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All Forum Posts by: Chris Allen

Chris Allen has started 42 posts and replied 298 times.

Post: New Primary Residence: New Build Appreciation Play vs Value Add

Chris Allen
Posted
  • Temple, TX
  • Posts 307
  • Votes 212
Quote from @Andrew Garcia:

Hi @Chris Allen, it depends on what you can actually buy.

There is a housing shortage across the country so it is harder to get offers accepted. Especially, if you are using an FHA, USDA, or VA loan.

With that being said, here are some considerations:

1. NBs are much easier to get offers accepted.

2. Nicer houses in nicer areas generally see higher appreciation than ok houses in ok areas. That goes for both rental appreciation and home price appreciation.

3. Buying a heavily used property to rehab for a primary residence is generally not the best use unless you are doing it because you like the area and want to make the home your own or you need to do it because you cannot afford a minimal repair home.

4. Your comfort level. If you are going to sell in two years, it might not even make sense to buy a primary. Even if you see 10% appreciation in that time, the selling fees will make it so you basically break even.

Hope this helps! Let me know if I can be of any assistance.


 Thanks for the feedback! Would be doing conventional financing. And yeah, when I plugged it into the BP calculator it was showing if there is continuous growth (no downturn), then I would need to stay in the residence at least 4-5 yrs before able to sell for a gain. I think both my wife and I are okay with staying longer and we have discussed options to rent out a bedroom to other travel nurses, or if I travel, try and do 30 day + rentals to at least help cover the mortgage. 

Post: 30 Day Minimum Only STR, Bad idea?

Chris Allen
Posted
  • Temple, TX
  • Posts 307
  • Votes 212
Quote from @Kyle Roberts:

Hi Everyone,

I am currently looking at a potential house hack in Richmond Virginia that I plan to Airbnb parts of. However, the property is in an HOA that only allows minimum 30 day short term rentals. The property is in a great area and I see other properties nearby doing great numbers on AirDNA. I looked into these properties on Airbnb and saw that they do offer 30 day stays and the asking price for the stay looked very attractive for me as a host. However, they are able to be rented for less than 30 days as well. I wanted to see, has anyone bought a property that could only be used for STRs longer than 30 days, and what was the outcome?

For more context, I did look into renting to a travel nurse and with that revenue I would be cash flowing negative $1400/month. I pay rent of $1550 right now, so I would still be coming out slightly ahead. The ROI is very weak in this scenario.

Any thoughts would be great. Thanks BP Fam!

 @Kyle Roberts If you are looking at the property as a rental, I would not try and factor in the rental and CoCR while you live there as the numbers will look skewed since you live there and will note be renting out the entire property. So just plug it into the BP calculator and see what it could do as an LTR or projected Mid-Term Rental. 

If you are looking for a reason to "Justify" this purchase, can you 

- Rent it out by the bedroom (either to traveling medical professionals, medical residents, construction workers, or college students)?

- Is it in an area that you think will greatly appreciate (either by market or forced), you are willing to live there for 2+yrs, and you can live there for less than or equal to if you were to rent?

- Can you rent it as a LTR and make money?

- Can you just get a room mate if the mid-term doesn't work?

- Is this a property and area you want to hold for a long time?

- Is this money just burning a hole in your pocket and will make you a better return than a standard savings account?

If you said yes to any of these, I think you could argue it is reasonable to consider it. But you also need to ask yourself, "What do I actually want", if you want to just get into the game, have a nice place to live, willing to pay a little more for a place you can call your own and willing for it to not be a great CoCR, then I say go for it. But if you want to make your money do the most work possible, then maybe you find a different property or strategy. 

Post: 30 Day Minimum Only STR, Bad idea?

Chris Allen
Posted
  • Temple, TX
  • Posts 307
  • Votes 212
Quote from @Bruce Woodruff:

I'm sure it could be doable, but be aware that once you pass the 29 day window, you are creating that legal 'tenant' relationship, which can lead to problems. Look up 'Tenant Rights' in your state and see what could happen. How hard is it to evict where you live?


