All Forum Posts by: AK Fowler

@Wendy Busa I’m not sure of Wisconsin insurance laws but here in PA I have landlord insurance that’s included in my homeowners insurance. So if my property were to become damaged due to fire for instance, I’ll continue to receive rent payment while the home is being repaired. That’s just an example. My insurance is about 50% less than your ball park but it’s also for a single family home. I would get a few more quotes just to compare.

@Nestor Grajeda Jrthanks for your great example. the report said cashflow is $101 mo/ and i just adjusted my downpayment,(i did'nt include in original post report. says i would even profit 10k if sold in the first year. COC=1.2% and another thing throwing me off is total cost of project: is 413k, but if arv is 450k 70% of that is 315k so i would be 98k in negative correct?(i have to lock up 98k in this deal) thanks in advance.

It's not $98K in the whole because that money is locked up in the property. But technically, you would because you don't have the $98k to go use for another property. Overall, BRRRR isn't good strategy for that opportunity.

@Nestor Grajeda Jr Just my opinion, I think you're starting off on the wrong foot with having negative cashflow. The idea of BRRRR method is that you're finding a deal that cash flows positive after repairs with the intent of cash-out refinance to take practically all of your money back out and still cashflow positive. you don't want an "alligator" something that takes money out of your pocket in order to have the property (that's just another liability, not an asset).

Example: 

Purchase Price: $60K

Rehab/Repair: $30K

Total Cost: $90K

Rental: $950

Expenses (50%): $475

Net Cash Flow: $475

ARV: $135,000

Refinance (70% of $135k): $94,500 cash to you.

30yr Mortgage (3.5% interest) on 94,500= $425/month

This is where it gets tricky because the expenses. Either the debt service is included in your expenses at 50% or the debt service is after expenses. But either way you have your money back and property will cash flow. Albeit only $50/mo. if you minus $425 mortgage from $475 in net cash flow. Then go find another property with similar opportunity. Keep in mind there are a lot of assumptions such as you're pay cash for the property and the rehab and also understand that this is considered a home run deal in my opinion, but hopefully you get the gist. Again, this is just my opinion. 

@Yangbin Tong

Just call your insurance carrier or broker. It’s pretty cheap to have and it definitely makes you sleep better at night. We have one that covers our family and properties with a $1Million policy which kicks in after our standard insurance on our properties.

I've been reading many books, looking and analyzing many properties for a few years and I seem to be like all the others that fail to get started. The blueprint to cashflow seems to be overly simple. Save money, find property, analyze the property (hit your metrics, i.e. $100/door), make an offer, close the deal. Then rinse an repeat using many different methods BRRRR, Private Money, 401k loans, etc. for your down payment and finance options. Then do bigger and bigger deals.

I simplify it because it just seems like that's really all I/we as investors need to do in order to achieve financial freedom. What I've realized throughout all these years is that MIND SET is the key to actively working the blueprint. Am I wrong? I seem to understand it all but for whatever reason can't get off my perch and just work the blueprint. Does anyone else relate? Do you find that you create excuses even though you tell/yell at yourself to get moving? Why is it such a mental block? Is it just Fear? 

@chris seveney I guess, I was thinking if I'm paying owner 10% as a down payment, what does the owner use to pay the realtor. maybe I'm over thinking it. Just trying to cover all cost and expenses and that one stuck out to me.  

I’m working a quadplex deal and planing to make an offer but I’ve never done owner/sell finance. There are real estate agents involved and was wondering if I can add realtor fees in a owner finance deal?

Example: purchase price $285,000

I will pay 10% to owner $28,500

I’ll also pay 6% 17,100

So my out of pocket would be $45,600

Owner will pay closing cost.

Hope that helps.

Thank you

I recommend you refer back to the lease. I'm not sure how yours reads, but most likely they can't short pay the lease without your agreement in writing. They also need to pay the rent based on the agreement with grace period and late fees applying after grace period (if there is one). Now...If they're a good tenant, a long time tenant, and they pay on time. Then, I would try to work it out with them. If that does mean short paying based on agreed price in writing a you believe it's fair, then I would do it. 

I recommend fixing the roots and the side walk. Do what's necessary to avoid any kind of accidents that could occur on your property. 

I would hire a exterminator for about $150-$300 they will come out and throw bait stations in crawl space and also do a simply spraying of the exterior of the home. 

The insulation and mold can be done at another time. Collect some rent and reinvest in that area of the property to complete the repairs. 

Just a recommendation. 

I would say that the cheapest one is working to earn your business. You could look at adding in the other work that the more expensive one is looking to provide and see what that looks like from a price perspective. You could also negotiate the terms such as " change request can't exceed more than 20% of the original negotiated price. Anything above 20% is at contractors expense" That could help keep you within budget while also ensuring that the contract does the work that's specifically outlined in the SOW (scope of work).