All Forum Posts by: Greg M.

@Eric Teran

Thank you for that great info!

So the property in question is well suited for residential, it on the corner of the block entirely surrounded by single family/low density residential properties.  Literally across the street is the town high school, the only reason this property is here I am pretty sure is because it pre-dated all the homes and school. There are no other industrial anywhere within 4 blocks, and no commercial within two.  So getting a variance to make it multi-family would probably be easier then actually trying to use it as it is currently zoned as I am sure the locals would complain if this actually started running factory/warehouse operations.

I have contacted some of the firms in my area to feel them out, and I have found one that is an all in one design and GC firm.  How much should I be paying just to have them work out basic feasibility plans as well as get a simple bid to GC it all?

Hi all!

So I am looking to try my hand at doing a full rehab/repurpose of large empty buildings into multifamily apartments.  In my area there are a few very well placed old industrial buildings, gorgeous old, multistory brick and stone buildings around 30,000 sq feet that, based upon their location and what I know of the demand in the area, would do very well as multifamily properties but will require full gut jobs.  Achieving this is way over my head currently so I want to get your advice on how to make it happen.  I would love to hear from some people that have experience in this kind of thing so that I can pick their brains a bit.

The steps I can think of are:

1) Contact county/city zoning planning to ensure zoning is right for multifam and/or what do I need to have it done as well as what are the requirements, e.g. X number of parking spaces, X amount of space for emergency vehicles etc

2) Get multiple bids and walkthroughs by architecture/engineering firms to get a few plans made up

3) Get multiple bids by General Contractors to see how to execute agreed upon plan

4) Use GC and architecture bids to secure financing

5) Execute

I know I am missing a lot of the specifics, but for now I am curious as to how to just do some napkin planning, so say I am looking at that 30,000 sq ft building, how many units would that fit? What is the typical build out cost per sq foot?

So many questions but where to begin?  Anything would help!  Thank you.

The lot is mixed as city property as well, so no tenant on any side really uses a majority of it, so no real reason for them to want to keep my people out of it.  It really seems to be just some sort of power trip thing, where they just like to bully people.  I will be doing lawyer letters direct to the tenants ordering a cease and desist with the threat of a lawsuit for lost rents to follow if nothing changes.  Try the least expensive fix first and then maybe a fence if they still keep at it while I pursue a lawsuit.  Hopefully it wont get that far.

@Matt K.  Polka dot detail work would be a higher end finish, possibly a value-add.  I will look into that but I must say the LED idea would certainly keep the neighbors awake all night - I like it.

I hadn't thought about the fencing, the properties all back up to and share an empty lot for parking, I will have to pour over the property lines to see how feasible a fence is as that sounds like the easiest and best solution.  If we can stop their line of sight and throw up some cameras facing inwards and possibly outwards that might just work out. 

  Using the lost rents as reason to bring suit also might work to get lost revenue back, I hadn't thought of that as the primary aggrieved parties would be the tenants.  I will have to have all former tenants testify/ provide sworn statements stating the harassment was the primary/sole reason for them leaving along with police records I could possibly sue the owner for lost rents but that wouldn't necessarily stop the problem, but hopefully the owner would smarten up and get his people under control.

  Thanks for all the great feedback, I have some options now that I hadn't considered before.

@Kim Meredith Hampton - Offering to buy was our first instinct but no dice.  It is the owners retirement basically, and the tenants are his longtime friends and he knows we would kick them out immediately.  

@Robert - There seems to be some sort of weird sexual nature to this as well, the neighbors are male and female but whenever I have a single female tenant they are fine, but as soon as she gets a boyfriend or has male visitors the calls start and continue unabated.  I feel introducing them /letting them pick might not be the best as that could lead to real abuse if they feel they have power over the tenants. But bringing them into the decision is one of my dwindling answers I guess, so I will consider it.

Hey all,

  So I need some advice on what to do regarding some terrible neighbors that live next to my 4 unit property.  Basically they are harassing my tenants by calling the police on them nearly every day for various completely made up reasons, such as drug use, shouting, disturbing the peace, public drunkenness etc.  These are all completely false claims as my property manager has interviewed other neighbors as well as talked to the police who have never seen any evidence of ANY of the reported offenses. It has gotten to the point where the police are apologizing to my tenants every time they are called out, but they have to respond regardless.  This is an ongoing thing with every tenant, in fact we have lost 3 tenants in the last 6 months because of it, they could not live with the stress and so we let them leave.

So my question is what is my recourse as the owner?  I realize my tenants could file restraining orders for being harassed, but none of them want that hassle when they can just leave, even if it is breaking their lease and we withhold their deposit.  My property manager has spoken with the owner of the neighbors building and he is just as bad as his tenants, who are his longtime friends who could do no wrong. 

What to do?

Thank you all for the responses!  I have been out touring properties in the Woodlawn area, which is according to the statistics a terribly unsafe area but I was very surprised at how nice everything was.  Baltimore really does seem to be a street to street place.  I am excited to jump into Baltimore and I am sure I will run into and talk with all of you in depth as I go.

Thanks again.

Hey all,

I have been living in MD for about a year now and am going to purchase my first property in Baltimore but I am unsure of the neighborhoods to avoid.  I have done the crime overlays, looked up reviews etc and I am pretty sure I have a good feel for a few of the right and wrong places but I would appreciate a local to help me out!

  Let me know if anyone would be willing to spend an afternoon or a morning to sit down and show me the ropes, lunch/breakfast on me!