All Forum Posts by: David de Luna

I've lost an AC unit twice during the same rehab. Stings. Take the $1250 cuz it's as good as it will get. Live and learn.

You must commit to move in in order to get approval for the loan. The loan closess and you've got 60 days to get in. Whether or not you get a tenant out in time is another matter, but I did the exact same thing and had no problem. 

Leverage whenever you can. I wouldn't pay cash, but use it to leverage more properties.

If they actually broke it rather than wear and tear broke it, then it's on them. I have replaced such items but hold it out against their deposit when they leave if I can't get them to pay for it.

Nearly every tenant of mine that is NOT Section 8 has had rent payment problems. Only my Section 8 tenants pay on time every time. That's a clue. 

Yes - Michel Baraham 816-506-8130. He just completed a 5 gang meter box install in my quad. Good work. Inspections passed!

As my units vacate, I'm pulling carpeting and replacing with LVP. Sure, more money, but I've had to replace carpeting every darn time I do a turn so ultimately, LVP is cheaper. 

OMG! LOL!

If I read her response and objections and felt that a valid point could be made for her reluctance and continued after I explained the reasons why I want to do the work, then I would leave well enough alone. If another issue is reported by her to require entry into the attic or she leaves, then make the investment in the work at that time. For now, based on what I read, I'd just leave her alone for now and not press it. Your work is not essential to preserve the property, she's a paying tenant and keeps paying, so I'd just let it go for now.

The factors you state are not quantified are so important that one cannot look at your analysis and agree that the additonal percentage increase in rent would offset the cost of a PM, for no other reason than the calcs are missing the data you admit to as missing. The analysis is incomplete without quantifying time, experience, expertise, peace of mind. I understand why you don't include those because they are more ephemeral than the hard numbers. What is the value of knowing you will never get a call from a tenant on Sunday morning because your PM get them, etc. Your analysis sort of begs the question of whether simple increase in rent of x will offset PM costs, but every market is different. Maybe you can get more, other markets you cannot.