All Forum Posts by: Bill B.

Yes they can and no you can’t. 

You should have gotten a letter saying they intended to place a lien at least a couple weeks in advance. Is there any reason they wouldn’t have your current address? When I get that letter I pay it and bill the tenant. That way you save the lien and lien release fees. 

I assume this is Las Vegas, if it’s north Las Vegas all the utilities can be placed against your property as a lien. The city is in charge of invoicing homes just for this reason, even though a private may be supplying the services. 

If it’s NLV. The city also invoices for sewer services  if it’s Las Vegas you are invoiced for sewer services as they must be billed to the property owner  but I started including them in my lease and bill the tenants after I receive them  

In MN septic systems must be inspected within the 3 years prior to sale and pass then current code. (I’ve owned a cabin for 20 years there and when I considered putting it on the mwrket this yearl I was told I needed the “valid for 3 years sales inspection” completed prior to sale. )The companies that do that said they have to guarantee that the system will work for 3 years and meets current code.) I put it off for now as to get mine I’m going to have to get a waiver from the department of health because the tank is 41feet from the water well while 50 feet is current code. 

So there are less houses without an offer than in 2016....we're people saying the housing market was slow 2 years ago? 3500 houses sold per month on average so now a 2 month supply is too much? I thought we wanted 6 months (18,000) just to be balanced? Plus the 7,000 SFR includes 2000 condos. Very different market than houses in Vegas.

Part of it is sellers here will rarely drop their price. If they can’t getting asking or within a few percent they either let it go stale or pull it back off market. Either they have a plan for a certain amount of money or don’t want to sell without making a killing. 

December may be a fast selling time of the year in other markets but not vegas. If demand goes down after school gets out we can worry about a plateau especially as it seems the feds are finally going to pause after this next rate increase, although before woulda been better.  With the nations 2nd fastest rising rents this year after Phoenix, all the better. 

Thanks Casey and Robert. I’m sure you read line one off my post....

Prices seem to vary A LOT...

I notice in their example they charge the 10% commission even when it’s empty or they need to go back and check their math  (it says $1100 is 10% of the rent for 12 months, becuase first month fee is included, that means they charged $100/mo all 11 other months, even during the month it was empty (the $1,000 vacancy charge.)

In Vegas it’s 8% of rent collected, $300 paid to realtor that brings tenant, that’s it...

I went with Renters warehouse in MN as they charged 1 month’s rent for a guaranteed 2 year lease (I’m not sure if the tenant moved out if they would have refunded the months rent collected, paid me the missing rent, or found a new 2 year tenant for free, but we’re at year 3 with same tenant.) and only $89/mo in fees on $2700/mo rent.(less than 4%)  

You could certainly see if there’s a enters warehouse there or check other PM’s maybe that’s the going rate and if you can’t invest somewhere else you have few choices other than self managing. 8.5% of the whole year up front and then 10% per month is a lot, it’s more than 2 months of the rent. Especially taking the first moh and then not guaranteeing that month. Imagine paying it and then the tenant doesn’t pay the 2nd or third month. Now someone’s been in your house for a couple months and you haven’t seen a dime. 

I percent of rent agreements becuase it puts your PM on the are page as you, keep the tenant in place and paying rent. You don’t want them to are more money if they kick the tenant out and find another one a month or two later. 

8% of rent, $300 commission to their realtor or any other realtor that finds tenant, $150 to renew a lease. Zero markup on repairs. (actually a discount is shown on invoices)  most Tennants have stayed more than 4 years (1-2 years at a time leases and then renew for 2-3 years or add market + $50/mo for MTM)

If you have less than 5 properties they ask you to take care of name changing utilities and Hoa or pay $5/mo per property, 5 or more it’s all covered if you wish. (I still handle so I know what’s going on. But I’ll have them take it over if I leave the state.)

Key properties in Las Vegas, been great to me for years and years. 

@Mark Toraic

I have 12 SFR here in Vegas and they perform great. BUT, I've owned them for between 5 and 10 years. Prices are almost as high now as they were 10 years ago so returns are lower but I would guess you get higher appreciation. I know you'll get lower income taxes because Nevada is zero. Nevada also has very low property taxes although I don't know how high or low utah's Property taxes are. I'm also going to guess flights in to Vegas ar cheaper as flights form Vegas to Hawaii are insanely cheap with allegiant

If you are in town some time I’d be happy to show you you real life examples of what I have as opposed to WAGs at rent and expenses. 

If you live in Hawaii currently I would choose Las Vegas. Not because it’s necessarily Better but because it’s bigger and you’ll have more options for property managers, service people, and such. Also makes your flights to Las Vegas possibly tax deductible. If you live in Saint George I’d have no problem with you choosing it instead because of boots on the ground knowledge h]that might give you an edge and less competition.

How did you choose these two cities?

page 40 says...

“The addresses given must be a street address, not a post office box number,

because it must be an address at which papers can be served (handed to the

recipient). The disclosure can be inserted in the lease or can be put in some

other written form. It must also be printed or typed and posted by the landlord

in some clearly visible place on the premises.237

The disclosure is important because the tenant must be able to contact the

landlord or agent when repairs are needed or other problems arise. Also, a

landlord cannot take any legal action against a tenant to recover rent or to evict

the tenant unless the disclosure has been given.238”

You might get away with the not a P.O. Box if they can serve notices at the ups store. But it also say you must post the info at the property. 

I’m not sure how to interpret that last line. You can’t recover rent or evict unless disclosure has been given...

Bad interpretation, sorry you didn’t post info you can never evict. Great interpretation, post info and evict the next day. I would guess the answer is at least close to the 2nd scenario, at least I hope so. 

@Jay Hinrichs

Sounds like a job for me. Tell her I’m interested in learning and I’ll take $395. :-)

I looked in to and even signed up for Uber with my volt, like you figured I would be bored and driving anyway. 

Then I remembered “I have stuff” and if I get in an accident while driving for Uber somebody might be tempted to sue me and take my stuff. 

The good old days when I had less stuff and could do whatever I wanted. :-)