All Forum Posts by: Brandon Bartley

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $96,000

Single family BRRR in Waylyn Neighborhood of North Charleston. Purchased for $96,000 with $55,000 in rehab. Purchase price and rehab financed through a local hard money lender. Appraised at $250,000 and refinanced at 70% LTV, with no cash out of pocket after the refinance. Rented for $1,800 to a long term, Section 8 tenant.

How did you finance this deal?

Local private money lender financed purchase and rehab

How did you add value to the deal?

$55,000 in rehab including new roof, HVAC, kitchen, full bathroom update, flooring and paint. Also added a bathroom and bedroom to make it a 4 bed/2bath home

Investment Info:

Single-family residence buy & hold investment in Duncan.

Purchase price: $75,000

Single family BRRR in Dorchester Terrace Neighborhood of North Charleston. Purchased for $75,000 with $35,000 in rehab, purchase price and rehab financed through a local hard money lender. Appraised at $185,000 and refinanced at 75% LTV, with no cash out of pocket after the refinance. Rented initially for $1,300 and recently increased to $1,450/month.

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

This was an area of North Charleston I was familiar with, and there has been a lot of investor activity in this area. There are several homes that have been renovated and flipped, and houses in this neighborhood also have solid rental rates.

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

Facebook marketplace. Contacted the seller and was one of the first buyers to sit down with them. Their asking price was reasonable and I was able to offer a quick close which appealed to them.

How did you finance this deal?

Hard money loan through a local private lender. 12% annually with 2 points at closing. Refinanced into a 30 year DSCR loan after the renovation was completed.

How did you add value to the deal?

We did approximately $35,000 in rehab including new roof, HVAC, updated kitchen, updated bathroom, paint, and new flooring.

What was the outcome?

After completing the rehab, the house appraised at $185,000 and we did a 75% cash out refinance to pull our money out of the deal and keep it as a cash flowing rental.

@Steve MacNerland  Ah now I'm missing Sergi's back home... I've noticed a similar trend in Canton too. Not a lot of quality options for long term, middle class tenants. I'm looking at buying distressed/mismanaged properties and then doing the value add from there. Cash flow seems to be solid if you buy right and have some stable B class rentals 

@Steve MacNerland How has your experience been with the Saranac Lake rental market? I'm from Canton originally and own a duplex there, but have been interested in and researching Saranac Lake as another potential market to invest in

@Josh Sobczak I just purchased a duplex in Park Circle as a house hack in September. Please feel free to pm me if you have any questions or would like to chat. I'd be happy to help out.

@Tommy Reeder Great to hear that you will coming to Charleston! I'd be happy to help answer any questions you might have about the area, feel free to pm me. 

There are also a few good REI meetups here in Charleston that helped me meet new people when I moved here a few years ago. One is a breakfast meeting downtown that meets 2 days a month and is very casual and has great people. I can also send you details on that if you are interested.

@Ron Turner I agree with @Justin Famulari on the availability of flips in the Charleston market, especially buying under the $200k mark. Areas like James Island, West Ashley, Johns Island could be good niche areas for flips depending on your budget and won't have as much competition as areas farther north (North Charleston, Goose Creek, Ladson, etc.) where price points are lower and competition for deals is very intense. 

@Jack Reipke Looks awesome Jack, I've seen a few of the other pictures you've posted  of the work you've done and the place looks great! Hope to see you at the Friday breakfast meeting soon!

@Keegan Pieri I know of a few investors in the Charleston area that use Justin Welch with AccountFin. He specializes in working with real estate investors. I haven't personally used him, but everyone I've spoken to that has worked with him has been satisfied.

@Lauren Salvani Hey Lauren! Just wondering if you ended up purchasing this deal or decided to go with something turnkey?