 Correct me if I am wrong, but the same "tenant rights" don't exist if it is your primary residence correct? Example, you can choose not to rent to rent to a female if you are only looking for male roommate. So I am not sure of the exact "laws" for this scenario, but if it is his primary residence, this may not be an issue? 

Post: Housing for Traveling Nurses

Chris Allen
Posted
  • Temple, TX
  • Posts 307
  • Votes 212

@Bailey A.

Travel nurse here as well! Congrats on listing, here are my suggestions and questions. 

- Where is your property exactly? Like @Walter Ware mentioned, it is best to be within 15-20min from the facility. John Peter Smith (JPS) is the big Level I trauma for Ft. Worth, but there are several other big hospitals near downtown. I have seen assignments for JPS as well as smaller hospitals near Arlington. 

- I would absolutely list on AirBNB, but be careful about hostin >30 days. While TX is very landlord friendly, I would consult an attorney (As I am not) about if you need a separate lease, do multiple <30 day stays, or how you should structure it to protect yourself from having someone take advantage of you with tenant rights. (doubt many nurses would do this. But you would possibly have to go through evection process if they were there for 35 days of a 60 day booking, they break your house rules, and they refuse to leave). 

- Travel nurse rates have gone down a lot, but I am still seeing lots of contracts in TX for $2500-$3500. Since a-lot travelers are still paying rent or a mortgage somewhere else, don't expect to rent out your house for $6k/mo and have lot's of people interested. Typical is about 1.5-2x market rent if you are doing 3-6mo leases. 

- What size is your property? I did a poll a while back on a traveler FB group asking about what type of properties they are looking for. about 85-90% said they are willing to pay a little more to have their own private place (1-2 bedroom), about 5-10% said they look for larger places since they travel with others (3-4 bed), and <5% said they look to save money and rent a room. From what I have heard, they rent by the room for travel professionals is more common in larger, expensive markets (L.A/NY/etc..).

P.S @Dale K Poyser Trauma Level I is the highest level of care, so usually the larger hospitals, Level IV are usually small, community hospitals. Just Google hospitals in whatever city you are looking at, then you can google things like "Hospital "X" Bed Count/Trauma Level). 

Post: Turned vinyl house into Smoky Mountain Cabin

Chris Allen
Posted
  • Temple, TX
  • Posts 307
  • Votes 212

Man, that is awesome! Perfect example of thinking "outside the box" and "making deals" in todays market!

Post: New Primary Residence: New Build Appreciation Play vs Value Add

Chris Allen
Posted
  • Temple, TX
  • Posts 307
  • Votes 212

Hey BP! Would love some thoughts on how, as an investor, you may justify or think about buying a new primary residence.

I currently live in Killeen, TX where I HH my 2:1.5 duplex. My wife and I have a baby on the way and are looking to purchase a new primary in the Temple or Belton area (about 50 min N of Austin, 30 min S of Waco). I am currently struggling to decide on which approach I should go after. I have lived nearly "rent free" the last two years in my duplex, so the prospect of taking on a large mortgage payment without a tenant is difficult to me (not worried about being able to afford the payment, just thinking of being money smart). Would like to hear yall's opinion on New Build's (NB's) in todays market vs buying something "used" and trying to add value. (For context, I do not see a huge difference in on-market properties. 10+ yrs old 3:2 going for 140-150/sqft, NB 3:2's going for 155-160/sqft and NB 4:2+ going for 160-170's/sqft.) (Also, anything at a higher price point, we are considering properties with ADU's or a guest bedroom with in-suite bath in case we wanted to AirBNB out a room or something).

Would you 

- Buy the best property ($350-$415k NB) in the best area with the best amenities that you can afford now, expect to stay for 3+ yrs, assume same house would be more expensive in 1-2yrs, and hope for decent appreciation in this area and sell when move out. (Unless able to rent as an STR or rent-by-the-room, almost nothing >$280k will cashflow well without 20%+ down payment).

- Buy something lightly used (5-10+yrs old at $280-$330k) that we are still comfortable in, could use cosmetic updates, decent area, and would still need to hope for appreciation as renting as a LTR still would be a stretch. 

