All Forum Posts by: Gregory Schwartz

 This is from personal experience, the housing authority is the problem. The section 8 tenants I've managed have been easy to work with. So yes I don't willingly giving up control to a sluggish governmental agency haha 

Interesting... Has any other state passed similar laws? I'm curious to hear how other property managers and landlords are navigating this.

Here in College Station, TX, I don't accept Section 8 applicants. I don't foresee Texas implementing a similar law, but I'd be interested to know how this change has affected others.

Side note: It's not the Section 8 tenants that I'm avoiding, it's the government bureaucracy that comes with it.

I've found that the more you share, the more you can grow your network and connect with like-minded people. So, I'd love to learn more about where you're at and how we can help:

Where are you currently in your real estate investing journey?
What strategy are you most interested in—flipping, BRRRR, wholesaling, or perhaps Airbnb?
Is there any specific area where you could use some support or advice?

(Also fill out your profile with this same info)

Looking forward to hearing more! 

It protects the PM if they are involved in any claims. Many PMs ask for this in their agreements to reduce their own liability exposure.

Jumping into REI with no capital is not worth the risk. I'd recommend having enough to close on the deal + rehab + $5k in reserve as a minimum.

A common mistake in my area is to ignore Hotel Occupancy Tax. For us that's 15% off the top line 

 Very similar to my units. We are about a mile from Texas A&M. I like your model for the start and end dates for your units. We do a similar thing for our long-term tenatns, leases start and end in July so that we maximize the demand and stay "in season" 

100% occupancy sounds great, but for a bigger portfolio or apartment complex, it usually means you're leaving money on the table.

Here’s an extreme example: I could rent out 100 units at $500 a month and make $50,000. Cool, right? But if I bump rents up to $900, I might drop to 90% occupancy because it’s harder to find tenants. Even then, I’m bringing in $81,000 a month. That’s $31,000 more—totally worth a little vacancy!

Also, keep in mind occupancy is usually calculated yearly. Sure, you could be fully occupied today, but if you’ve got a week of downtime between tenants, your yearly occupancy for that unit is actually 98%, not 100%.

That being said, I know there is a sweet spot for LTR and STR and I assume there's a sweet spot for MTR. I just feel like maybe its a lower % occupancy than what Im currently running.

I’ve heard that 100% occupancy for LTR often means rents are below market. So, what occupancy rate is considered “too high,” and when should I consider raising rates on my MTR?

For context, I have 7 MTRs listed on Airbnb. I’ve tried VRBO and Furnished Finder, but they didn’t perform well in my market. In 2024, my occupancy rate was 90.2%.

Am I missing out on income? I don't want to be the guy who is happy with his occupancy while his income is 30% under market. 

This is not the way to analyze a deal. Dont fall into the $/sf trap or start thinking "$50k SHOULD be able to update a small house". Take the time to break down what needs to be repaired and what upgrades you will be doing. Rough numbers are ok but at least list it out.