All Forum Posts by: Craig T.

Hi! I am a self managing landlord in San Diego who is floating the idea either finding a long term property management company or leasing it to someone who wants to do a STR arbitrage.

If anyone has experience as the landlord in STR arbitrage would you mind telling me about your experience pros and cons? Also, if you have someone in San Diego who does STR arbitrage and has experience send them my way! Also seeking a great long term property manager company to use if you have one.

Thanks in advance for any insight! This is also my brothers account, if you want to connect with me faster, I am on Instagram: andrewbtom 

I am Andrew (using my brothers account). I am currently doing a flat roof for $7,500 (labor and materials) for 855 sq feet. However, they are also doing the whole remodel of the house and I have a good relationship with them as this is my 3rd remodel with them. Hope that gives you a ballpark to use. If you want to hit me up personally my IG is andrewbtom

My parents have a 1 bedroom condo they’re looking to rent long term in Honolulu, Oahu. It’s located in Waikiki. Does anybody have any recommendations or do property management?

Jimmy Dudley I spoke to them and explained the situation, however, my best option moving forward is to try and get the grandfathered “legal” non-conforming use if I can prove it was used as a multi family prior to 1976.

Garrett Hogan the assessors database has multi family duplex but they said that it’s not accurate because there is no record of transition from SFR in 1930s to multifamily. All the agreements are done on multi family forms, closing docs included inherited leases, and appraisal done as a duplex.

We’re zone for multi-family, and there’s a duplex right next door. The city has no record of the switch to multi-family, but their records prior to the 80s are in microfilm. I believe that it happened at some point, but records were misfiled. Their computers reflect that it’s a multi-family, but how did it get to that point? The concern is that if I try to get it permitted as a duplex (if it’s not) in 2017, it’s going to have to meet codes of today rather than when it was originally done if the records can’t be located or it can’t be grand fathered in. I’ve gone through Polk Directories and found two people unrelated living at my place in 1943 and an add in the classifieds looking for a renter.

My property was listed as a multi-family duplex. County and City Parcel information online reflects the current use as multi-family duplex. The transaction forms used during the purchase were all multi-family. I even inherited two tenants. However, both electrical panels are located in one unit and utilities are paid under one bill, not separate. I got a permit with the city to add a second electric meter and had an electrician move a panel to the exterior of the building so the other unit would have access to their own panel. The dept of construction and inspections came out and failed me because they said it’s not legally a multi-family and that it’s a single family. It was built in 1939 as a “SFR,” but there’s no permits with the city that it was converted, but it was changed to a multi-family in their system at some point. If it’s not just a misunderstanding, who is liable for this mixup? And what should I do? I would appreciate any advice!

@Marcelo Bellinaso I have not used Renters Warehouse, we just self manage right now, but I'd love to hear what you hear back from them.

Originally posted by @Julie Santosuosso:

How did you estimate the repairs needed? I feel very rushed to waive contingencies and put in an order quickly in the Seattle market. 

My realtor gave me a general idea and my wife's dad was a contractor, so we had a general idea. We conservatively estimated since it's always more than the original estimate. Are you buying off the MLS?

When we were buying to live in the place before becoming an "investor" we were waiving the contingencies to compete with the all cash offers in the Seattle area.

Bigger Pockets also has a book called Estimating Rehab Costs.

@Christian Wathne@George Smith

I had the complete opposite experience with Pius.  Yes, they are budget friendly, but you get what you pay for.  

The following is a timeline of facts, no opinion.

6/1/17 - Our contractor agreed to terms and paid in full for two kitchens (Sierra Quartz countertop, Shaker Cabinets, and two sinks). Original delivery date was scheduled to be 6/14/17.

6/14/17 - Delivery Delayed

6/16/17 - Cabinets delivered, countertops rescheduled for 6/19/17

6/18/17 - Received a call 1 hour before closing that our countertop (Sierra Quartz) was not available and had to choose a new countertop the night before it was suppose to be delivered. (Our floors and fixtures were already chosen and installed based on the Sierra Quartz)

We also confirmed the sink sizes that would be installed on this date in both kitchens.

6/19/17 - Countertops no showed, no call to contractor

6/20/17 - Countertops installed, but wrong size sink was installed in both kitchens. Pius switched the kitchen sinks. In addition, one side of the countertop was left raw and unfinished, installers flooded the work site, and left cigarette butts all over.

6/21/17 - The manager told me it was our fault the installers (hired by Pius) put the wrong sinks. We should have supervised them, even though they were working off of the plans drawn at Pius. The manager also said it was because we ordered the cheap countertop that one side was left raw. The manager said there was nothing Pius was going to do.

6/22/17 - We called Pius several times without a call back.

6/23/17 - My wife had to go in person to get a hold of somebody. At this time Pius accepted responsibility for incorrect install and drawings. This is something they could have told us over the phone.

We could have demanded both sinks and countertops be corrected, but our timeline was already messed up and this was for a rental, so we just needed one to be corrected since they put the big sink in the small kitchen. Second installation was scheduled for 6/27/17.

6/27/17 - Pius installed the wrong sink again. Pius took responsibility for installing a shallow bar sink as the kitchen sink on accident. Third installation was scheduled for 6/28/17.

6/28/17 - No showed, no call.

6/29/17 - We made numerous calls to Pius and were not able to talk to anybody.

6/30/17 - I had to go to Pius in person. Third installation rescheduled for 7/1/17 between 3-4pm and I left my personal number for the installer to call me when they were on the way.

7/1/17 - Installers supposedly showed up at 10am and called our contractor, not me. We were not home because we expected them at 3-4pm. Finally got a hold of one of the owners, Diane C. She promised she would be on-site on 7/3/17 to make sure correct installation on 7/3/17.

7/3/17 - Correct sink installed. Black sharp granite shards were left evenly scattered on our driveway. Nothing on our job site required back granite at any point.

7/3/17 - Pius tried to offer resolution of $200 and comped delivery and a signed contract to not write negative reviews or file any complaints. Their reason for the low ball was because they believe we got good price and should have only had to pay for one sub contractor not two. It was not our fault that they had to hire more sub contractors to fix their own mistake.

In addition to the horrible customer service, they were condescending.  I would go elsewhere, unless you really want a cheap product.