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All Forum Posts by: Christian Hutchinson

Christian Hutchinson has started 45 posts and replied 346 times.

Post: Drug Dealer Interference with Neighborhood Flip

Christian HutchinsonPosted
  • Investor
  • Detroit, MI
  • Posts 360
  • Votes 354

I've dealt with this 3 times. Cameras, dusk-dawn/motion sensor lights, high-powered LED lights. The customers don't want to be caught on camera they might be "respectable" people.

If they are smart drug dealers they move to another corner, if its just a band of wild young kids slangin they might do something stupid not realizing they are fast-tracking police attention. Be non-confrontational, the fact you are asking on this board means your scared. I walked up to a group and asked them "if they were lost, or needed help" they immediately dispersed.  these guys feel invisible to the outside world be acknowledge startles them.

Originally posted by @Jackson Seedott:

Hi Everyone,

I recently found a potential deal in Detroit for 4 - 2br/1 ba units (multifamily building) in a decent neighborhood from what I have researched. Asking price is $15k, but the listing is FSBO and states that there is an outstanding water bill and taxes to the tune of $45k. Without walking the property myself, I would conservatively estimate that the rehab would be $50k, and from what I've pulled I am estimating this would have an ARV of $95,000. With that being said, given these numbers would the water bill be a deal breaker for you? Following the 70% rule, the asking price gives me flexibility with the rehab budget, but not if I consider the water bill as part of the rehab. I've never dealt with a problem like this before, and I'm wondering if I'd be walking into a trap, or if this is a problem that if solved could benefit me greatly. Thanks in advance for your replies!

 If you have a purchase agreement, go to the Water Dept and negotiate a settlement.  basically they want to ensure a new owner is buying not a previous owner lowering the bill.

Then on deed receipt you go back and they clear it

Make sure you get their offer "range" in writing.  Probably will take you 3 hours in total to handle this.  I did mine at the Service Center on McNichols and Gratiot on the eastside, 3 years ago.  I had a 14K water bill they lowered to $200 for an "admin charge"

Post: Dropping out of High School.

Christian HutchinsonPosted
  • Investor
  • Detroit, MI
  • Posts 360
  • Votes 354

a popular thing, I'm hearing and seeing in many recruitment databases is families are leveraging online schools to fast-track through HS? Maybe thats a option, dont drop-out figure out a way to finish faster.

Post: Thoughts on college?

Christian HutchinsonPosted
  • Investor
  • Detroit, MI
  • Posts 360
  • Votes 354
Originally posted by @George W.:
Originally posted by @Jamie Atkinson:

A lot of talk about STEM, learning a trade, MBAs, and the like, but what about a good ole liberal arts degree?

I'm dismayed by the general deemphasis on the humanities.  

Conventional thinking has evolved regarding folks paying through the nose for pedigree and miring themselves in debt as they begin adulthood.  Rightly so.  Pedigree and the cost to attain it is increasingly a bad idea for most folks.  

However, we should be careful not to throw out the baby with the bathwater, so to speak.  Who'll be left amongst us to put all of our great economic and scientific advances into a proper historical context? Google won't help us.  Food for thought.  

Lots of great points but college is not for every single person. Do you think with artificial intelligence, there will be a day where computers outpace man in scientific discoveries? 

I understand you didn't go to college so you take the default position its a binary choice "to go or not go". You have chosen not to go, and its an exercise for yourself justifying your actions; its not.

Which I said in my last posts.  This about placement on the value-chain.  Lets take some really good comparisons:

HVAC Technician vs HVAC Engineer (Mechanical)

So Median pay is $87K for the Engineer its $47K for the Technician.
Trade School costs money and will get you to various levels of certs in 6-18 months.  Or a local union offers you a slot and they offer you a training wage of $14/hr mixed between classroom and job-sites. So its co-op basically. You get $2/hr wage increases as you move up the program, and finish at the final wage of $26/hr in two years. Then if you get your card/journeyman you get more.

Even if someone spends 5 years at University, assuming they made $0 (which is rare) and spent $100K+, which is again rare, that means you didn't work, and paid for tuition, fees, food, housing completely using Student Loans. You come out ahead in going to college in 10 years.  Because a Technician gets paid based on hourly output, and the wages paid is fairly fixed.  IF the Technician multiples themselves via a business of course they make more money. But that's a small percentage of people entering the trades.  I see Engineers working until they are 70 all the time. Tradesman typically cant make it that long, or significantly cut back their work after a certain age (50s).

Most trade schools run about $15K-$18K for a year. If you get a union/organization to train you of course its cheaper.  But thats no different than my buddy who had his company repay his 15% of his loans every year as long as he performed a certain level. Or another went into finance and got a scholarship from a Utility Company, and then had Internships paying $25/hr every summer.

