All Forum Posts by: Robert T.

We are looking for experienced GC in the Houston area to further the vanilla shell build outs of our retail centers. Ideally someone familiar with turn key solutions to include architect/ engineer services & willing to reverse engineer to save costs. We have done some of the GC work ourselves using subs, but because of time limitations passing it on. From our experience, working with permits & inspectors was most time consuming. Any recommendations or takers out there? 

Hi: I am in Texas and have organized our investment properties into several LLCs. For many years my spouse & myself have been filing 1040s jointly with pass down income from the LLCs and separate1065s for each LLCs. It appears from talking to a friend that it may be possible to just file a 1040 and thus omit the tedious 1065s and 1120- one apparently has to do schedule E for the pass through income for the 1040. Texas is a community property state and thus the spouse partner LLC may be considered a disregarded entity? Normally, we would approach our CPA for this but he is retiring and we would like to seek out a new CPA anyway who is comfortable with doing this transition. Has anyone good experiences with a reliable CPA and can recommend one that specializes on real estate investors?

We have used eRentPayment for many years and sad to hear this happened. Notified Tenants the need to file R10 claims, but I think this will take time. How many BP members have suspended the use of eRentPayment?

Seems like thousands of Landlords are affected, and if there is a class action, please post it here and let us know!

@JoelOwens- yes, this is an unsual T.I. hybrid deal, and the T.I. includes funding of the actual building. I agree the initial reaction on the 400k was like yours- Never heard of it. Been doing CRE deals for about 20 years, first time for me. Still negotiating and will keep you updated via PM. The exit cap on this chain is about 6%. Agree the margins on this deal is thin, unless land acquired cheap. As always, thanks for your insights! If you have any further information, please let me know.

We have a retail pad (land) on a very busy street in a hot area, surrounded by many chain restaurants.  Broker brought in a franchisee (12 stores) of a national chain QSR who wants to do a 15 year primary term, provided we put in about 400K as tenant improvement. The land is worth about 600-700K. They will build the 2000 sf building according to their corporate specs and do a triple net lease of 75K per year. Benefit is the rent, and risk may be franchisee failure and going dark, being a STNL as compared to multi-tenant or a land lease. Anyone done this kind of hybrid deal? Any advice on risk management?

@NormanRockwell Options are 5...555 on this offer. On another project we are getting 15...555. Sometimes we get 10...555- it all depends on the situation, too complex to express on this forum. Thanks for the question. 

Yes. We have done this. Not sure if it is the same in Hawaii, but in Texas- we would have to replat this. It is a very expensive process and you would need to talk to a surveyor who will put up a package including doing new boundary surveys, defining the number of reserves (restricted/unrestricted) etc. Please update me what happened in the end? Thanks. 

@Damon DiPlacido. Thanks for your very thoughtful comments. We have several locations in Houston that may need your help as broker and can discuss details.  Will be PM.

 @PriyanshuAdathakkar- appreciate very much for taking the time to give such a detailed answer. So, in mid Ohio, what are you seeing in terms of T.I. allowance for new ground up/shell buildings?