All Forum Posts by: Dan H.

My wife, son (12 years old) and I (H3 Properties) specialize in Escondido multiplexes so we are in your area.  We have 10 units (5 properties: 4 in Escondido, one near Mesa College).

I am also new to BiggerPockets but we have been investing in real estate for 12 years (purchase to rent with positive cash flow) and my Mom did it when I was pre-teen and her estate (my step Dad) still owns and rents some of those properties.  So I have been supporting the real estate for profit business for decades but always part-time (so I know a fair amount but have a lot to learn).

Are you planning on flipping or holding for the long haul? I think it is a little harder to get financing with minimal capital for holding as any financing either must be longer in duration of hope you can increase the equity in the property to allow a refinance. Where do you desire to purchase as San Diego is a big area? What sort of properties: SFR, commercial, multiplexes (2-4 units), apartments?

Plug: We are always on the prowl for additional multiplexes that are a good value in Escondido.

I have found out the best way to find someone good and cheap is through trial and error.  Most cheap handymen are cheap because they are not that good in some manner.  You can find many cheap handymen to choose from on Craigslist.  You try enough and you will find someone that you would trust to do stairs with high quality work (the diamond in the rough).

I had a great, reasonable price (started cheap but as he was in greater demand his price rose but he was so good he was still a bargain) handyman but unfortunately his mom had a stroke and therefore he is now typically unavailable.  The handyman I have doing most of my work now I would not trust to do a good job on stairs on his first try, but he is cheap and can do many of the simple tasks (sometimes requiring 2 trips).   He recently installed a garbage disposal and did not pull out the dishwasher plug requiring a second trip (still much cheaper than a plumber as labor cost was $45 and no markup on the garbage disposal).  He also recently tried to install a tenant supplied security screen door but did not start by determining if the tenant had purchased the correct size door (they had not).  A total waste of an hour of labor costs.

Therefore pay for a qualified installer or realize that there will be some set backs due to using cheaper labor.  If the handyman learns from his mistakes you will also eventually have a decent handyman that can do a wide range of tasks.

@Matt Holmer

They sell units with multiple interior units with one exterior unit and I have seen some of these in Europe but the two I had installed were single interior.  The 3/1 unit had a 12K BTU unit.  I think the 4/2 had a 24K BTU (it was ~5 years ago) and required an extra drop from the utility company and a new panel. 

With one interior unit they work best with open floor plans but neither of my units are very open.  For bedrooms to get any significant cooling the doors must be open.  For more money you could opt for multiple interior units for better heat/cooling of the bedrooms but at some point the cost will start to approach forced air HVAC.

I think the tenants are mostly happy because they went from no AC to having AC.  A big reason I put them in is that the 4/2 had 2 wall type heaters and one had been flagged as dangerous by the local utility company.  So I was going to be either repairing or replacing a wall heater regardless.  There was no existing ducting due to the heat being via the wall heaters.   The wall heaters have the same issue with heating bedrooms (i.e. they heat the bedrooms best if the doors are open).

I think the need for multiple interior units depends on the expectations of tenants.  Where most of my units are (Escondido, CA) it is hot but the tenants do not expect air conditioning.  I have one unit with a new (1 year old) AC (fairly efficient) that they do not use the AC due to the cost. 

The 2 units I am considering installing Splits into now not only do not have any ducting but they have no attic (vaulted ceiling everywhere which adds to the heat issue).  They both have a single wall heater for heating.  So a central interior split would match what they currently have for heating and would provide them some AC.

I have installed 2 Fujitsu Split units in rentals.  They are common for years in other parts of world (I see many in Europe where the heating is often primary radiators (no ducting) with Splits providing supplemental heat and AC).  I therefore believe the technology to be established and the units to reliable. 

The two I had installed were 4 or 5 years ago and they work great and were reasonable cost.  One was for a 4/2 (1500') and the other for a 3/1 800' (it is really 2/1 with bonus room that tenants use as a bedroom).  Both of the tenants love them.

However, I recently got a quote for 2 different rental units from the same contractor as did the other install and the price was significantly higher than previously (over twice as much money).  I question if my HVAC person simply has more work now and can charge a premium.  The 2 new units are to be put in 2/1 of almost 700'.  The quote was over $6K each (my 4/2 unit was less than $3k 4 or 5 years ago).

In summary I think they are a good solution especially where ducting would be difficult.  However, I am not going to pay $6K to get it installed per my most recent quote.  I may seek other quotes or look into the feasibility that my handy man could do the install (he is only an OK handyman, I used to have a great handyman (that I would trust for this installation) but his Mom had a stroke so he does very little work for me recently).

If you go for the self install I would be very interested in the details.

I have install Fujitsu Split HVAC in 2 units and they have been problem free since installation 4 or 5 years ago.

I have seen good customer satisfaction feedback for Pioneer, Gree, and Elegance but have no first hand experience.

I am looking for same type of information (good installation at good price) for San Diego (Escondido) Ca area.  I have one quote and it is for more than twice what he charged me 4 or 5 years ago (quote is for $6K).  I will not be adding AC at that cost to the units.

I have installed 2 Fujitsu Split units in rentals.  As @Ronan M indicated they are common for years in other parts of world (I see many in Europe where the heating is often primary radiators (no ducting) with Splits providing supplemental heat and AC.  I therefore believe the technology to be established and the units to reliable.  

The two I had installed were 4 or 5 years ago and they work great and were reasonable cost.  One was for a 4/2 (1500') and the other for a 3/1 800' (it is really 2/1 with bonus room that tenants use as a bedroom).  Both of the tenants love them.

However, I recently got a quote for 2 different rental units from the same vendor as did the other install and the price was significantly higher than previously (over twice as much money).  I question if my HVAC person simply has more work now and can charge a premium.  The 2 new units are to be put in 2/1 of almost 700'.  The quote was over $6K each (my 4/2 unit was less than $3k 4 or 5 years ago).

In summary I think they are a good solution especially where ducting would be difficult.  However, I am not going to pay $6K to get it installed per my most recent quote.  I may seek other quotes or look into the feasibility that my handy man could do the install (he is only an OK handyman, I used to have a great handyman (that I would trust for this installation) but his Mom had a stroke so he does very little work for me recently).