Then of course people will say STEM has a return on investment always. Which yes, it does.  But I have a "Liberal Arts Degree" that often gets made fun of.  But I moved into a technical field where I leverage the knowledge regularly (couple Accounting, Systems, Database courses go a long way). Then in my Real Estate business same thing.  I work in Data Management/Governance and Analytics.  But I made $20K-$30K a year while I was in college for 6 years, I ended with $22K in debt (I went to Community College first). I make over 6 figures now in my 9 to 5, plus I have 15 properties, then a limo service. I graduated college in Dec 2008, started off at $9/hr, then jumped to $15.50/hr in 2 years, $48K 2 years later, $70K two year later, and 2 years after that six figures. Also from 2009-2016 I was a Guardsman in the ANG and earned money(in addition to my 9 to 5 wages) that way (plus a signing bonus).  

The moral of the story is basically there is more than one way to skin a cat. When people are debating this topic its often anecdotal, and emotional no true data backs up people's claims of what is being made in the trades, from BLS, IRS, or even Census Data which tracks job profiles of top 10% earning households at the Census Tract, or Zipcode level. Saying you will go into debt $100K+to get some viewed low wage earning degree ex. Underwater Water Basketweaving, or Gender Studies (favorite catch all for this comparison).  Versus paid training in a skill trade making $55K in 9 months (which is rarely the case) Only 5% of people attending undergrad leave with more than $100K in loans. Even more, when looking at what jobs make up what income brackets in density look at this study (2014 so little dated), Laborers are low on the scale and Truckers range greatly up and down the scale. But are less frequency as they move up the income scale. The trades are a great tool to potentially create a robust business, but it will not get you into the top 10% of household earners which is about $160K nationally or $180k in my state of Michigan or $270K in NJ (your state).


AI and Productivity tools have been disrupting the labor market sign Eli Whitney created the cotton gin. In 1915 Henry Ford employed 1400 people with his famous $5/day wage (who met the requirements lol) who had to complete this arduous process of nailing together fabricated parts. Well someone invented a nail a gun, 2 years later he needed only 300 people and he didn't need a to pay them $5/day anymore. I have literally installed an ERP system that allowed organizations to reduce their headcount from 100 people in support staff (clerks, accountants, admins, etc) to maybe 40-60 people in 3 years. I am working on a project at a Fortune 25 company that will reduce headcount of 300 people on go-live. This ranges from warehouse workers to people doing reporting (financial and operational) on inventory.  The classic "mailroom" job at many companies are gone.  Before companies needed hundreds on people to distribute communications across multiple work-sites in a small area. Today 5-10 people manage all the communication applications for organizations with 10,000+ people. If anyone remembers Cadillac's Commercial a few years back of the dancing robots people felt it was tone deaf because those robots put lots of people out of work.  My wife's uncle programs these type of machines at $95/hr (advanced degree in Physics) and he drives all over Michigan, OH, and Ontario servicing them. It wasn't only blue collar workers wiped out, but millwrights too. 

Anything thats a repeatable process will be wiped out by AI. Thats call centers agents, or even entry level accountants.  Robots/Machines will wipe out jobs always.  A friend of ours is an anesthesiologist makes about, $400K, well his hospital employed over a dozen.  Because of monitoring and medical technology on shift they have one doctor monitoring machines of patient vitals throughout the facility, another making rounds, and another to respond to emergencies/codes. They cut their needs for a high-cost, critical role in half almost and each remaining doctor got a nice little bump in pay. 

Post: Thoughts on college?

Christian HutchinsonPosted
  • Investor
  • Detroit, MI
  • Posts 360
  • Votes 354

You always go to college.  Right now for numerous reasons people like to bag on college. Its a semi-good economy and lots of people in the trades aging out of system.  15-20 years ago people said it was stupid to go into teaching because Teacher College was nearly as competitive as many law schools, or PT schools but the salary wasn't there.  Now tons of teachers are retiring and many states have programs in place to get people certified to teach in a fast-track.

College gives you connections, lets you see a different world, take chances as something new with minimal risks.  Start a business at 25 you are out of $100K very quickly, try a new major you lose $8K.

College removes a barrier to entry, not having it keeps it up.

Everyone talks about how much skills tradesman make as a talking point but no one talks about how quickly their body breaks down from physical labor, and many of these tradesman don't make that much money.  Its an eat what you kill business.  Ask electricians what they did for work from 2007-2011. It was bad.  Ask many White Collar Workers what they did, and they survived pretty well.

Saying I'm going to be a plumber for 30 years is a bad idea, health is not on your side.  Saying I'm starting a plumbing business where you leverage those skills and within 10 years you never crawl into another sewer, or crawlspace is brilliant.

Post: Investing in Detroit

Christian HutchinsonPosted
  • Investor
  • Detroit, MI
  • Posts 360
  • Votes 354
Originally posted by @Travis Biziorek:
Originally posted by @Marisa R.:
Originally posted by @Todd Douglas:

@Marisa R. Morningside is growing indeed. I am anticipating the growth of the surrounding areas right outside of both neighborhoods values are still tremendously low(Chandler Park Dr, etc.) My buyers are hesitant when it comes to purchasing in those areas. 

