All Forum Posts by: Dave Poeppelmeier

Contact @Chris Wharton, he is in Columbus but works both in Toledo and Cleveland. You can find properties here in Toledo for $75k that will need a full cosmetic rehab in a C/C- neighborhood, but you'll find you can get dollar-to-dollar improvements in your ARV for what you put into it. $75k house + $15k Rehab = $90k ARV.

@Carlos Joseph If you're looking around UT, are you just looking for that geographical area or for designated Student Housing? Despite the name, N University is definitely NOT a Student Housing area. But, it is less than a 5 minute drive to UT. I invest ins Student Housing around UT myself and am a Realtor here, let me know if you have any questions. 

You can use a pretty typical long term rental lease, but things that I have added to my Student Rental lease:

- If they leave any contents behind at all, they forfeit their entire security deposit. Otherwise, they'll leave old couches, chairs, etc they don't want to move to their new place. 

- Absolutely no subleasing. You want to make sure you know who is living in the house, and if they want to add/subtract anyone, make them go through the full application process.

- Be sure to give yourself a week or two (I do two) between groups, so my leases run Aug 1- July 15. 

- Just make extra lines for the cosigners to sign, and designate them as cosigners and not leasees. 

As always, consult your attorney to make sure you can do this in AZ and to see if they have any other recommendations. Usually if you can get parents/family as cosigners on the lease, you shouldn't have many problems with the kids destroying the house since they're on the hook and they're much more afraid of their parents than they are you. 

Quote from @Rhianna Vernon:

Hi everyone,

I'm currently looking at a duplex that can house up to 8 students in off-campus housing.  My main concern is what happens during the summer months when the students are off from school.  Do they tend to stay or do you experience a lot of vacancies every summer?  

Thanks!

It depends on the school. Some schools the custom is year round rentals, others it's only for the 9 months. I would make sure you're investing around a college that does year round rentals, it just make it so much simpler than trying to use alternative strategies for the times where it is vacant.

@Danny Polanski and @Jack Lee, man you guys had some bad experiences! I agree with @Matthew Irish-Jones, @Marcus Auerbach, and of course the OP @Tina Lee, your chances of finding a good Investor Agent right off the bat are very low. You absolutely want to make sure they own properties themselves, and truly know the investment market. Ask what % of their sales are Investors vs Retail clients. Mine is 100% Investors, and there are Realtors out there like this. Of course every house isn't going to make sense as an investment. But, it's also YOUR job to work WITH the Realtor. I agree with Tina, I have people hit me up all the time, saying they're going to buy 20 houses this year!!!!! But then they expect me to literally spoon-feed them properties. That's now how it works. YOU as the investor are in charge, it's my job as a Realtor to find out what will fit into your investment criteria and show you what's available. Sorry V.G., but not telling your agent what your price range is is preposterous. How can they help you if they don't know what you're willing to spend? "I want B class properties!" "OK, what's your price range?" "That's for you to figure out..."??? You would definitely go in my circular file. 

Unless you're local and are willing to do the driving for dollars, cold calling, door knocking, etc, a good Realtor is absolutely needed. So instead of complaining about it, keep reaching out to agents on BP (try the Featured Agents in your market), or hit up your local REIAs to find out who are agents in those organizations. They will help you reach your goals just as the rest of your team will. 

@Jarret Durst welcome to BP! I invest in Student Housing as well, as does @Will Gaston. We've both posted on this topic many times if you want to read up more, but if you're looking at multiple college campuses, here's my 2 cents: pick one market and get good at it. If you're in Huntington, then unfortunately (I say that in jest as I invest at University of Toledo, a former MAC rival) Marshall is probably your easiest route. Even if you don't plan on self managing, it's going to be much easier to see properties, get a feel for the housing culture at Marshall, etc. When you start investing in Student Housing long-distance, it gets much trickier. You need a PM who focuses on Student Housing, not just a general PM. In Athens, that may exist being that OU is the main driver of the region. You need to know when the rental season is, what do students look for regarding housing, is there a high/mid/low end market, etc. 

