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All Forum Posts by: Dell Schlabach

Dell Schlabach has started 10 posts and replied 873 times.

Post: Fannie Mae HomePath Property

Dell Schlabach
Posted
  • Investor
  • Canton-Akron, OH
  • Posts 916
  • Votes 476

We have purchased quite a few Fannie Mae properties, as Alex mentioned they are not much different the any other bank owned. It's is also not true that they don't negotiate. We rarely pay list for a Fannie Mae property, unless it's a new on market or back on market and  a good deal at the list price.

It's very rare to get more then 5-10% discount, as Fannie will typically drop the price 5-10k about every 30 days until the house sells. 

Post: Got property under a contract, but now i'm worried.

Dell Schlabach
Posted
  • Investor
  • Canton-Akron, OH
  • Posts 916
  • Votes 476
Originally posted by @Aaron Phillips:

@Kevin Coggins

There is a Real Estate Licensing course I am looking to get into here in West Virginia that will cost me $550 Online. It's a 90 hour crediting class that I can complete in 22 days called Spruce. 

I may be a bit late to the thread, but you have a number of option that would be perfectly legal, one would be to partner with someone who has the cash, potentially cheaper then a hard no way loan and a lot faster and easier to get. 

If you want to call me in tomorrow after 10:30 I'll  a walk you through a couple options that might work for you. 

We wholesale multiple houses every month and double close in most. It's all perfectly legal. What gets you in trouble is not having the money to close when you sign a contract. 

I suspect  10 minute conversation I can help you find what you need to make the deal happen perfectly legally. I commend you for jumping in, there is nothing like screwing up to learn the ropes. It's been said if we never push ourselves past our limits we never know where the limits are. 

If you still need help sorting it out tomorrow, welcome to call, number is in the profile. I have nothing to sell you, and not looking to partner. 

I admire your your willingness to jump in try and figure it out. 

Post: Getting rid of super-strong pet odors in a rehab -your story?

Dell Schlabach
Posted
  • Investor
  • Canton-Akron, OH
  • Posts 916
  • Votes 476

I second Jens recommendation, definitely Bin Shellac, it is the best of the best, for sealing in blocking smells.  All the professional remediation guys I have talked to in our area use it. If is much better for sealing orders then any of the other oil base primers such as Kilz. 

We have rehabbed quite a few cat peee houses where you could barely breathe when you went in, we will typically replace baseboards in problem areas and cut the drywall up about three inches or so, and then seal the areas with a couple coats of shellac. 

Use your judgement on subfloor, if it is severe enough that it has soaked through it, needs  to be removed in order to get rid of the smell. 

Post: Portfolio Lender allowing me to " Add " the Repair Costs into ??

Dell Schlabach
Posted
  • Investor
  • Canton-Akron, OH
  • Posts 916
  • Votes 476
Originally posted by @Michael Dunn:

This is a question , that I am for sure going to need to know the answer to , before I proceed any further with this particular Investment Property 

My Question is ............  Will a Portfolio Lender let me " Add into " the Total purchase Price , the costs that I have already estimated that it will take, to repair and renovate this Property  (  $20,000  )  , AND THEN  " Take out "  that  $20,000 once I purchase the property , to begin the renovations and do the Repairs to it ? 

I don't have in Cash , the money to do the Repair work to this property 

But I am going to get such a great deal on this property , that even after they Finance it at 80% LTV , and even after Closing Costs, Pre-Paids, the Price I'm paying for the Property in General ........... There will still be around $20,000 - $25,000 in CASH left over, of which I was hoping I could use to repair the property

How then , would I be able to get this $20,000 or so ? 

Would the Lender lend me the Money for Everything , with a Clause stating that the $20,000 had to go towards the repairs , and that I had to have the work completed in a certain amount of time  ( 6 months ) ?

Or would they  " Front "  me the $20,000 , with a Contingency being that the Repairs would have to be Completed FIRST , and then they would Finance the Property and just add in that $20,000 to the Overall loan ?

So long as the Seller as ok with everything , and they sign off on whatever the Lender is willing to do , should there be any issues ?

And lastly .......... Would the Lender likely allow myself and my dad to do most of the repairs, given that we have both been Contractors for 10+ years each ........... What kind of proof would they likely need ?