I think this is called the ripple effect. Something has to give, its a bit like University District where prices are over $200,000 and there is high demand, neighbouring areas such as Bagley benefit from this as it is a lower price point where buyers who cant afford University D will just into the next suburb/area.. the ripple effect.

 Absolutely. I talk about this with friends all the time. You can look at it from a micro level (neighborhoods) or macro one (cities). From a macro perspective you see it in the suburbs with folks getting priced out of certain areas (like Troy), moving to places like Royal Oak and Ferndale until those get too pricey, and now moving to areas like Hazel park and Hamtramck.

On the other side you have downtown seeing massive corporate investment, and rents/housing prices are rising quickly. IMO this creates an interesting effect where people who want to live closer to downtown are getting pushed increasingly further out to other Detroit neighborhoods while you have people who want to be in the suburbs who will (again, IMO) eventually start buying into Detroit neighborhoods. 

I believe it's not a matter of if this will happen but when.

That said, there are many areas in Detroit that are going to require serious investment, likely from the corporate or government side of things. There's still a lot that needs to be done. But right now there seems to be a mental barrier at the $1,000/month rent price unless you're downtown or in a niche area like the University District. I think we're going to see this change soon and the $1,000+ monthly rents are going to be common.

 If you know what I mean your "average" Detroiter isn't isolated to just a few areas. Most people relocating to Detroit, won't consider many neighborhoods.

I had "Detroiters" turning their nose up at living in Brush Park in a 2 bedroom for $1000/mo in 2014.  Today, that price is $800 under market.  Right now in the North End non-Detroiters are buying homes, or renters are moving into renovated places.  price tag for a 2bedroom is $1100, sounds pricey but if you are South of I-94 that number is about 1300+ and increases more south of Ferry, Warren, Forest, Canfield, Alexedrine, and Mack about a $100 at each street. Then "Detroiters" are priced out.

Detroiters view when a neighborhood is transitioning that they could rent a house in a place off 7 Mile for under $1000.  So why would they pay double that for an apartment.  Or a house. They view it its a 1200 sq ft house in Detroit and its all the same basically.  New-comers or relocaters, they view it as the closer you are to the action bars, universities, jobs, etc the property is worth more.

Post: I sold a business. Do I invest or pay off debt?

Christian HutchinsonPosted
  • Investor
  • Detroit, MI
  • Posts 360
  • Votes 354
  • I would payoff the vehicles
  • get a job/business to replace that income
  • Wait 12-18 months, i think there will be some changes in the investment environment.
Originally posted by @Travis Biziorek:

Purcahsing for $30k-$50k in A/B neighborhoods, putting <$10k in and selling it for $80k-$130k?!

I had a dream like that the other week too. 

I'm focused on buy and hold in Detroit, generally looking for homes that will hit the 2% rule in the $40k-$50k range. These homes generally need $5-$10k of work just to get fully rent ready/compliant. And trust me, they aren't worth $80k-$130k once done. They're just up to market for the area, maybe $50k-$60k.

 Amen,

I have been trying to think of the term on what to call Detroit Housing.  I really have determined over the last 6 years its annuity.  The money is put in, the value wont spike. But you will get steady payments in perpetuity. In fact, my Dad has partnered with me on a couple deals for say $20K in cash, he just wants $500 forever lol. no name on the property etc, just $500/mo.

I just had a triplex appraised because I wanted to use it for collateral. We estimated the property was worth $125K, we came to those calcs based on published sales literally on the same block, or attached blocks using $/sq ft. Well none of the transactions were closed MFH. So our appraised value is 59600. So 3 years out the appraisers say we are underwater. Okay fine, you live with it. We couldn't finance because titling issues (in business name not personal). So I took the appraisal and went to some small local banks. They said they way under valued the asset, but they would give me 90% LTV on a LOC. They did that and our credit isn't perfect. They stated they have investment clients who have paid double-triple for way less that were not bad deals.

As I have said in numerous threads, I never catch a break in Detroit regarding banks. People in BP say they do and I run into people in neighborhoods who say they do but you can never get the full story on how they got access to capital.

@Greg Scott I have text messages they were leaving and dodging paying

@Chris Kelch There was no, lease. The tenant said he was paying in cash.  Which I said I take, money order, cashier check, mail, epay at Bank of America, direct deposit at BOA, CashApp, Venmo.

The next day he said he was moving out.

I just purchased a 3-unit property in a Metro Detroit Suburb in Wayne County, 4/1/2019.  The tenant dodge for the first 10 days of the month, then said they were moving out.

The property appears abandoned, but some personal items has been left.  I have changed the locks on the other units and entries, should I change the locks on the now vacated unit.  The "former" tenant is not responding to calls or text messages for the last week.

I have never dealt with this as I have typically bought properties empty, or tenants have negotiated in good-faith for an exit, and paid appropriately.

How do I handled this because I wish to start renovations.