All Forum Posts by: Cole Bossert

AI is definitely making a big impact on real estate marketing, especially for automating things like listing descriptions, email sequences, and ad copy. It speeds up content creation and helps personalize outreach at scale, but pure AI-generated content still lacks the human touch needed for relationship-building and nuanced persuasion. The best strategy is a blend—using AI for efficiency and data-driven insights while layering in human expertise for emotional connection and brand voice.

If it’s been sitting that long, the market is telling you something—either the price is too high, or the demand isn’t there for that type of rental. Have you checked comparable rentals in the area? Even a $50–$100 drop can make a big difference. Also, are you offering any incentives, like a free month or reduced deposit? Section 8 could be an option, but it comes with its own pros and cons—more guaranteed income but also more red tape. If you’re set on market tenants, you might need to tweak the marketing, refresh the listing with better photos, or even consider a property manager to help get it filled. Have you had any showings or feedback from potential renters?

A lot of these are institutional investors, hedge funds, or large investment groups packaging multiple properties under one LLC for liability and portfolio management. Some are also wholesalers or syndicators structuring deals this way for easier transfers. I've got a buddy who LLCs each property individually and just names them after the address—keeps it simple and clean for bookkeeping and liability separation.

Buy & Hold is still one of the best long-term strategies in 2025, but like any approach, it depends on your market, financing, and risk tolerance. With interest rates fluctuating, affordability challenges, and shifts in rental demand, investors need to be more strategic than ever. In strong rental markets with job growth and population increases, Buy & Hold remains a solid wealth-building strategy, especially if you lock in good financing and optimize cash flow. However, short-term strategies like value-add flips, BRRRR, or even mid-term rentals might offer better returns in certain markets.

Hey William, that’s an awesome plan! Your background in metal building construction definitely gives you a unique advantage when it comes to building barndominiums. I’m sure your hands-on experience will help you navigate the process of building and designing them in a cost-effective way. As for investment strategies, you could start by finding undervalued land where you can build multiple barndominiums and then lease them out. In terms of financing, you might want to look into construction loans or even seek out private lenders who can offer flexibility. I’d also suggest connecting with local real estate investors or even property managers who specialize in rental properties to help scale your business. Best of luck with your venture!

Hey, I really admire your decision to dive full-time into real estate! I've done the same recently. It sounds like you’ve got the knowledge and the drive to make things happen. I’m also looking to grow my real estate portfolio and would love to connect with others who are on a similar journey.

A struggling investor might still use a wholesaler, even knowing they’re paying an assignment fee, because finding great off-market deals takes serious time and effort. Cold calling, direct mail, negotiating with sellers, and handling all the legwork isn’t easy, and many investors would rather focus on rehabbing, renting, or flipping instead of spending hours hunting for deals. Experience also plays a role—newer investors might not feel confident negotiating directly with sellers or analyzing deals properly, so they see value in having a wholesaler do the groundwork and present them with a deal that still leaves room for profit.

You’re absolutely right in thinking that if you’re the agent on either the buying or selling side of the deals, you’d save on the commissions for that side. Typically, real estate commissions are around 5-6%, split between the buyer’s and seller’s agents. So, if you’re handling either the buyer’s side or the seller’s side, you’d save around 2-3% on each deal, depending on which side you represent.

However, there are a few things to keep in mind:

1. Legal & Disclosure Requirements: Even when you’re only handling one side of the deal, you’ll still need to make sure you’re properly licensed and comply with all local real estate laws. This includes disclosure requirements and acting in a fiduciary manner, which is still necessary when you’re representing just one side.

2. Time & Effort: While you save on commissions, you’ll still be responsible for handling all the paperwork, negotiations, and other tasks associated with the transaction. It might not be as much work as doing both sides, but it still requires your time and attention.

3. Negotiation Power: Whether you’re buying or selling, you need to ensure you’re making smart decisions and not overpricing or underpricing the property. Even if you’re saving commission, you still want to get the best deal possible.

So, in short, yes—you’re not missing anything major. You’ve identified a solid way to save money on commissions by handling one side of the deal at a time. Just keep in mind the extra responsibility that comes with being the agent and ensuring you’re making the best decisions throughout the process.

First, the added “bedroom” in the attic, with HVAC, electrical, and two points of egress, shows that it was likely done to code (at least on the surface). However, the fact that no permits were pulled is a bit of a red flag. It’s a risk because if it’s ever discovered, you could run into trouble with the local municipality, especially if you ever want to sell or refinance the property down the line.

That said, since the attic has been functioning as a bedroom for a while without issue, it seems like the risk of immediate fallout is relatively low. You could take a few steps to mitigate future issues:

1. Consult a contractor or inspector who could confirm whether it’s up to code (closet or not).

2. Make the closet a legal, small fix to have it fully compliant—shouldn’t cost much to do this.

3. Double-check with local zoning or the building department about the possibility of retroactive permitting or what kind of inspections would be needed for it to be officially recognized as a 3-bedroom.

From a cash flow perspective, adding a legal third bedroom could boost your rental value and ultimately your property’s appraisal value. If you’re confident in getting that closet added and the risk of the attic conversion being compliant is manageable (perhaps even in the eyes of your lender or insurance), it could definitely be worth the extra rent and value boost.

Is the juice worth the squeeze? If you’re prepared for the small upfront cost of getting the attic up to snuff (and assuming the house has been stable with tenants), the reward could outweigh the risk—especially at a price based on a 2-bedroom valuation. But make sure you’re clear on the local regulations and potential for future headaches.

Good luck! It sounds like a solid potential deal with just a little due diligence needed.

There are a few big factors at play here, but if I had to pinpoint the most important one, it’s pricing. It’s crazy how much a listing can sit just because it’s priced too high for the market, even if the property looks great. Buyers often have access to comps, so if the price doesn’t line up with what’s selling in the area, they won’t bite, no matter how nice the property is.

Another huge factor is marketing. Even if the price is right, if the listing isn’t getting the exposure it needs—whether that’s through high-quality photos, solid descriptions, or good online ads—it could easily get overlooked.

Lastly, condition and staging matter a lot, too. Properties that are clean, updated, and staged tend to sell quicker because they appeal to buyers’ emotions.

So, to sum it up: Pricing, exposure, and condition. Get those three right, and you’ll see faster sales.