All Forum Posts by: David Espana

@Jeffrey Donis, @Jim K.,@Aaron Schrader, @Jeffrey Donis,

Thank you for your input, I appreciate it. I will have to weigh all the options. It makes sense not to overspend when there are less expensive alternatives including warning tenants in advance and having them agree to be considerate in regard to noise levels. 

Dave

I have a duplex built in the 1950s. I would like to fix an acoustic issue where impact and airborne noise travels easily from the upper unit to the lower unit (units are separately rented). Noise from poor acoustics has caused problems mostly for the lower unit tenants (from impact noise such as from tenant upstairs walking and airborne noise such as talking (yelling sometimes), music, tv, etc) and has caused tenants to want to move out due to the noise issue. 

I looked online for construction techniques to substantially reduce noise and would like to get your input if you addressed acoustics issues with your rental property or if you have expertise in how to address this issue. 

I am considering removing the existing ceiling drywall in the lower unit to expose the wood studs. Any holes, gaps, or other openings would be filled in with acoustical glue (such as Green Glue) or acoustical putty. Next, fill all the spaces between the wood studs with soundproof insulation such as Roxul Safe & Sound. Next, add resilient channels and then attach drywall to the resilient channels. 

In regard to adding drywall, I will have to consider using perhaps soundproof drywall (such as Quiet Rock) or adding two layers with drywall (maybe even add a layer of Green Glue between the drywall).  Also, for good measure, I want to consider whether or not to add a layer of Mass Loaded Vynil (2 lb) after installing Safe&Sound insulation but before adding the resilient channels and drywall. 

Further, should I soundproof the exterior walls in addition to the ceiling. 

Your input and feedback would be greatly appreciated 

Thank you, 

Dave

Hi, 

I have a rental property in North Park and am looking for a handyman/contractor to do some minor work. The project list includes replacing the kitchen counter-top, repaint kitchen cabinets and a bathroom refresh (i.e. replace the vanity, mirror, lighting, clean grout on wall tiles and new epoxy coating of the existing tub). 

Any suggestions? 

Thank you 

Dave

@Shiloh Lundahl, Thank you for your insite. The option to have the rehabber sign a quit claim deed to me makes sense. This is something that I need to do soon because every month that goes by the 1st position lender gets paid their interest (which eats up profits). Having a quit claim deed done sounds like a better plan compared to recording a notice of default. If I get the quit claim deed, I assume that I will now become responsible to pay the 1st position lender's interest.

If I have a quit claim deed done, I will have the option to refinance and rent it out (I may almost break even - I may have a up to a few hundred dollar per month shortfall). The other option is to reduce the price at the realistic market value in order to sell it quickly. If I do this I will lose between $30,000 to $40,000 of my investment (I have $110,000 into it). So my other question on the option to sell the property, sInce I had the rehabber sign a promissory note, will I have recourse on money that I lost? The thought being, if I have recourse , I would place a lien on the rehabber's next project. 

Thank you, 

Dave Espana

I have loaned (2nd position) to a flipper using my SDIRA. A hard money lender was utilized for the 1st position loan. The property was purchased around mid-August 2018 and placed on the market in November 2018. It is beautifully remodeled, however, as of July 1, 2019, it still sits unsold.

The price has been dropped about $21,000 and is probably priced a little more than break-even (margins reduced by the interest paid to the 1st position lender the past nearly 11 months). The flipper only has $5,000 invested in the property. Any further reduction in the asking price and I will start losing my investment.

I am seeking advice on what should do next. The maturity date on my SDIRA loan has pasted (I have set an April 30, 2019 maturity date). The 1st position loan is due in one year. My private loan is secured by a promissory note and recorded Deed of Trust.

Your feedback is greatly appreciated. 

Hello Biggerpockets Community, 

We have an eight-unit apartment property and two commercial units located in Calexico California (Imperial County California). We are seeking a good property manager located in the area (area includes El Centro) to manage our units. I am reaching out to the see if anyone who is familiar with the region know of any. 

Thank you, 

Dave Espana

@Russell Brazil Thank you for your input. That is good to know these laws now before I talk to the tenant.  I will at the very minimum request a doctor's note and/or prescription. If they did register the ESA, could i ask for some copy of the registration?

Thank you

Dave

Thank you @Tim G., @Russell Brazil for your input. I appreciate it

Well it looks like I will have to comply with the Fair Housing Act. I will request a doctor's note and/or prescription (and registration of ESA if available). The dog appears to have a very quite manner and didn't even bark or show any aggression when I was at the apartment doing the repairs (which is a good sign).

i do think that I can ask for a pet deposit and monthly pet rent (which is stated in the lease). 

Dave

Hello @Russell Brazil. Thank you for your response.  Is it a federal law (perhaps a federal code that I can look up)? If so,  wouldn't they have to register the ESA and provide proof of ESA to the landlord?

Thank you, 

Dave

Hi, 

I just leased to a new tenant (six-month lease) and the tenant has moved into the premises this month. Without my knowledge and consent, the tenant brought in a pit bull (or similar breed). I discovered the pet while doing repairs last Friday. The lease is standard and does indicate no pets allowed without consent. Upon consent, I do allow pets with restrictions: I have a "dangerous breeds prohibited - list available upon request" clearly stated on the lease. I also indicate other things as well on the lease such as weight limit, pet deposit (which was not collected from the tenant) and monthly pet rent (not collected because I specifically asked the tenant if she had any pets and the answer was no). 

I asked the tenant (via email) if the dog belongs to her parents who were in town visiting. She then admitted the dog was hers and was her ESA (which means emotional support animal I think). I have not responded back so that I can plan the next steps. 

My options are: 1) to post a "three-day notice to perform or quit", 2) write her to indicate the lease violation and allow her to break the lease now to find another suitable apartment. Probably anther option would be to give her a thirty-day notice to vacate one month before her lease expires (I don't need to provide any reason in the City of San Diego as long as the tenant has lived on the premises less than two-years).

I addition, I believe that this can be a problem with my property insurance if they were to ever find out that a dangerous breed lives on the premises. 

Anyway, I welcome your thoughts. 

Thank you, 

Dave