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All Forum Posts by: Bryan Hartlen

Bryan Hartlen has started 28 posts and replied 277 times.

Post: Why are a lot of MFH being sold with rents under market

Bryan Hartlen
Posted
  • Investor
  • Phoenix, AZ
  • Posts 282
  • Votes 136

I didn’t mean to imply that every increase results in turnover. Just that some increases might. And that sometimes as an operator you trade off market rent increases to improve the probability for a quality tenant renewal. You may still be increasing rents but at rates that you believe will keep the tenant.

Maximizing cashflow becomes a strategy choice that accounts for your market and tenants. Some will increase to market rates at every opportunity without being concerned about turnover. Others will increase moderately until they get to a certain threshold (eg > 10% below mkt). The success of either will depend on the market demand for the class of property. 

Post: Why are a lot of MFH being sold with rents under market

Bryan Hartlen
Posted
  • Investor
  • Phoenix, AZ
  • Posts 282
  • Votes 136

Could be a business decision based on keeping long-term high quality tenants rather than risk the costs on turnover. The turn will typically cost at least one 1 month rent and then the freshening/repair costs. In most cases you will loss money (in the current year) if you need to turn a unit for a 10% rent increase. The operator may trade off the longer term benefits to keep a high quality tenant in place.

Post: Please Help! - What am I missing with Cash-out Refinance?

Bryan Hartlen
Posted
  • Investor
  • Phoenix, AZ
  • Posts 282
  • Votes 136

@Grant Nash - if your goal is to refi 100% (leaving $0 invested in the property) you're going to have to find off market sources. In your example you're paying 89% of ARV (Price + rehab) before counting any holding costs. If your refi requires 30% down then your Price + REhab + Holding is going to have to be < 70% of ARV.

That said a successful BRRR does not require that you recoup the full 100% of your investment IF you have the ability to leave some funds in the deal. In your example above, leaving $21k investment in the property, would the rent rates for the market make it a good investment?

Post: Brokerage 499$fee on the new brokerage agreement

Bryan Hartlen
Posted
  • Investor
  • Phoenix, AZ
  • Posts 282
  • Votes 136

Those fees go to the Broker not the agent… in many cases it’s a fee that the office pays to the company itself (like a franchise fee).  While you can try to negotiate anything, I haven’t encountered any broker that’s been willing to reduce the fees.

Post: Creative Ways to Boost NOI

Bryan Hartlen
Posted
  • Investor
  • Phoenix, AZ
  • Posts 282
  • Votes 136

Utility charge backs / RUBS

Assigned parking spot rentals (vs unassigned first come first served)

Vending machines

Pet fees

Common facilities reservations / rentals (eg party rooms, etc)

Laundry

Storage rentals

Post: Rule of Thumb for Estimating Costs Selling?

Bryan Hartlen
Posted
  • Investor
  • Phoenix, AZ
  • Posts 282
  • Votes 136

@Tim Kaminski Many selling costs are fixed (eg title search fee) while others will scale with the sale price (title insurance and realtor fees). Prorations (mostly for for taxes) will also vary from market to market. Depending on how accurate you want or need to be a % estimate may not work for you.  It will be much lower than 15%.  In our markets, it’s probably closer to 1 - 1.5% above any realtor fees.  Here are the costs we use for our market when modeling projects. If you need more precision, you can reach out to a local closing company for an estimate.  

Post: Any recent experience with Insula Capital?

Bryan Hartlen
Posted
  • Investor
  • Phoenix, AZ
  • Posts 282
  • Votes 136
Quote from @Erik Estrada:

Hey Bryan, 

Why would you consider them if they have bad reviews already?  

Posts were 3 - 5 years old.  I would check on companies that had good posts that were that old...

Post: Any recent experience with Insula Capital?

Bryan Hartlen
Posted
  • Investor
  • Phoenix, AZ
  • Posts 282
  • Votes 136

Considering them for a hard money loan on a flip.  I've seen some less than favorable experiences posted 3 - 5 years ago.  Wondering if anyone has recent experience with them.  Thanks!

Post: Can someone point me to a Hard money lender

Bryan Hartlen
Posted
  • Investor
  • Phoenix, AZ
  • Posts 282
  • Votes 136

@Baahir Starkey, google hard money and you’ll come up with several large regional and national lenders.  Here in BP, there’s a “Find Lenders” resource that will put your opportunity in front of many smaller ones. Nationally we use Lima One,  although I would hesitate to recommend them. For us, their terms are almost always the best but, they’re almost always late to close, terms change right up to the day of closing, etc… 

Post: JV or LLC structures for GAP funding

Bryan Hartlen
Posted
  • Investor
  • Phoenix, AZ
  • Posts 282
  • Votes 136
Quote from @Bill J Fay:

As long as you qualify for the loan independently of the funds used as the GAP funding, most lenders shouldn't have an issue.

Some don’t but some do have terms in their notes that specify the property cannot be encumbered beyond their claim.