All Forum Posts by: Account Closed

Go on ebay and buy a 'Lightning Air' purifier. Place it in a room on high overnight, open the windows and air out the room then move on to another room. This purifier creates Ozone in high amounts which will neutralize odors. 

I am in talks with a local investment company to purchase an interest in one of their notes. However, looking at the Deed, the Trustee is listed as an individual, who is the owner of the investment company, while the beneficiary is listed as the investment company itself, which is a Texas LLC owned by the individual. My understanding is that these two should not be the same; however, I can see this being possible since an LLC is considered it's own separate legal entity. Is this correct?

(Apologies for the long-winded post!)

My second remote rental rehab is in the books! Here's my journey and lessons learned along the way! Photos/Quote Details provided!

Shout out to @David Greene because if it wasn't for the wisdom he imparted to us in show #169, I likely would never have had the courage to rehab and own a property remotely. 

THE DEAL:

• MLS Listing
• 3BR 2BA // 1950's SFH // 1350 sqft
• Originally $134k; reduced to $119k
• DOM: 6 months +
• Blue Collar B-class neighborhood in Bossier City, LA
• 3BR Market Rents $1000-$1150 // 4BR Market Rents $1200-$1350

This property is in one of the best school districts in Bossier City and literally walking distance from the elementary. It is very well built but what really piqued my interest was the potential to convert the formal dining to a 4th bedroom simply by adding a door. 

THE NEGOTIATION:

• Initial offer $95k w/ 2% Seller Concessions
• Counter 'Final' Offer Received at $115.5K
• Counter 'Final' Offer of $115k with 2% Seller Concessions submitted
• Counter 'FINAL Final' Offer received for $115.5k and 1% Seller Concessions (Accepted)

My agent didn't want counter the final offer but I pushed him to - and glad he did! Even if it seems like a small amount every bit helps.  

THE INSPECTION:

• Overall, property needed ~$1,000 in misc minor repairs
• The roof needed to be completely replaced

Because of the bad roof and the 'final offer' designation from the seller, I walked away from the deal. Two hours later, they offered $4k off ($111.5k) for the roof. I gathered 3 roofing quotes; I needed $7k for a replacement. I offered more at $118.5k with 2% seller concessions and $7k cash back at closin to my contractor - FINAL OFFER. The offer was quickly accepted and the roof replacement cost was effectively rolled into my loan. Amazingly, the appraiser considered the new roof in his methodology and the house appraised for $135k - not including the rehab performed (below)!

The roof was replaced the day after closing; it took the 6-man crew all day but they got it finished. I choose a grayish shingle style and used a 30-year architectural shingle. Everything old was hauled away and the roof looks amazing now!

THE REHAB:

• 2 Bathroom remodels
• New Flooring in Living and Hallway
• Dining room converted into 4th bedroom
• Misc Updates/Repairs
• Landscaping & Tree Removal
• Not quoted on paper but discussed/agreed to include in total price: replace 4 ceiling fans, replace exterior door, add door to formal dining room, install misc items (i.e. smoke alarms, wall outlets where needed, light fixtures, etc)

Original quote included a complete interior repaint (walls/ceilings/cabinets/trim/doors); it was $4.5k. I reduced the painting SOW and  was re-quoted $1800. The contractor's knucklehead painters painted EVERYTHING (not paying attention??) and the GC agreed not to charge me for the additional painting as it was a mistake and outside the agreed upon SOW.

Working with this particular GC remotely was very difficult. I closed on this property mid June and was told this rehab would be done by July 1st. By then, only the demo was done (mostly removing the old tile). The GC went on vacation days later- for two weeks! No work was performed until July 18th after he returns and gets back to it. I ask for picture updates but never receive them. I call/text him ever other day; sometimes he's responsive, most time he's not. Then... radio silence for 5 days! WTH? 

Luckily for me, my Dad lives nearby and checked on the property (he has a key). NOTHING significant done since rehab, only light painting! The house is a mess, AND THE PAINTER IS LIVING THERE!! He is also painting other peoples stuff - IN MY HOUSE - and getting paint on my carpet. Out of caution, I get more bids to complete the project. 

Fortunately, my GC calls the next day; he has been in the hospital with a blood clot in his leg (from driving cross-country on vacation). We had a pretty crucial conversation and re-aligned our goals. We also addressed the painter living there (he handled it) and set expectations that he would replace any damaged carpet at no charge. 

The tide has turned! I get photos everyday with text updates for about a week. Then, nothing for 4 days. Radio silence - AGAIN! My GC finally calls me; his son was in a very bad car accident (he is OK), hence why he was out of pocket. We discussed the timeline again, reset expectations, and he finally moved forward getting the job done literally hours before the new tenants moved in TODAY (08/17/2018). It's now rented for $1300/month.

So, what did I learn here? A LOT!

David Greene is right to surmise that Rockstars know Rockstars! 

1. My husband-wife Agent team was referred by family members, insistently. They are not very good and literally forgot who I was once the sale close. I should have sought out a real Rockstar Agent in the area.
2. I did not vet my GC since he was referred by my Agent(s) on the insistence other investor clients are happy with him. Unfortunately, his failure to keep timelines and poor communication concerns me. I should have vetted my GC more thoroughly (trust, but verify).
3. My agent(s) offered Property Management services to me on my rentals. I told them 'no thank you' but I would like for them to act as a 'leasing agent' and find a renter for my (first) property. I later learned they did not provide 1.) Application services, 2.) background check and screening services, and 3.) Lease agreement creation and execution services. I had to figure this all out on the fly!!! I should have asked questions and set MORE SPECIFIC expectations early on. 
4. My GC had a hard time on my first property getting everything done, despite the email list I sent him. He missed 3 items. For the second property, I created a checklist and told him that he will no get paid until all items on the checklist can be checked off and the quality of work is acceptable. This really helped a lot because I kept going back to the checklist. I need to use checklists more often, especially to keep contractors from forgetting to complete smaller items. 
5. Before providing final payment to my GC on my first property, I gave the work list to my Agent and asked him to make sure everything is complete. He went to the property and said it looks good. When I asked if everything on the list was done he said the property looks very done and is finished. The GC missed 3 items and had to come back, reluctantly, after I paid him! I need to always trust but verify in everything I work with others on.

