered damage post-purchase, and the search for a rare bottle of whiskey to save the deal. 1st one down and trying to enjoy it!
What made you interested in investing in this type of deal?
I've been reading about and renting real estate for multiple years and had enough. Moved back to the Midwest and I knew I wanted to house hack (or try to house hack) immediately. I couldn't get into real estate due to price point on the East Coast so I set a goal to move somewhere cheaper and close to family and get a house within 6 months. Didn't quite meet that but I hit my goal, my friends.
How did you find this deal and how did you negotiate it?
A neighbor I befriended was a realtor. We probably walked 20 properties and offered on 6 before I got this one accepted. The market is competitive here, even during COVID-19's early stages, due to low inventory. Finally, we offered on a Missouri special sales contract (meaning no negotiating power on offer price, no matter what the inspection said) with an escalator clause. I included an inspection rider to the contract that stated I could walk if the inspection sucked (it didn't) and... got accepted.
How did you finance this deal?
FHA with 3.5% down and 3.5% interest on a 30-year mortgage. Used my own cash to fund the purchase. I'll pay for updates to the downstairs unit (minor - paint, appliances upgrades) and updates to the upstairs (damage in closet - roof leak - I'm freaking out actually - ripping out carpet, kitchen) out of pocket? I'm not sure yet to be honest...
How did you add value to the deal?
Trying to figure that out! Will upgrade and repaint the first floor - but if the tenant wants to leave, I'll move into that unit and fix it up while renting the rehabbed 1st unit.
What was the outcome?
I closed on it and am working on the FHA piece - but will hopefully be able to rent it out for $4-500 more in gross rent per month or more within the year.
Lessons learned? Challenges?
So many - will come back to this.
Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?
Ben Kostichka (Schneider Real Estate in St. Louis); Delmar Mortgage - Greg Iverson and his team; Title Partners Agency, LLC in St. Louis.
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