Thank you so much for the time and the help 

The best thing to do is find a local portfolio lender or two, tell them what you want to do and ask them what your options are.

Around here there are a couple that will fund 80% of the purchase price and then give you the money for renovation up to 70% or 80% of after repair appraisal.

We have one, where if you buy with cash, you give them a basic scope of the renovations planned, they do an after repair appraisal and will lend up to 80% of that appraisal.

Small local portfolio lenders have some options for solid borrowers.

Good luck

Post: Managing the paperwork

Dell Schlabach
Posted
  • Investor
  • Canton-Akron, OH
  • Posts 916
  • Votes 476
Originally posted by @Russ Trimboli:

I'm beginning to manage multiple rehabs at once and was looking for recommendations for programs or systems to process the paperwork expenditures so it's not taking so long and getting confusing

Is there software or are there forms that I could use daily to log etc ?

What are you using currently?

When I first started I tracked everything  on an excell spreadsheet, fed all receipts in every day so I wouldn't  get over whelmed.

Today I have an admin person that feeds everything into quickbooks once a week and gives me a report by project.

We have at any point about 10-12  (under contract to buy with earnest money paid that needs tracked, to under contract to sell, either wholesale or retail) projects, typically three or four in active rehab phase so there are a lot of receipts to track.

We use QuickBooks, to track everything today, all receipts and invoices are notes at the time of purchase which project it is for, then at the end of every week all the receipts and invoices are entered into quickbooks, by "class" each house gets named by its address as a class, thus it is easy to track everything to the respective house, and very easy to get a report weekly for total expenses for each house, as well as to see how much money you made on each house when it closes. Critical to enter beginning hud, all expenses, and ending HUD to get solid numbers. If this is done weekly it is easy to see at any point houw much money you have invested, spend on any particular project with the click of a few buttons.

Hope that helps.

Post: Do you purchase washer/dryer in flip?

Dell Schlabach
Posted
  • Investor
  • Canton-Akron, OH
  • Posts 916
  • Votes 476
Originally posted by @Ben C.:

Hello,

While providing the w/d hookups is standard...

However, do you actually purchase the w/d in the same way you buy the fridge/stove etc or do you leave the space empty and it is the buyers responsibility?

Thank you.

 Same here, we never install washers and dryers. 

Post: Make 4 offers and all accepted

Dell Schlabach
Posted
  • Investor
  • Canton-Akron, OH
  • Posts 916
  • Votes 476

If you are not in a position to close all four. As soon as you get one accepted, you could inmediatly withdraw the other three offers.

Post: What is proper order of rehab work?

Dell Schlabach
Posted
  • Investor
  • Canton-Akron, OH
  • Posts 916
  • Votes 476

Heres what we use, thanks to JScott. 

For more details buy the Book on Flipping Houses,  for a few bucks. 

Good luck on your venture.  

http://www.123flip.com/education/rehab-order-of-op...

Post: Adding AC to a house... cost?

Dell Schlabach
Posted
  • Investor
  • Canton-Akron, OH
  • Posts 916
  • Votes 476

My price would be about 3600 for Furnace and AC and about 1,500 for the duct work. 

If you get some quotes I suspect they will range from 5,000-8,000

Post: Banks Loaning For Properties Under $100,000

Dell Schlabach
Posted
  • Investor
  • Canton-Akron, OH
  • Posts 916
  • Votes 476
Originally posted by @David Slavich:

Does anyone know a direct lender or bank that will finance a commercial property purchase in Houston Texas with a $125k purchase price so with a loan amount likely under $100k?  740 FICO and full Doc.  Bank of the West approved it but won't pay brokers.  I can't finance this loan at Velocity Mortgage Capital as our minimum is $100k on commercial but I'm trying to help the client who was brought to me by one of my brokers.

Dave Slavich

If you are just trying to help him. Why not just give him the contact information for "Bank of the West" if they can fund him and your guys can't. 

Is what you are really looking for, a bank that will fund the deal that will pay you a broker fee? Because I suspect the Texas guys will probably refer local portfolio banks, that's who I would refer to locally, but they won't lend out of state and they won't pay broker fees.