- Buy something heavily used (10-20+yrs old at $180-$250k) in an ok area, will need moderate-heavy rehab, might work better as a LTR, but would likely want to move in 1-2yr and buy something nicer.

Post: HELOC Recommendations - STR/AirBnb Rookies Getting Started!

Chris Allen
Posted
  • Temple, TX
  • Posts 307
  • Votes 212
Quote from @Kathy Rautmann:

Thank you for taking the time to reply @Chris Allen! Always happy to see other nurses in the REI realm!

As far as renting our primary residence out, it would just not make much sense. Our primary residence is valued ~$450k currently, on a 1 acre lot and is located in a HOA neighborhood outside of the city where a vast majority of the homes are owner occupied.

Also contemplating going with traditional lending on the purchase of the STR property, but would like the benefit of being able to be a cash buyer if we were to acquire a killer off-market deal (of course hoping to in this current market).

I'm also toying with the idea of doing a cash-out refi on our current primary instead of a HELOC to fund the deal and then cash-out refi the STR property to take these funds back out after purchase.


I love that there's so many approaches and strategies in REI, I just find it incredibly difficult to know which would be the best to go with! I don't want to be stuck in analysis paralysis forever lol!


I appreciate you sharing your thoughts and lender rec for HELOC.


Absolutely! And I love the creativeness that you are considering! So assuming that you can do a HELOC at 90% LTV, you will have roughly $125k to work with correct? This is plenty to work with, but I think the only road block is having the equity available to sell your home if you use the HELOC, at least with the time line you explained.

Another option I can think for you, is to just sell your home and use that cash to be a stronger buyer in todays market. If you want to move faster, I would say just use conventional financing for your new "primary", utilize a low down payment for owner occupied, then take the cash proceeds to roll into another property/BRRRR.

Post: HELOC Recommendations - STR/AirBnb Rookies Getting Started!

Chris Allen
Posted
  • Temple, TX
  • Posts 307
  • Votes 212

Hey there @Kathy Rautmann, congrats on getting started! I am a travel nurse as well (currently at my PRN positions, but travel when I can). I might have read it wrong, but I think there are some things to consider with your plan. 

- Are you not able to get a HELOC on your primary and then just keep the property and rent it out? And what is your home value? Getting a HELOC has closing cost associated with it, and depending where you live, banks will usually only give you 75-90% LTV for a HELOC. So even if you are able to get a 90% LTV HELOC, you are only left with 30% equity to use to fund the new property. 1) Depending on what that 30% equity $ amount is, that may not be enough to fund the BRRRR. 2) If you do have to use the full 30% equity, you are only left with 10% left to sell your home. Assuming you are not able to get a HELOC, find a new property, BRRRR said property, and sell your home, I don't think you will be able to sell your home for a reasonable profit.

- Do you HAVE to use a HELOC to fund this new property? You can take advantage of a low down payment loan (3.5-10%) to purchase a new property. If you do not have enough cash to fund that low down payment, I would say you may want to start getting yourself into a better cash position before taking on a BRRRR.

- If you just want to do a BRRRR and have an STR, most hard money lenders require just 15% down on purchase price and they will fund 100% rehab (assuming you find a property that meets their LTV requirements). They will have you sign a paper saying you are not going to live in the property, so that takes out the personal residence part.

If you do still want to go with a HELOC, I use PenFed.

Post: Preparing For Children's Future

Chris Allen
Posted
  • Temple, TX
  • Posts 307
  • Votes 212
Quote from @Scott Trench:

I think very similarly to @Dave Van Horn here.

Basically - I plan to invest to generate the best possible combination of long-term wealth and personal freedom/flexibility as possible. This combination should result in a large number of options with which to provide for kids. Thus, I prefer my investments of: 

- Stocks (Primarily available after-tax - i.e. outside of, not exclusively in 401ks and retirment vehicles)

- Real Estate

- Private businesses

- Cash and equivalents

As I generate more and more wealth, I should be able to then have options like: 

- Picking a great school district or sending children to private school

- Investing in a full-time nanny or Au Pair

- Sending them to the college of their choice

- Traveling to foreign countries and providing a unique experience

- Etc. Etc. 