Student Housing is a fun niche of RE, but it involves a little more hands-on if you're managing yourself. Best of luck to you!

@Janice R. it depends on what kind of relationship you want to have with the PM. Some PMs are full service PMs, in that they handle everything. I agree with @Richard F., in that if an owner is also interacting with the residents, it's going to end badly because the residents are going to run to you when they don't get the answer they like from the PM. You're also likely going to get this with your current residents that you've interacted with, so be ready to say "Sorry, you need to contact _______"

It's hard going from self-management to a PM because you're used to being in control. With a PM, THEY are in control when it comes to managing the property. Regarding not having a copy of the keys: yeah, that's a bit much on the control freak scale of the PM. But, it's how they operate. If you don't like that, then find another PM. But IMO, if you're going to use a PM, be prepared to have them manage, not you. Best of luck!

Quote from @Benjamin Knight:

What application/program do you recommend for managing your books/portfolio.  We are currently using quickbooks but as our portfolio expands I was wondering if there are any other user friendly applications that anyone recommends?  We are ideally looking for something that is designed specifically for real estate.  

 Unless you love accounting, I have one piece of advice: hire someone. When we got to 7 properties or so, we couldn't handle the books anymore, even with one of these programs. I even dropped down to part time in my job to manage the houses with repairs and bookkeeping, and we still couldn't do it. My wife and I absolutely HATE accounting, and when it came to tax time, because we didn't know what we were doing, our accountants at the time (who also didn't know what they were doing) took our crappy reports and probably cost us a lot of money. 

There are bookkeepers out there that will simply manage your books for you, it doesn't have to be a CPA that costs twice as much. They will give your tax professional all of the reports they need to make sure you get all the RE deductions you should be getting. But, you have to be diligent in giving your bookkeepers ALL of your information. You don't simply hand them a box of receipts and say do your thing. Yes, it costs money, but it's being done right and I'll pay for that piece of mind. 

Quote from @Michael P.:

Quote from @Alon A.:

Quote from @Riggies B tang:

There are many reason why units are NOT rented, some are location and some are poor management which is a very important role in your out of state investment journey. In my case, I am not certain what was the main reason but make sure the property management fully vetted with good reviews. 

As for the city regulations: There are many fees that property owner need to pay and depending on where you are buying, there's POS is involved if the seller choose to transfer that to the new owner. Sometimes cost can be very hefty. Your agent probably can give you more information on this part.

The cost of properties in Cleveland is affordable compare to other states which is great for most newbie investors to get their feet wet. However, not much of an appreciation unless you buy and hold for generation wealth.

 What cities the apprecetion in high and also good for cashflow ?

 Obviously columbus Ohio

 Speaking of summoning...

I wholeheartedly disagree with everyone who says College kids will destroy a house. I've been investing in Student Rentals since 2017, and I have yet to have someone destroy a house. With that being said, I give kids good houses to live in, houses that look like the ones they likely grew up in: all walls have fresh paint and no holes, kitchens with cabinet door that are all working and not half hanging off, original wood floors or LVP, etc. If you give kids a bombed out party pad, of course they're going to destroy it more. I also agree with @Ramandeep Sidhu in that you need to have a good management plan in place. I manage my properties myself, and we literally have a discussion of the expectations I have for my tenants, as well as my responsibilities as the owner, before they move in. When I have done that, they report maintenance issues timely, and have done a great job taking care of the house. The student renters that I inherited that didn't have this kind of discussion with are the ones that leave furniture everywhere, oil soaked garages, freeze out the AC units, etc.  @Travis Reed Student Housing is a great niche, but just know that it does take a little more hand holding with the college kids on how a house works, how to be a good renter, and the leasing process is usually a lot crazier than a normal LTR. But, the returns are nice if you do it right. Good luck!