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All Forum Posts by: Chris Seveney

Chris Seveney has started 351 posts and replied 17731 times.

Post: White Kitchen Cabinets in a Rental - What's Your Opinion

Chris Seveney
ModeratorPosted
  • Investor
  • Virginia
  • Posts 18,538
  • Votes 15,973
Quote from @Scott Mac:

What are your thoughts on white kitchen cabinets in a rental (Not a flip but a rental).

I Have no experience with white, but I believe they would make the turn harder because they would be harder to clean.

On the positive side they seem to make the kitchen feel bigger because they're bright.

Personally in a Rental I like the old fashioned oak look or the cinnamon colored look. 

What has been your experience with white cabinets and renters???

What are your thoughts on white cabinets in a rental???


 we almost always gowith white, neutral and never out of style. Typically in many instances we have painted the existing cabinets.

Post: Turnkey Provider Go-to's

Chris Seveney
ModeratorPosted
  • Investor
  • Virginia
  • Posts 18,538
  • Votes 15,973
Quote from @Daniel Kraus:

Who have you had a great experience within the Turnkey Provider space and why did you choose them?  Was it b/c of a recommendation from someone else?  The particular market that was of interest?  Specifics or general thoughts welcome!  

I get nothing from this, but have heard rent to retirement and James Wise works with them have a good reputation - as they do well with communication.

Post: Gap between private and hard money griwing

Chris Seveney
ModeratorPosted
  • Investor
  • Virginia
  • Posts 18,538
  • Votes 15,973
Quote from @James McGovern:

The gap between what private money lenders who use their own money vs hard money t he at gets the funding to do deals from the capital markets, the interest and fees seem to be growing further apart. 

what is behind this trend?


 We are seeing institutional money which is no longer called hard money but RTL loans to be significantly cheaper than private lenders/balance sheet lenders. 

Post: Ai mls listing writing

Chris Seveney
ModeratorPosted
  • Investor
  • Virginia
  • Posts 18,538
  • Votes 15,973
Quote from @James McGovern:

Has anyone had success in using Ai to create the MLS listing using a flat fee service?


 I know a lot of people who use AI to create listing information - but like anything you must review and confirm its accurate, as i had one recently note is beatiful large gourmet kitchen, and the kitchen was tiny and not updated since 1970....

Post: Outstanding Real Estate Solutions Scam (ORES)

Chris Seveney
ModeratorPosted
  • Investor
  • Virginia
  • Posts 18,538
  • Votes 15,973
Quote from @Jay Hinrichs:
Quote from @Louisa Higgins:

The Verdict is OUT! You also get scammed by ORES ?? - OutStanding Realestate Solutions - "Queen of Mobile Homes" Chimene Van Gundy Plans to Plead Guilty to scheme - read the San Antonio Times Express April 25 2025 - the articcle states "Van Gundy, who raised about $18.5 Million, "used the funds for different purposes, such as making payments to different investors, paying undisclosed sales and commissions" and paying herself and othersm the document states. Wire fraud CARRIES A PENALTY OF UP TO 20 YEARS IN PRISON AND A FINE OF UP TO $250,000, while filing a FALSE TAX RETURN CARRIES A PENALTY OF UP TO THREE YEARS IN PRISON AND A FINE UP TO $100,000.  The charging document says Van Gundy and her husband reported total income of $168,296 in 2021, FAR BELOW their actual income.  Prosecutors have given Van Gundy notice that they intend to seek the forfeiture of property upon her conviction.  Judge appointed Charles "Charlie" Adams as receiver (713)858 1341 to take control of her firm and her personal financial affairs.  Part of the receiver's job has been to locate ASSETS and PRESERVE ANYTHING LEFT TO CREDITORS ... including $5 MILLION that went to "UNDISCLOSED OFFSHORE ACCOUNTS".  Judge Dib Waldrip ordered the "QUEEN" to vacate in 2024 an order for THE SALE OF HER HOME with the proceeds being deposited with the registry court and that evil queen has been wearing an ankle monitor after she failed to appear for a deposition" - having also falsified a document presented to the court by her Doctor that after a fall she had a "tumor in her brain".  "A BANKRUPTCY judge granted a motion TO DISMISS Van Gundy's bankruptcy case in Sept 2022 because she had NOT complied with obligations as a debtor under the bankruptcy code.  She was unable to answer MANY questions during meetings with creditors, saying she had MEMORY ISSUES AFTER SUSTAINING A BRAIN INJURY from hitting her head on a concrete table when she fell in late 2021.  SHE DIDNT KNOW WHAT CAUSED HER FALL" (LMAO!!)  I personally believe she'll suit the color ORANGE while she sits behind bars - while her little children get to be taken care of some one else ... she should be ashamed of herself ... Grateful for Charlie for his due diligence and that JUSTICE is being SERVED ... lets see how much we all get back from our investments ... 

https://www.expressnews.com/business/article/chimene-van-gun...


sounds like pennies on the dollar is what investors will get back.. thats normally the case if you get 10% back count yourself very lucky.

