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All Forum Posts by: Joseph Jackson

Joseph Jackson has started 6 posts and replied 23 times.

Post: Ease of Taking a Cash-Out Refinance

Joseph JacksonPosted
  • Investor
  • Los Angeles, CA
  • Posts 23
  • Votes 3

@Robert Sepulveda Thanks again.  This was all really helpful in pointing me in the right direction.  Hope we can stay in touch.

Post: Renting Single Family in Cincinnati - Anderson Township

Joseph JacksonPosted
  • Investor
  • Los Angeles, CA
  • Posts 23
  • Votes 3

@DL Martin Please tell me how you really feel.  : )  Sounds like you are quite tired of the big city life, my friend.  Glad to hear that you are finding a place in Amberley - very nice, peaceful area.  

Are you originally from Cincinnati?  I saw you were a Bearcats fan?  That's my alma mater.  What is bringing you back to Cincinnati?

So I work in finance and my potential total pay package could just about double from what I'm getting now, and my wife's could go up maybe 30-40% as well.  These aren't lateral career moves we're taking, and we're not moving just to move, like some do.  Frankly, these same jobs we're finding in LA are just not available in Cincinnati, which is part of the reason for the move.  Cincinnati is much smaller than Los Angeles, and while you can make a great career in this town, it's a little bit more difficult to advance quite the way we're looking for, as compared with some of the other larger cities like New York, Chicago, San Francisco, LA.  Los Angeles, being an alpha world city, has an enormous economy, and there are a lot of job opportunities available in my wife and I's specific fields.  

Absolutely it's more expensive. I'm projecting we'll be paying about $30k extra per year between the two of us, as compared with where we are now, and we'll be living in an apartment, quite different from the larger SFH we live in now. But the pay difference will be higher than this $30k increase, so we'll be earning well more than we are now, even after the cost of living goes up.

We're young, with no kids yet. You lived in Long Beach for 28 years. I've lived on this earth for 28 years. I can handle a few years of living in an apartment and renting.  I'm not going to buy an $800k house, and we don't buy $40k or $80k cars (think Rich Dad's Assets vs Liabilities).  All the extra money we're going to be making is funneling straight into our investment portfolio.  In 3 years, we'll assess where we are financially and make the decision of buying a new place and where that will be.  It could very well be outside of LA, as we'll have the new job experience we wanted, we'll have lived the beach life for awhile, and maybe we'll be on to something new.  It's hard telling - too far away.

I've lived in LA before, and have been back many times. I'm pretty familiar with it, and how to navigate it.  We'll be living in Marina Del Rey or very nearby, most likely, with our jobs very close so as to avoid as much traffic as we can.  The neighborhood will give us access to the shops and restaurants we want, the beach, and it's a short drive up the PCH to the Santa Monica Mountains if we want out of the city.  Also, it's not quite like living inland, and has a much more laid-back feel, that we both really enjoy.  It's a beach city.

Aside from just the job and financial considerations, LA and Cincy are totally different.  In Cincinnati, I hope you're OK with 4-5 months/year of cold, gray skies, and dead outdoor plant life.  Like you said about LA, visiting Cincy in the winter is OK and dealing with it in small doses is fine.  But, as the days get shorter, the nights longer, the weather cold and gray with brown all around from the dormant plant life, the environment can frankly get fairly depressing.  Ask anyone who lives in the cold climates.  There is a real psychological thing known as seasonal depression.  In January in LA you could go surfing.  In January in Cincinnati you will be busy shoveling your driveway and staying indoors as much as possible, and as most of the city does.  

In Cincinnati, there is no ocean, and no mountains.  We're in the middle.  : )  If you want to be by a great expanse of water or mountain range, you're going to be taking a day's drive.  

