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All Forum Posts by: Aaron May

Aaron May has started 7 posts and replied 22 times.

Post: Does contributing more to 401k negatively impact my lendability

Aaron MayPosted
  • Rental Property Investor
  • Grand Rapids, MI
  • Posts 22
  • Votes 19

Does maxing out my 401k negatively impact my ability to borrow from the bank? I.E does it reduce my income and therefore throw off my debt to income ratio or does the bank give me credit for those funds knowing I could theoretically just reduce contributions if needed during the loan period ? I’m able to save more right now, but have a major real estate purchase coming in Q1 of 2022.. so I need to be cognizant that I’m keeping my debt to income ratio in line so I have no issues with financing when the time comes..

Post: How soon do I need to sell home after moving to skip capital gain

Aaron MayPosted
  • Rental Property Investor
  • Grand Rapids, MI
  • Posts 22
  • Votes 19

@David M. Thank you!

Post: How soon do I need to sell home after moving to skip capital gain

Aaron MayPosted
  • Rental Property Investor
  • Grand Rapids, MI
  • Posts 22
  • Votes 19

@Eric James thanks so much Eric

Post: How soon do I need to sell home after moving to skip capital gain

Aaron MayPosted
  • Rental Property Investor
  • Grand Rapids, MI
  • Posts 22
  • Votes 19

My family and I are going to be moving for work but we intend to keep our current home for a while despite moving to a new home. How soon would I need to sell my current home to qualify for the capital gains tax exemption because we’ve lived in the house longer than 2 years?

Post: Orlando short term vacation rentals - advice

Aaron MayPosted
  • Rental Property Investor
  • Grand Rapids, MI
  • Posts 22
  • Votes 19

@Matt Nico Hi Matt- we have two in the Retreat ( www.heiheivilla.com and www.skylanternmanor.com ) and have been happy with their performance so far . I like the HOA from the standpoint that all of the resort amenities are available to the renters. It's clunky in reunion and others that guests only have access to some of the amenities so I like, and guests like, that it's all included . The daily trash service and the HOA handling all lawn and landscape and irrigation means less painful touchpoints along the way and there is also less possible neglect from other owners that would negatively effect my property and my guests experiences . There are issues too of course but I felt like The Retreat and all it had to offer synced up nicely with our offering, which we feel is top tier.

Post: Orlando short term vacation rentals - advice

Aaron MayPosted
  • Rental Property Investor
  • Grand Rapids, MI
  • Posts 22
  • Votes 19

@Tyler Erickson that is correct

Post: Orlando short term vacation rentals - advice

Aaron MayPosted
  • Rental Property Investor
  • Grand Rapids, MI
  • Posts 22
  • Votes 19

Hi Tyler - I understand your hesitation, but the Orlando market lends itself to self managing from a distance better than just about anywhere else. The reason is simple, there are more hospitality professionals in Orlando than anywhere in the country, perhaps the world. Meaning, you can piece together a great ground team, while not paying for services you don't need or want. I have a "Property Manager" who coordinates all cleanings and maintenance, handles ALL renter issue response, 7 days a week, and handles all of the upkeep needed with the property (preventive maintenance, pool care, pest control etc) . In our case, the HOA handles lawn care, trash removal, etc.

This means I get all of the renter response, and all property function coordination, for a few hundred bucks a month and I really just handle the bookings from a distance (i'm based in Michigan). This saves $10,000 - $15,000 a year per property (I have 3 in Florida), and I just have to manage the channels and handle financials and paperwork, which i'd just assume have control of anyways. I would estimate that I have 2-3 hours a week into my side. That's $30,000 - $40,000 net, more, for my little portfolio and well worth the time investment. 

Additionally, the management in the Orlando market usually falls into one of two categories; terrible, inexpensive management that will do anything they have to do to fill up your calendars to jam your property full of guests so they can make their commissions, while allowing your property to fall into disrepair. These companies have very low retention, for obvious reasons, so their model is to essentially milk it for whatever they can before they get fired. The second category would be the good or even great management companies who will take great care of your property and will do a much better job with the guest experience. However, they charge 20-25% commissions on gross rent, and nickel and dime you with fees every step of the way. In the first scenario, you make a gross profit but it will most likely disappear when you consider the wear and tear and the replacement costs associated with that aggressive and reckless approach. In the second scenario, your house is in better hands so the asset is cared for but the management company soaks up all of the profit. 

Either way, these types of purchases should be for a lifestyle investment (somewhere to escape to a few times a year, and pays its own bills when you aren't there), or a cash flow investment (in which case, you need to consider self management, in my opinion).. You cannot buy these properties with any assumption made for appreciation. They don't float up and down with the rest of the real estate market, they feel more like businesses than they do homes in that regard. 

Post: Orlando short term vacation rentals - advice

Aaron MayPosted
  • Rental Property Investor
  • Grand Rapids, MI
  • Posts 22
  • Votes 19

I own and self manage two homes in Champions Gate and intend to buy a few more over the next 5 years or so . I agree that self managing with the help of a local care taker is the best way to maximize return on investment and cash flow . I also believe most full service management companies in the area just look at the homes they manage as commodities and will do just about anything to sell the inventory, meaning sketchy guests, parties, and rates that are so low they welcome trouble . I’ve been pleased with the performance so far and look forward to seeing what happens when the theme park crowd is back in full force . I feel that these investments are a great hedge against the inflation period we’re probably entering as well.

Post: Vacation Rental in Daytona Beach FL

Aaron MayPosted
  • Rental Property Investor
  • Grand Rapids, MI
  • Posts 22
  • Votes 19

@Mike Ojo I have a short term (week minimum) rental in Daytona Beach Shores and it has cashed flowed every full year I’ve owned it . However, I have other STRs that generate a higher cash on cash return . I love the personal usage perk, it’s right on the beach and it’s a great escape for my family and I , so the smaller return is ok with me because it’s a lifestyle investment and has no drag on my personal finances .

Post: Beachfront property during COVID

Aaron MayPosted
  • Rental Property Investor
  • Grand Rapids, MI
  • Posts 22
  • Votes 19

@John M. We've owned our Daytona 3/3 condo for almost 4 years and we love it. You get a lot for your money there . Summer actually is high peak season with most guests being Florida and Georgia residents looking to spend a week at the beach . The spring is the other peak season and snowbirds fill the winter months . We were at 80% occupied last year and very healthy cash flow . This year will still cash flow despite the spring lock down . The purchase price to rental rate ratio is the best I was able to find in either coast of Florida so I let the ROI steer me . I hear panhandle towns are similar ROI but the weather can be significantly different there, even though it isn't much further north than Daytona .