I believe that this flexibility will be more advantageous to future children's well-being than investments that are super specific, like 529 plans. 

To answer your questions directly: 

- I likely won't save anything in a simple savings account or CD aside from the family's emergency fund that I'd have on hand anyways. Everything else will be invested in long-term assets that I believe are likely to appreciate in value and generate cash flows over the course of my lifetime. 

- Between mutual funds and index funds, I'm all in on index funds. Effectively 100% of my stock portfolio is in low-cost index funds (I own a single share of Berkshire B in case I ever want to go to their annual shareholders meeting)

- At this time, I do not plan to get any type of life insurance policy for myself or my kids. Why? Because I am financially free. If I were to pass, my family would have enough assets to sustain their lifestyle indefinitely with reasonable management. If this were to change, and I felt that more money would be wise, I would likely tide things over with a term-life insurance policy, not a whole life policy or an IUL. For example, if I had $500K in assets, and felt that my family needed $1.5M, I would take out a term policy for $1M. Then, in a few years, when my wealth had grown to $1M, I'd take out a $500K policy to bridge the gap between $1M and $1.5M. I'd decrease the policy until my FI number was reached. There is essentially no situation where I can see myself opening a life insurance policy on my future kids. If I want to set them up with assets, I'd rather invest the money according to my strategy outlined above and pass it on to them, or gift it to them, and then invest it on their behalf. I am also not clear yet on whether I want to guarantee my kids any assets, some assets, or a lot of assets. This is a philosophical question I have not grappled with.

- I personally view crypto and gold as part of a cash position. To me they are stores of value or currencies. If I am going to sit on a large pile of cash (maybe $100K) for a long time, because, for example, I wrote a book called Set for Life and would find it particularly embarrassing to go BK after writing such a book, I might hold this larger cash position, and spread the risk across multiple currencies to protect against inflation/deflation. I might spread it across gold, dollars, and a bit of crypto. I currently do this across gold and dollars personally, and own no crypto, although I previously held some bitcoin. 

One other note: Saving for college, and especially saving for college with 529 plans is a particularly thorny for me. I wonder if, in 20 years, college education won't be relatively much less expensive than it is today. I wonder if the cost of college is artificially inflated because of cheap debt, debt that is likely to be forgiven to some extent, and then overhauled. I wonder if access to debt for college won't be MUCH harder in a few decades than it is today, and as a result, tuition prices and the attendance rate declines. I wonder if this means that should my children go to college, college won't be way more affordable than it is today. If that were to play out, I'd definitely rather have my money in other places that give me more optionality, and not in a 529 plan. I also wonder if college will become increasingly less relevant for some. I am clear, however, that if my future children would like to go to college, I'd likely pay their tuition. 

 Thank you for your detailed response! This reassures a lot of what I traditionally think, but with so much "noise" in todays entrepreneurial and FI space, it's hard to think straight sometimes. I currently have a term life insurance policy for the exact reasoning you mentioned. While I am on my way to FI, I still feel more comfortable with knowing if I were to pass today, that my family would have the ability to pay off some of my properties if needed, and/or replace my W-2 income for several years. 

Also loved your book btw, thank you for writing such a great resource! 

Post: Preparing For Children's Future

Chris Allen
Posted
  • Temple, TX
  • Posts 307
  • Votes 212

@Travis Timmons @Dave Van Horn @Sam Lee I really appreciate all of your feedback, it means a lot! Sounds like a common theme isn't as much as making the best choice in a stock or fund now, rather just make sure that I am always present. That has been my "Why" behind investing. I work as a nurse and I have realized that while I enjoy what I do, I refuse having to sacrifice time with my family just to work for someone else. And since a hospital is 24/7, that usually means you are required to work certain major and minor holidays. 

-Travis, I really like that email idea. I really look forward to nurturing that entrepreneurial spark by just spending quality time with them. 

- Dave, I haven't really thought about it like that before, but it makes sense when you look at it as the "debt vs invest". 

- Sam, I can already expect it's going to very overwhelming for me as well.