In LA, there are an enormous amount of restaurants to try, of neighborhoods to visit, entertainment options for young and old, great national parks to drive to, other very cool and different cities that can be visited very easily (San Diego, Vegas, San Francisco), and if music is important to you, LA gets all the major tours. Cincinnati misses out on some of them, due to its smaller size, which means you'll sometimes then have to drive to another city if you want to see your favorite act. I don't watch college football, and if I do it's the Bearcats, and I can still do that on TV (I think I've only been to one game ever). LA has two MLB teams with the Dodgers and Angels, two NBA teams with the Lakers and the Clippers (Cincinnati has no NBA - you'll drive to Indy or Cleveland which is 3+ hours), an NHL team with the Kings (no NHL in Cincy), and an MLS team with the Galaxy (no MLS in Cincy). The only thing missing in LA is the NFL, which is unfortunate, but there is an awful lot of chatter about making it happen: http://www.nfl.com/news/story/0ap3000000481409/article/goodell-were-not-focused-on-an-la-team-for-2016. Maybe moving the Raiders, Rams, or Chargers in. It's a focus.

Anyway, that's enough rambling.  Thanks for your post, and I hope you liked my counter.  Point is, moving to any city is a very personal and subjective opinion, with many things to consider other than simply which one is more expensive than the other (If a city, any city, is more expensive than others, it's due to demand market forces pushing up cost because so many people want to live there.  That in itself should be somewhat eye opening).  It's difficult for a total stranger to know what's important to another in their decision to move.  Cincinnati is a great city, and I'll continue to have roots and investments there, and it'd be the first place I'd move back to if LA doesn't work out.  I wish you the best of luck in your new neighborhood!  Cheers.

Post: Renting Single Family in Cincinnati - Anderson Township

Joseph JacksonPosted
  • Investor
  • Los Angeles, CA
  • Posts 23
  • Votes 3

@Mike G. I can run the numbers myself and make it work out, but I'd be running them on assumptions of what the rent would be, on assumptions of what the vacancy would be in the area, on assumptions of the types of tenants that rent the area.  Since I've never rented single family homes at all, let alone single family in this particular neighborhood, then these assumptions we'd make together would frankly just be simple uninformed guesses.  To turn them from guesses into more real and usable figures, I'd ideally need to get some firsthand experience from people who have rented here (in business, we'd call that doing your due diligence or completing market research), to get an idea of what they've seen as far as demand goes, which will help me narrow in what my expected vacancy rate would be, my approximate expected rental rate, and what others' experiences with tenants have been in the area to determine potential maintenance issues, etc.  Thanks for checking out my question and posting!

@Tommy DeSalvo Thanks for the thoughts, and nice to connect with you.  Looking forward to networking more.

Post: Ease of Taking a Cash-Out Refinance

Joseph JacksonPosted
  • Investor
  • Los Angeles, CA
  • Posts 23
  • Votes 3

@Robert Sepulveda Super helpful information. For the cash out refi, what are you typically looking at as far as closing costs, points, etc, if any? And are lenders pretty stuck at the 80% and 75% respective LTV limitations you mentioned? Would they consider more, by adding on PMI to compensate for the additional risk?

I'm thinking of contacting a mortgage broker to look at my specifics and see what options are out there.  

I see you're based in Redondo Beach. I'm out of Cincinnati, but very seriously thinking of taking a promotion out in Santa Monica. I lived in Marina Del Rey for a couple years while growing up in junior high, so am familiar with the area and have been back several times since. Do you invest on your own in the West LA area, or do you focus mostly on out-of-state, if you do invest at all? My original question was asked as I'd like to see what the possibility of keeping my current SFH would be if I moved out to LA and rented for a couple years. I would keep the place, take a cash out refi, and think about reinvesting that in another Cincinnati student housing rental. I currently only own my SFH and one duplex in Cincinnati. So this would be upping the total to 3 and living in another state. Not easy, but I'd like to go for it. I have a strong network here (PM, realtor, attorney, etc) to help make the distance barrier less pronounced. Would love your thoughts.

Thanks.

Post: Ease of Taking a Cash-Out Refinance

Joseph JacksonPosted
  • Investor
  • Los Angeles, CA
  • Posts 23
  • Votes 3

Hello all,

I was wondering if anyone could give any insight into their experience with taking out a cash-out refinance, either on their own home that they live in, or an investment property they own (would love to hear from both perspectives).  Looking to judge merits of going this route, how easy it is to attain (i.e. what rates to expect from bank, what Loan-to-Value likely to get from a bank, how this impacts Private Mortgage Insurance, how streamlined the process is, etc), so as to help determine whether this makes sense versus a Home Equity Line of Credit, or just selling the property and reinvesting the cash, avoiding the tax of doing the sale by assuming the property I'm selling is either my primary residence or an investment 1031 exchange (in my case, both apply, with different properties)

Thank you!