 I agree, unfortunately in many of these situations the money is long gone and people are hoping there is something there. When people reach out to me on what to do, my first response is: assume its all lost and if you get something consider it a win - but do not expect to get your initial investment back so people can prepare accordingly. 

Post: Ashcroft capital: Additional 20% capital call

Chris Seveney
ModeratorPosted
  • Investor
  • Virginia
  • Posts 18,538
  • Votes 15,973
Quote from @Brian Bernstein:

Apparently, they’re now selling some AVAF1 properties to cover the remaining capital call. Distributions were initially described as “paused,” implying they would eventually be caught up,  but that language seems to have quietly disappeared. I’m invested across five funds, all currently “paused,” and it’s unclear what’s really happening, particularly with AVAF1. Is there still meaningful upside on these 2021-era properties, or are we simply hoping to recover principal at this point? And what are the chances of that even happening. The updates have been extremely vague, and I'm just wondering to what extent the principal is safe or lost.  Any insights appreciated here.  Is there a secondary market for these things?


 Cannot comment on the funds themselves but with the others we have seen if you get your principal back or anything back consider it a win. Many offerings are completely wiped of investor equity. 

Regarding a secondary market I have not seen one. There were some investors here on BP trying to sell their investment in these types of assets but with the risk of them going to zero I would expect the person acquiring it would be at 1-5 cents on the dollar. 

Just my opinion on above and again  - cannot comment on any specific investment with this sponsor.

Post: Hard money lenders

Chris Seveney
ModeratorPosted
  • Investor
  • Virginia
  • Posts 18,538
  • Votes 15,973
Quote from @Havan Surat:

Hello,

I am looking for hard money lenders recommendations in Illinois to fund future fix n flip or BRRRR projects. I tried to use find lenders option in bigger pockets but didn't able to get thru the lenders contact page as not able to receive the phone codes.

Havan


 Here are my tips to find a hard money lender:

1. Post in the classifieds section of BP

2. Post the location like 1500 block of Pulaski street in Ware, MA

3. Post if you own it or are buying it

4. Include purchase price, down payment, your experience, estimated credit score, cost to renovate, and ARV.

This will get people to tell you whether you are whether you need to go to The End Of The Rainbow Lending or if someone could fund this deal.

Post: How to change title using your personal name to LLC?

Chris Seveney
ModeratorPosted
  • Investor
  • Virginia
  • Posts 18,538
  • Votes 15,973
Quote from @Devin Peterson:
Quote from @Trevor Neale:

What is the procedure of changing your investment property to a LLC to protect you ?

 @Chris Seveney Here we are again! - Trevor, there is a common misconception to this notion. I must have seen Chris answer this two dozen times over, and he does a real good job at it. That being said, if you wanted to change title for any reason you can try with a quit claim deed at your local attorney or title office. Just make sure the lender who holds the note doesn't have any rules around acceleration clauses in their loan covenants. Good luck!


 HAHA if I did not answer this question in the past my 18,530 posts would only be 530 posts. 

Post: Refinancing primarily home using DSCR and buy a house for primary with 5-10% d

Chris Seveney
ModeratorPosted
  • Investor
  • Virginia
  • Posts 18,538
  • Votes 15,973
Quote from @Bao Nguyen:

Hi everyone,

I’m looking for some advice from those who have done something similar.

Here’s my situation:

  • I currently own and live in my primary residence.
  • I'm considering refinancing it using a DSCR (Debt Service Coverage Ratio) loan, which would officially turn it into a rental property.
  • After that, I would purchase a new primary residence with 5–10% down (conventional loan or FHA, depending on what fits best).

you will have issues getting a DSCR with it as your primary and you still living there. you will need to move out before getting a DSCR loan.

Post: Looking to sell my Two-Family in Warren, OH

Chris Seveney
ModeratorPosted
  • Investor
  • Virginia
  • Posts 18,538
  • Votes 15,973
Quote from @John Koulalis:

I am looking to sell my two-family in Warren, OH.  Each unit is 1700 sq ft with 3 bed and 1 1/2 bath.  Corner lot with a detached garage.  Each unit paying $1000.


 recommend posting it in classifieds