All Forum Posts by: Bryan Hartlen

Did you try going back at a lower price?

@Jeremy Mattson

Get as close as you can in comps (maybe minus the acreage) and then make a conservative educated guess on the added value that your acreage adds to the mix.

@Matt Ward fun question.  I think @John Corey and @Alexander Felice hit this on the head. It's very much a function of time (or already established wealth). Having the $1M to sink into a single investment already makes an assumption that wealth preservation will be a factor in that decision. Whereas SFR investments are generally a vehicle for wealth accumulation.

So if it's my only $1M to invest, I'm probably not going to put it into a syndication. $1M not what it used to be.  I'm going to need to grow it and it's not diversified enough for me to sink everything into it.  I'm going to use the funds put some effort into it, assume the increased risk and grow it more than a syndication can offer.

If it's $1M of a 5M+ portfolio, I'm thinking syndication looks pretty good: asset based, diversified and completely passive on my part. I'm putting my feet up and hitting the beach.

Anyone?

@Bob Malecki we've had a combination of i) poor communication, ii) crazy billing (we once had a 45 min charge for reading and replying to a single email - 3 questions that we had explicitly instructed and worded for yes / no answers) iii) lying about who was performing work and what work was performed (they were job shopping our work to an out of state attorney) and iv) poor performance (weeks to subcontract and execute service).

Agree whole heartedly.  I wouldn't and don't... (and in many cases the adjectives also apply to servicers we've had).

If it's ok to extend the conversation, has any had any luck picking up an attorney that was working a NPN when you purchased it. We tried several times thinking it would save time and only found we had to go find (or use existing) attorney's.

Hi Kyle. Is this for investors looking to put money into syndications or investors looking to invest in MF outside of a syndication?

Hello BP community. I've seen a few posts on Roofstock but haven't seen my specific questions listed or answered. Hoping you can help out. I'm interested in the viability of Roofstock as another potential exit for tenant in-place investment properties. For those of you that have sold a SFR property through Roofstock:

- Did you price your property using a cap-rate? or market comps?

- How was the experience compared to selling through a local realtor?  Besides the benefit of selling with tenant in place any other benefits that might not be immediately apparent?  Any issues that someone new to the service should be aware of?

- Are your DOM faster or slower than through your local realtor?

- Net proceeds better, same or worse?

Thanks for the insight!

@Derrick U. make sure you know where in Phx it is located.  There are still markets in Phx where you want to stay out of. A couple questions:

- sounds like it’s being marketed as a turn key unit.  Good locations in Phx are selling at $130 - 150k a door for turn key class C properties (Cap rate in these areas run in the 5 - 5.5% range).  At $80k a door, you’ll want to look very carefully at the location. 

- only 4 parking spots to 12 units?  You’ll need to discount your rent significantly for units without parking or on-street parking.  Phx public transit isn’t that great - most people want/need a car.  Make sure your rent numbers factor this in.

- For well managed properties we model 45 - 55% expenses and then verify through seller's T12.

- Is your cash flow analysis after debt service?

@Derrick U. you’ve got the right idea but as @Greg Dickerson and @christoper hunter mentioned there’s some fundamentals that you’re going to need to establish that will bring legitimacy and value to a deal. Every real estate deal needs 3 things:  Money, expertise and effort.  You need to be able to contribute in at least one of the areas.  Focus yourself on getting education and networking relationships to build value in these areas. 

The Phoenix MF market is very hot right now at all levels.  The entry level (< 20 units, < $3M) for C class value-add properties are running at 5 - 5.5% cap rate and are often swallowed up quickly by California 1031 money. So you need to be ready to pull the trigger on an offer very quickly and close almost as fast (due diligence and funding).  

Good Luck!