All Forum Posts by: Dave Bond

Here's a shared album with pics from the ones I've done.  Maybe this will get some ideas flowing if anyone wa at to build them out. 

https://www.icloud.com/sharedalbum/#B0sJ8GySPASX1L

@Jesse Ramirez  

Anything is scaleable. Question is how much runway you have. 

Manufacturing conex's are just that, manufactured. All states regulate a little differently, but suffice it to say that you will need to get some certifications from your state to be able to manufacture AND DISTRIBUTE said product (and if you want to cross state lines you'll have to do it again). - In this case your advantage is being local. Freight/distribution quality control of site installation is much easier. Your disadvantage is affordable labor. You're competing with companies like @Minh Dong out of China and UnderboxUSA out of Mexico. 

The out of country guys have a lot more infrastructure costs to gain steam (national engineer stamps for all 50 states, federal inspectors ensuring products meet US standards, etc) but once they're here and distribution network is running that freight train is moving. 

The cost to make a couple and sell them is super easy. If you wanted to scale a fully fledged business the red tape isn't insurmountable but let's just say it gets "real" pretty quick because you're basically a manufactured housing provider. 

This is all assuming you want to be a manufacturer, which in my opinion, is how you can scale production.

You could essentially be a contractor builder that specialized in this niche and did it all on site, but in my opinion that only works in an area where home prices far outpace the cost to build them. For example: buying a home will cost $300,000 but someone can buy a "tiny home conex" for $150,000. That's the model I've seen working in Austin, TX. 

Option 2 doesn't work in my market because home prices are far cheaper and space is more plentiful so people aren't competing to be in the same area and willing to sacrifice housing comforts like not sleeping on a twin bed. LoL. 

It's an emerging market for sure.  Anything is possible and there's people doing it. 

Hope my ramblings help. 🤣

There are some minor differences in building techniques to consider if you're going to hire a contractor to finish it out on site.

I've done about a half a dozen for a company in Carlsbad, NM.  

1. Water intrusion is your biggest enemy.  Welding flat stock metal into all openings before windows and doors are installed is the biggest factor I learned.  I originally just installed flashings and caulked them (with corresponding tabs to accommodate for water flow.

2. Additional measures to account for standing water on the top of the conex should be considered.  Conex's are known to have standing water sit in areas in between the corrugated ridges on and consequently, over time they can rust through.  Not an issue for you if you're going to sell soon, but may want to consider that if you live in a wet climate and will be responsible for long term maintenance.  Elastomeric coatings are used frequently out here (in NM) . It comes in a paint bucket and can be applied with a brush and roller or sprayed on (you need a specialty sprayer don't run it through your typical household sprayer).  You'll want to coat it every couple of years but that is the most economical option in my opinion.

3.  Consider how you're going to build out the interior walls.  If you're going install drywall or paneling, wood 2x4's will accomodate plumbing and electrical.  If you use metal framing or something different your electrical will need to be encased in some sort of conduit (shielded armor is a flexible version that should work).  Of course that's assuming you're pulling permits.

4.  The ones we built were essential break rooms and field offices intended to be semi permanent.  We used wood paneling (3/8" T1-11) on the interior.  It's much more durable than drywall as the interiors would potentially taking a lot of abuse (can't put your boot through wood paneling).  As such we the rough openings for doors and windows we built so that we could remove the windows/doors without having to remove the wall paneling (Think drywall around a window that would be cut out in order to remove and replace a window.).  In the event a window pane was broken, we would be able to come in, remove the trim, unscrew the window, install new and then replace trim without cutting out wall paneling and replacing.  

5. Considered heating and cooling unit placement.  1st consideration to this is egress.  If you install a window unit then another window must be free for someone to exit in the event of a fire.  Second is if you are installing in the side of the structure, consider not installing near a pathway where someone will hit their head or a car door will hit it when parked.

There's a couple companies that I know of (and a TON more that I don't) that sell pre fabbed versions.

Xcaliber out of Graham, TX and a new one that is starting up out of Las Cruces, NM is underbox USA.  

If ya'll have questions you can message me here on BP

Even if your costs are minimal make sure you've have enough to keep things going.  Sending out mailers and not having enough for the next round sucks.  

100% commission sales position negotiating purchase price on SFR's with sellers directly. If you've got grit and sticktoitiveness and like your income to be dependent on your efforts and not others, apply. No cap. Pay is percentage basis on every property closed.

We provide marketing, sales training and backing to equip you to go out and contract properties.

PLEASE NOTE: This is a 100% commission position.  It is not for the faint of heart.  Applicants beware.  If you're still interested, odds are you might be a good fit.

We've got deals in Austin, TX and are looking for JV partners. Message me if you're wanting to JV and keep deals rolling.

I have a VERY good relationship with my 2 primary investors and I know someone new would have a little more stringent requirements. To my understanding what some might consider reasonable is 90% financed. Sometimes a point as well, sometimes. I tried sending you a PM but my app is acting funny if you'd like to message me to discuss specifics as to what you're looking for to see if I fit your needs I'd love to have a quick chat. Hope that answers if I'm realistic. I do realize one has to spend money to make it. 😀

So I've got 4 properties in the pipeline and my private lender is going to be at the end of what he has allocated for deals with me.  My #2 private lender is holding off until he gets through underwriting on a larger commercial investment deal (I'm sure you can guess where the rest of this post is going).  I've got funding for what I'm working on now, but I can see it coming.  If I'd like to try and maintain the pace I'm at, I'll need to source new PML's.   So If anyone is looking to plant money, I'd love to talk numbers and get you information needed to vet me.   I buy and hold and buy and flip, so If you want longer term returns, I'm looking for both. 

Michaela G. - seller on has first name and cell number. No contract, no documentation that occupant is not a serial killer or anything!!! LOL. Consequently because of his poor management I'm getting a steal, but yes I'm trying to figure out how you evict a living Jon Doe........😬

I'm just trying to understand the specific stated reasoning for these institutions prohibition of lending to a corporation.  Logically, I can deduce my own conclusions, just can't find any definitive answers.  Just that they don't.......