All Forum Posts by: David S.

Quote from @Robb Almy:

I recently renovated a four-plex and we installed mini splits throughout and love them. I have and will continue to use them whenever feasible. Whatever way you go, hope your luck improves and I am sorry you have to go through this. Best wishes and happy investing. 

Robb, you had them installed or did it yourself? I was quoted $5300 for a one zone 18k unit! Thinking of going the MR cool route DIY. Thanks

Quote from @Scott Mac:

inside the SFH and the local PD did not get any fingerprints that matched known thieves in the area (???)

They didn’t even care to look for prints. I’ve noticed today’s police force is a far and impotent cry from police just 10-20 years ago. Between liability, lack of staff, public image, and a massive spike in crime they are totally overwhelmed and really just put fires out as best they can, so to speak. Half the people they charge walk anyway. I have literally been shot at (intimidation shot, but in my bodily direction) and they never even gave me the option to file charges. Crime is on the upswing big time and will likely get much worse because there’s so little consequence. Remember the days you could get pulled over for having a taillight out? Ha! These days I see (and smell) people driving while smoking weed almost every single day; nobody’s pulling them over obviously.

Quote from @Allen L.:

Which part of Wichita? I had my AC stolen twice but 1) only when the house is vacant 2) it does not cost 5K to replace an AC. You just need a 13 seer 2 ton one from washer specialities. The Maratherm unit cost less than $1000.

 Hey Allen, this happened just S of downtown on Water St. Best quote I’ve gotten on a new system, installed, is $3k, which this day and age is a good price. Highly doubt you could do that again today for $1000 unless you mean just the outside unit. They stole the A cool inside and the lines as well. 
Did you buy the unit new and hire the install out separately? 
Thanks for your input! 

So the gist of this is that sellers can effectively lie on the seller’s disclosure with no recourse. It’s just a place for an honest seller to admit issues, but useless when a seller lacks integrity. 

Duly noted gents. Thank you. 

We recently purchased a home that seemed to smell fine when we walked it, albeit with a scent diffuser plugged in. After taking possession the smell of cat pee is quite strong, especially on hot and humid days, with no diffuser to mask it. Apparently they became quite good at masking the smell and likely aired the home out before we arrived. In hindsight they were in a hurry to get back into the home after we walked it under the guise of an ailing father who needed rest. I suspect they were worried we’d catch on if we took too long. 
All the neighbors are aware this house used to be “the cat lady’s” years ago, with dozens of cats. (Lesson learned; talk to neighbors every time.)
We also have a seller’s disclosure that states there are no pet smells. 
At this point we will have to remove the floating engineered wood floors, rip out the flooring beneath (suspect original wood floors), seal, then put in a new layer, then reinstall the wood floors after sealing the bottom of each plank, then seal the lower part of the walls, then repaint. This will take us many days and cost us thousands in materials and time. 
What recourse do we realistically have here? We’re looking at going to mediation first and foremost. 
Thanks

Hey all, 

We closed on a property in Wichita on which we offered a two week lease back to sweeten the deal for the seller. They moved out a few days early and in that window of time somebody stole the AC unit, including the A exchanger or whatever it’s called in the furnace. Cost to replace with an added security cage is between $5 and $6k. 
This is a 2 BR, 700 sq ft house… at a certain point it seems a mini split would be the wiser option. They cost a little less, and aren’t stolen as readily, and can be installed on a roof more easily.
Turns out this same thing has happened across the street to three different homes over the last year, so I’m really not interested in spending $5k on another system, cage or not. They already cut a lock to get to my last one and hauled it away to the front of the house, what’s another lock going to do to stop them? 
My other option is window units; I still have a perfectly good heater in the house; just need cooling. 
What can you say about mini splits? How many of you are only doing window units anymore because of these thefts and the cost of new AC systems? 
Need some advice please. 

Quote from @Kim Hopkins:

Spoke with our attorney. He confirms we can send the tenant a default letter for the subletting but that the tenant has a right to cure the default. So in theory he could get rid of all the subletting but then he'd be on the hook for all the rent. 

Wait, wait, wait... You have a lease that does not allow subletting. He did anyway. He broke the lease. That contract where you allow him use of your building so long he abides by the rules is now null and void. The agreement becomes void when he no longer operates within the agreement. 

I have a hard time believing you couldn't evict based on that, but I admit I'm not a commercial LL, nor in your state, but simple contract law tells me you have an out here. If the deal is that important to you, contact another lawyer for a second opinion on this. In the end, just like doctors, lawyers are just people and sometimes their judgement gets mired after seeing too many exceptions to the rule. 

In addition, you COULD still try and bluff by threatening eviction papers and even providing them; It's up to your tenant to find out if you're technically (somehow) in the wrong, but it may be the push you need to get him to cooperate. Sometimes perception is more important than reality. But before you do this, sit down face to face and perhaps try and bring in a third party to increase your odds of it not turning into a shout fest. Tell him you're all about a win-win, but at a certain point he put his interests first by subletting, and now you need to put your interest first by selling. 

Quote from @JD Martin:

Likely one layer with a ridge vent if it's the continuous air vent type that comes in 4 foot sheets. Not impossible but difficult to install a second layer of roof ridge shingles over top of those. 

Easiest way to tell is to go to one of the gable sides of the roof (unless it's a hip roof) and look at the edges of the shingles. If it's doubled it's going to likely have three shingles on the end (a continuous underlayment shingle, original exposed layer, second exposed layer. If you only have two layers, and they appear stuck together you likely have only a single layer. If you can get into the attic, it's another way to tell - look for excessive roofing nails coming through the sheathing. Most roofers will put 3 or 4 nails to a shingle, so if they doubled them you should see 6-8 nails in a 3 foot area. 

I believe this is the type you mean? May be hard to see, sorry. 

Depends on the market, right? We were looking to invest in the Cape Coral FL area but opted not to for this exact reason. Knowing discretionary income will be taking a significant hit with all this inflation (which is far from over) we feel markets with a high ratio of STR's are a risky place to invest right now. I do believe many of those will indeed convert to LTR's over the next 5 years. I just read that airline bookings are lagging all of a sudden because of higher ticket prices… seems the dynamic is taking hold.
I think some of the most affordable markets are the best places to be since loss of wages will naturally drive more demand in low cost of living locales. That and the REITs are less interest rate sensitive and will likely put a floor of sorts under these low cost markets in which they’re buying heavily. 

Hey all, I’m looking to put an offer on a home that’s part of an estate. The seller has no idea if there’s one or two layers on the roof and I couldn’t tell when walking the property (no ladder). But the house has a ridge vent. Does this make it far more likely it’s one layer, or do some homes with ridge vents still have two layers of shingles? 
Thanks!