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All Forum Posts by: Benjamin Stanley

Benjamin Stanley has started 2 posts and replied 3 times.

Investment Info:

Small multi-family (2-4 units) wholesale investment in St George.

Purchase price: $325,000
Cash invested: $2,510
Sale price: $327,000

Stumbled into this one without even realizing I was "wholesaling" until later. Got it under contract with a local real estate agent with the plan to hold it. I happened to check the MLS the day it was listed. Realized it needed way more rehab than I was comfortable with, but still thought it was a good deal regardless. Talked with my agent about checking if any of his other clients might be interested in taking it over for an assignment fee. He found one and I ended up making $1,990.

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

Was motivated to look for 2-4 unit homes after watching a BP webinar on the topic.

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

I did a google search for multifamily homes for sale near me. Negotiated through a real estate agent. I know I could have made more money doing it alone, but my negotiating experience is limited so having an agent to help made the deal go through where it probably wouldn't have otherwise.

How did you finance this deal?

I used my own cash for a $2,500 earnest money deposit and joined forces with my dad for a VOF on a down payment (paired with a private money loan). We had a "cash offer" that helped us beat out the other two or three offers on the place.

How did you add value to the deal?

Didn't do much. I made just over a full price offer with really attractive terms. The value was honestly just having the rights to the contract.

What was the outcome?

I made a little bit of money and learned that I can wholesale!

Lessons learned? Challenges?

I think the biggest lesson on this one for me was that if you just start doing stuff, things can happen. In some ways I was fortunate to be surrounded by people that helped make this deal work, but nothing would have happened if I didn't even try to make an offer.

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

Worked with Mark Jensen with Realty Executives. He was very helpful and professional. Provided advice as well as expertise throughout the whole process. Also used Larry Blake with Southern Utah Title to put together a private money loan for VOF . . . we didn't end up taking the loan out, but he was instrumental in helping us get it under contract.

Just wanted to add some info regarding the job market here.  My understanding is that city officials are embracing growth and trying to bring better jobs to St. George.  What was said previously about the St. George economy being primarily retirement, service, and tourism driven is spot on, but they're doing some interesting things to try to expand that.

There's been a fair amount of investment in tech-related stuff, trying to make the city another tech hub.  I'm feeling cautiously optimistic about that but even if they succeed, I don't think it'll happen for at least another 5-10 years, probably more.

Investment Info:

Single-family residence fix & flip investment in Midvale.

Purchase price: $193,000
Cash invested: $20,000
Sale price: $280,000

Live-in flip that I got at a foreclosure auction. Was able to rehab in six months, do a cash out refinance to pay my parents back for their help with the down payment, and still come out at 80 LTV to avoid mortgage insurance. Very lucky and awesome first experience with real estate! We lived there for another year and a half before selling and moving down to St. George, UT.

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

I had set a New Year's Resolution that year that I wanted to purchase a home. It seemed a little crazy because although I had effectively no debt, I was working part-time at a call center making $13.50/hr and I had very little savings. I didn't really know what I wanted to do with it . . . either a quick fix and flip, live in it with roommates, or rent it all out, but it just kind of fell in my lap and the strategy evolved.

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

I got really lucky. I was living with my parents and saw a foreclosure notice on their neighbor's condo while we were out on a walk. We were able to get in touch with the owner who gave us a walkthrough. I actually made an offer for $225,000 that he took to the bank, but the decided to go through with the foreclosure anyway. Apparently the law firm responsible for auctioning the home had an online list that was down for maintenance, so I was the only person who showed up. Got it for $193k.

How did you finance this deal?

A $20,000 down payment was required to bid at the auction. I brought $5,500 of my own funds, borrowed $13,500 from my dad, and $1,000 from my mom. The rest of the funds we secured through a private money lender out of St. George. He gave us a pretty great deal with 2 points for a loan fee (financed in!), 9% interest with no funds due until maturity in 6 months.

How did you add value to the deal?

Most of the issues with the house were cosmetic. It was FILTHY, but aside from that, there wasn't a ton of renovation work required. We replaced carpets and repainted. Some baseboards had to be replaced. I re-grouted the entire second floor (kitchen/living/dining area) which ended up being very time consuming and labor-intensive. We also had to replace a shower valve. Aside from financing expenses, our rehab costs only came to about $10,000. It was fantastic.

What was the outcome?

I had a great place to live for almost 2 years, no mortgage insurance after refinancing 6 months in, and about $60,000 in cash when I sold a little after two years.

Lessons learned? Challenges?

I actually wasn't even planning on bidding on this property so I showed up to the auction with no funds, just to see what it was like. When I heard the price, I had to scramble to see if we could get a bid in before the end of the day. I learned that you can put together 6-figure financing in less than 24 hours if the numbers work out right. That was crazy to me. Probably the most important lesson was that crazy good deals are out there. You just have to be looking and be ready.