Post: Renting Single Family in Cincinnati - Anderson Township

Joseph JacksonPosted
  • Investor
  • Los Angeles, CA
  • Posts 23
  • Votes 3

Hello local Cincy investors.  I've been a local real estate investor since 2007, but my rental experience has been centered in Clifton.  

My question is whether anyone has had any experience, good or bad, renting single family homes in Anderson Township.  I'm trying to determine whether it makes sense to rent out my current 2000SF 4bed/2.5bath single family home in Anderson township.  It's a good-sized house with a nice big back yard.  Very typical suburban home - great for a family.

Situation: I have the potential to take a job in Los Angeles at substantially higher pay than what I'm currently earning, but I wish to continue investing in the Cincinnati community since I know it so well, already have properties here, and the cash flow benefits are in line with my expectations.

Any thoughts on renting single family in this area would be very helpful.  Thanks ahead of time.

Post: First Deal - 4 Plex?

Joseph JacksonPosted
  • Investor
  • Los Angeles, CA
  • Posts 23
  • Votes 3

***I can deduct their fees as a business expense (on my taxes)

Post: First Deal - 4 Plex?

Joseph JacksonPosted
  • Investor
  • Los Angeles, CA
  • Posts 23
  • Votes 3

@Justin Howe I'm out of Cincinnati and I have a professional property manager managing a duplex I own near the university.  This property is the only one I have with them, and they're a very large regional real estate company.  Maybe I misunderstand Jon's posts on not being able to find a PM without a large number of units, or more likely in larger more expensive cities (like SF) the demand goes up, thus does the requirement for more business before they'll pay attention to you.  That being said, I had no problem whatsoever finding a PM.  

The standard charge I've seen in the area is 10%/month.  If you're going to have them lease the place for you when tenants leave, count on them asking for one month's rent.  From searching around, I've heard some markets and some PM's charge half-month's rent to lease it for you.  Again, if you have more business with the PM you may be able to negotiate down.  But probably not with just having one property.  

It sounds like it doesn't matter currently since you're going to self-manage, but if you're going to have a PM take care of the stuff that actually takes a lot of work (turning over tenants), you're going to be paying 10% plus 1-month's rent.  You said your income is 25920/yr, so 1-mo rent is $2160.  This amount, combined with 10%/mo fees, is potentially $4752/yr if you have high turnover.  So, this is actually about 18.3% for management fees on a worst-case scenario basis.  
I'd plan on that just in case you buy the place and end up hate being a landlord.  You never know.  I was a landlord for 7 years and much prefer just paying someone to do it for me so I don't have the fuss, am still profitable and conduct their fees as a business expense, and spend my time focused on my career, new investments, and personal time.  

Post: Property Manager Fees in Student Housing Market

Joseph JacksonPosted
  • Investor
  • Los Angeles, CA
  • Posts 23
  • Votes 3

Thanks for sharing your experience @Roy N. 

@Tim G. that'd really be great.  I'd be interested to hear how he does things.  Really appreciate that.

Post: Property Manager Fees in Student Housing Market

Joseph JacksonPosted
  • Investor
  • Los Angeles, CA
  • Posts 23
  • Votes 3

@Dan DeMott @Account Closed Thank you all for your thoughts and for posting.   Having an idea of what you are all thinking when it comes to lease renewals, what's fair and what's not, and where to find new PM's is a lot of help.

Since all of you are property managers, what are your thoughts about hiring an independent property manager on to oversee my portfolio, but then they decide to get out of the business and go do something else?  Another reason I went with the larger company was because I know there will be people changing careers, quitting, etc, and a larger company will be able to oversee this transition fairly well.

What do you tell investors who have asked about this before?  

A follow up question may be, if I were to want someone else to take over for my PM before the lease is up on my house in August of 2015, how would that transition take place?  This may be something I'd consider if I'm looking for more investor-aligned and fee conscious PM's.  Since the PM used their drafted lease to have the tenants sign, the tenants have only ever dealt with one person and don't k now who I am, etc, how would all of this transition over into someone else taking over?  The same question would apply if the PM I currently have were to quit and I would need a replacement PM.

Thanks again everyone.