All Forum Posts by: Greg Weik

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $469,000
Cash invested: $230,000

This is one we never really thought would be a rental. We purchased it back in 2012 as an owner-occupied house and made a lot of updates over the years. Rental rates in the area for single-family homes have skyrocketed due to a lack of supply, allowing us to rent this one in a single day for $4200/month.

What made you interested in investing in this type of deal?

Single-family homes are my specialty. Appreciation and stability are king.

How did you find this deal and how did you negotiate it?

Paid market pricing for it back in 2012.

How did you finance this deal?

Conventional

How did you add value to the deal?

We re-did most of the property just for our personal preference, but it ended up helping on the rental side and the appraisal side.
We could have rented it for close to the same amount without all the added extras. Cliff's notes on what we did - Renovated kitchen, renovated master bathroom, renovated garage, renovated basement, new paint, new roof, new slate floors, artificial turf front and back.

What was the outcome?

The property appraised for exactly $1,000,000 just a couple of weeks ago, thus appreciating over $500,000 in a 10-year timeframe. Now that it is a rental and a great cash flow property, we are excited to add it to the portfolio. For those interested primarily in cash flow, I would urge them to look at appreciation much more closely. If you can acquire single-family homes in the right areas, appreciation is typically excellent.

Lessons learned? Challenges?

Buying a single-family home in an established suburban neighborhood is, IMO, the best investment you can ever make. It's one we have repeated a number of times now. We only own 7 properties, but the wealth-building upside from buying the right single-family homes can't be overstated. The challenge is of course acquiring the right property in the right area, but if you know your numbers and if the homes will break even with rent, they tend to be great investments.

 Hi Lacey, just ask the tenants for it. 

The number one issue we hear from new clients to RES, who came to us from other PM Companies is: communication. 

More than mistakes, more than fees, more than anything, it's just clear and timely communication.  

Deceptively simple, and yet most PMs just can't get it right. 

Of course, if I were hiring, I would not set the bar so low. Communication, yes, but also I need a great fee structure, a sense of urgency and a team of competent professionals who have an "own it" mentality.  As I get older and wiser (hopefully), I would also want a PM company staffed by property owners (at the least) and ideally investors themselves.  

As for this "They tell me the tenant is breaking the lease and how they are going to handle it before the tenant actually leaves and I'm stuck with a surprise vacancy." @Nathan Gesner it's actually our company policy to NOT inform clients if a tenant tells us they are breaking their lease.  A couple of main reasons:  1) They often do not end up breaking their lease, and 2) When they do, the full security deposit plus the balance of the Improper Termination Fee goes to the client making them more than whole and it's a more impressive communication from RES to say "Here's what happened, here's what we did, here's a bunch of extra money for you."  No need to rattle a client with the news that a tenant "might" be breaking their lease.  

This is a fun conversation for me, personally.  We manage rental properties all up and down the I-25 corridor so I have a great front-row seat on development.  

Right now, I think Colorado Springs is the next explosive market.  Development is moving ahead, full-steam, areas east of I-25 off of Interquest and Briargate.  Rental rates are still pretty low, but so are purchase prices.  We see most of our CS single family inventory rent quickly and to qualified tenants.  

The affordability gap between Denver and CS can't be overstated.  This will continue to drive people from Denver metro areas and down to CS.  

The 5 rental houses I own currently are all in suburbs of Denver (1 in Aurora by Southlands, 2 in Littleton, and 2 in Centennial) but my next acquisitions will be in CS no doubt. 

 I don't know enough about your situation to give you guidance... may be too late in your case.  Just double-check that in the future! 

Hey @Dan Krupa, it may make sense for you to explore opening a PM franchise, given your experience.  Even if you carved out a niche in Kansas City, MO, a good franchise is going to point you in the right direction for scaling your operation and winning the battle for new doors, as well as maximizing profitability per door. 

Echoing what others have said, screen them as you would screen anyone.  Generally speaking, they are going to be less risk.  

The military escape clause is important to understand.  Sometimes we see military members (who don't know I'm a veteran) pull the TDY (Temporary Duty Assignment) paperwork and claim it's the same as a PCS (Permanent Change of Station), because they want to break their lease.  Ha, nope!

I also agree that the biggest risk will be E1-E4.  Any Officers (O1 on up) are going to be less risky, but I would still let credit scoring guide the process.  For enlisted guys, make sure you get the contact information of their "first shirt."  They will know what that means and it will keep them on their toes. 

18-year-old guys and gals are still going to be 18-year-old guys and gals (the E1s).  I should know, I enlisted in the USAF at 18 years old and served 4 years.  I stayed in base housing, but I know plenty of friends who were definitely not ideal tenants...

Colorado State Representative Ruby Dickson did email me back...  my response to her (which I'm sure will not be answered) is in her text below:

On Thu, Mar 16, 2023 at 11:21 AM Rep. Ruby Dickson wrote:

 I find @April Mattin's experience eye-opening.  Our clients aren't involved with any part of property management.  Things like whether a tenant has a key on move day (we use digital door locks anyway) and having to buy lockboxes... these are things clients should not be burdened with. 

@Torrey De Armas, you have some premises in your post that don't add up.  $1250 "listing fee" to take photos and list a property is certainly not much of a value proposition if that's what's being charged.  Contrast that with our $500 leasing fee which is only paid to us after we've done the marketing, video tour, showings, found tenants and actually rented the property.  We also show properties in person, whereas I believe Nomad uses the "unattended showing" approach.

I can't speak for everyone, but my clients seem to really value the fact that RES handles everything for them.  There is no a-la-carte management with us.  We don't "help with repairs and vendor sourcing", and frankly I don't know what that means.  Part of the job of a PMC is to own every aspect of property management and to see things through. This includes finding and vetting vendors, following up on estimates and completed work, and making sure turnover is as quick and painless as possible.  

Also, our fee is 7% but capped at $149.  Most of our clients pay us $149 and they get full service management. 

Interestingly, in the past few years that I've been watching Nomad, their reviews have gone from a solid 5.0 on Google (mostly fake I assume) way down to a 4.2 now.  Recent reviews are packed with 1 star experiences with the company.  I take reviews with a grain of salt, but it looks to me like as I posted here a year ago, gimmicks are not a recipe for longevity in property management. 

 Hey @Drew we use Propertyware as well and find it to be pretty customizable.  Do you make use of custom fields?  They are the backbone of our operation and one of the main reasons we won't switch to Appfolio (no matter how much they hound us lol)