BEFORE PHOTOS:

SNIPPETS FROM MY CONTRACTOR QUOTES:

POST-REHAB PHOTOS:

ANALYSIS NUMBERS (ANNUAL):

• Down Payment: $23,700
• Closing Costs: $1,455.80
• Rehab Budget: $8,500
  
  • TOTAL CASH INVESTED: $33,655

• Gross Income: $15,600
• Insurance: $811.32
• Property Taxes: $1254.50
• Vacancy @ 7.5%: $1,170
• CapEx/Repairs @ 5% total: $780
• Management Fee @ 10%: $1,560
  
  • NET OPERATING INCOME: $10,024.18
  • PURCHASE CAP RATE: 8.45%
• Debt Service: $6,638.76
  
  • NET CASH FLOW: $3,385.42
    
  • CASH ON CASH RETURN: 10.06%
    
    • NET CASH FLOW (w/out mgmt fee): $4,945.42
      
    • CASH ON CASH RETURN (w/out mgmt fee): 14.69%

@Jason Tucker You will find in your research that in the vast majority of areas where housing prices are $130-$145 and less per sqft (Including Land), Modular Homes will not be ideal. There seems to be only two types of  Modular builders out there; high-end luxury (i.e. Modern) and basic builder grade (i.e. shaker siding). For the few High-End luxry builder's I've located, pricing is anywhere from $115-$145 sq/ft NOT including land/grading. 

You may consider taking on the GC role yourself. While I am not a builder, the process seems pretty straight forward. I pieced together a quick write-up a while back on my best personal 'educated guess' on how to do this (link below). In the end, so long as you are 80% sure, everything should work out. If not, work to minimize additional costs/losses and consider it the price of tuition to the school of hard knocks!

https://www.biggerpockets.com/files/user/HawkinsLJ...

@Justin Owens what sort of facility, specifically, are you going to operate? Senior Living, Elderly Care, Alzheimers or Dementia? I've heard there are challenges with them all. I also read there are companies that you can outsource all personnel to. Yes, you may have less profit margin on the business side but it will still be higher than a long term rental. 

@Natalie Kolodij I wouldn't say I am asking about how to get away with tax fraud, that would be crazy. I am just exploring any potentially creative solutions that are well within the legal bounds of the law - or at least the grayish areas!

I understand how the plan administrator would not allow such transactions but having a Checkbook SDIRA it seems like the plan administrator is very very hands off. As far as they are concerned, the SDIRA is invested in shares of an LLC. They haven't ever really expressed interest in knowing what the LLC invests in.

I've been contemplating how I can best partner with my SDIRA Checkbook LLC so that we both benefit. I understand that I cannot simply straight borrow from it, even if the terms are on par with the market. However, can I establish an LLC - which is it's own separate entity - and lend to the LLC? And just going out on a limb here, if I cannot/should not do so because I am a disqualified person, can I simply register the LLC in a state with excellent privacy laws?

I am looking at a property to rehab and cash-out refinance but would rather work with the SDIRA Checkbook LLC as a private/hard money lender instead of using a third party.

So, I am sure there will be a lot of 'you can't' thrown around. Even so, in true Rich Dad fashion I'd like to ask 'How Can I?' Options?

Moreover, If someone does engage in prohibited transactions, how would the IRS ever find out? Will it only be discovered during an audit or are there some other checks and balances in place?

@Brian Washburn Just my Two Cents here but most people like having carpet in the bedrooms since it doesn't look as dirty as hard flooring (i.e. dust/pet hair). I prefer to tile all living areas, bathrooms and kitchens with a wood-like ceramic and just put carpet in the rooms. As for the expense, hard flooring should be around $4 per sq ft installed and carpet will be much much cheaper. If you are worried about tenants messing up the carpet, just up the security deposit. 

@Andrew Dao Kudos on your transparency! So, what's next? You should find a ~2,000 sqft SFH with an ideal layout to split into a duplex!

@Cameron Belknap FHA loan rules in HUD 4000.1 mention not counting the basement as part of the Gross Living Area; however, part of the FHA requirements found in HUD 4000.1 includes a section on "converted spaces" which states:

“The Appraiser must treat room additions and garage conversions as part of the GLA of the dwelling, provided that the addition or conversion space…is accessible from the interior of the main dwelling in a functional manner; has a permanent and sufficient heat source… and was built in keeping with the design, appeal, and quality of construction of the main dwelling.”

Furthermore,

“The Appraiser must analyze and report differences in functional utility when selecting comparable properties of similar total GLA that do not include converted living space. If the Appraiser chooses to include converted living spaces as GLA, the Appraiser must include an explanation detailing the composition of the GLA reported for the comparable sales, functional utility of the subject and comparable properties, and market reaction.”

I am a layman on this matter, nonetheless this is my interpretation: Unless this "4th Bedroom" has a permanent heat source, is completely finished out according to spec with the house, and comparable to neighboring properties with finished basements, then there is a good chance it will not appraise. This is especially true given the discretion to count it as GLA  is largely up to the appraiser who may choose to appraise conservatively. 

FWIW it sounds like the listing agent dropped the ball by not indicating that it is non-confirming. You may wish to use your option period to get a few quotes on the egress window and talk to pros who have done retrofits in the area to gauge potential permitting office difficulties.