All Forum Posts by: Andres Montbrun

It's an interesting mix of markets, but I'm curious how you assess each one's performance. With properties spread across four states, the overhead in managing them—plus any local quirks—can create hidden drags on your net income. Even a strong overall LTV might not offset those soft costs if you're not tracking them separately. Also, do you have a long-term plan for these doors, or are you aiming to reposition some equity soon? It's worth double-checking that the refinanced structure still keeps monthly cash flow healthy across so many locations. Let me know if you want to compare approaches to balancing expansion with stable returns.

I've seen investors handle that in different ways. Some move the property into an LLC first and avoid a direct refinance to limit potential issues—though that's never a guarantee against triggering the due-on-sale clause. Others prefer to wait for more favorable rates before messing with any titles, especially if they don't absolutely need the equity right now. The real question is how comfortable you are if the bank decides to enforce that clause and whether you've got a fallback to quickly handle a refinance under tighter conditions.

Are you set on going the co-living route regardless? Figuring out your tolerance for higher payments—and whether you can weather delays if rates don’t drop soon—often points you in the right direction. Sometimes, the cost of rushing into a second property can outweigh the benefits if you’re not structured well on the first. Let me know if you want to compare approaches.

I’ve seen variations of that scenario, and it always boils down to a few key variables most people skip over. For instance, if you decide to keep the house as a rental, do you have a clear plan for covering any surprise expenses that pop up? A 1960s build can be a wild card for bigger-ticket repairs—especially if you haven’t recently updated major systems. Also, how confident are you in rental demand at that price range, given the shifts in South Florida’s market pockets?

On the flip side, with a sale, you walk away debt-free, but is that “opportunity cost” you’re paying by losing a steady cash flow? If your end goal is building a larger property portfolio, walking away from a fully paid asset might not support that—unless you can deploy the proceeds into something higher-yield.

I deal with these trade-offs regularly, but the best route depends on how you’ll handle things if the market shifts, or if the property needs heavy updates. How do you see your timeline—are you aiming for near-term stability, or are you comfortable with a longer, riskier hold for potential appreciation? If you’ve got a sense of your tolerance for management and repairs, that usually makes the decision clearer. Let me know if you want to compare notes on those numbers.

Investment Info:

Other buy & hold investment.

Purchase price: $15,000
Cash invested: $2,200
Sale price: $32,000

Picked up a vacant lot in Ocala, Florida at a steep discount (roughly 40% under market) thanks to direct negotiations and thorough due diligence. Cleaned the title, set up basic infrastructure details (like ensuring easy water/power access), and flipped it for a sizeable ROI—all within a short timeframe. The key was solid market research, proactive title work, and a well-timed exit strategy catering to local buyer demand.

What made you interested in investing in this type of deal?

I love spotting undervalued land in emerging markets. Ocala stood out because of strong economic growth and a rising demand for buildable lots.

How did you find this deal and how did you negotiate it?

I found the property listed on a tax auction platform, identified that it was undervalued, and secured it at roughly 40% below market. I leveraged a fast close and minimal red tape to stand out among other bidders.

How did you finance this deal?

Mostly personal funds—no complex financing. This kept closing costs low and speeded up the process, which is crucial in an auction scenario.

How did you add value to the deal?

First, I cleared minor title issues (common with tax auctions), then confirmed access to essential utilities so future owners could build quickly. Updated photos and marketing details also helped.

What was the outcome?

Sold it a few months later for a healthy profit. The straightforward improvements—title clearing and rebranding the lot as “build-ready”—made it attractive to local builders.

Lessons learned? Challenges?

Lesson: Always factor in potential legal or lien complications with tax auction properties.
Challenge: Navigating the county’s title process; and building relationships with local title professionals was key.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

A local title company in Ocala that specializes in tax auction properties saved me a ton of hassle—definitely recommend finding a local expert if you go the auction route.

Good to see you jumping in. I’ve worked on a range of deals—some flips and a few buy-and-holds—in South Florida. Have you zeroed in on a specific property type yet, or are you still exploring options? Let me know if you want to talk through local strategies or challenges—always open to sharing notes.

I’ve seen investors use home equity to reduce hard money costs, but it brings its questions. For instance, if a flip runs over budget or sits on the market, how would you handle the payments on your primary home? Some people keep a buffer or factor in an exit strategy if a project stalls. Others prefer a separate line of credit that doesn’t tie up their home’s equity as directly. How solid is your contingency planning if the market shifts? I’m curious how you’re approaching those “what-ifs” before you commit.

I’m looking to learn more about the fix-and-flip side of real estate. If you’ve got experience in this space, I’d love to pick your brain on best practices, biggest mistakes to avoid, and strategies for finding profitable deals. Thanks in advance for any insights or guidance you can share!