All Forum Posts by: Isaac S.

I have seen similar types situation where they use shade/mesh or fabric panels that are very easy/inexpensive to have tailored by an upholsterer or DIY and can look relatively decent...they add zero structural nor do they satisfy any sort of building codes....but serve only to avoid goofy accidents of a child getting their head or an appendage stuck between the bars.

best of luck!

Hell NO!!!! I am in Los Angeles, with all my units being LA City RSO(Rent Stabilization Ordinance) WAY more stringent than the recently passed state rent control measures....and your tenant is asking for what we have to pay for lease buy out of qualified units....that generally have a 100% upside, and that can take about 6-8 years to show a ROI, after all cost of relocation and improvements.

Ultimately it makes sense for us when you compound the returns and the appreciation, because you go from $1200 to 2400 in rent, but in San Diego you do not have the same RSO requirements, so they are just trying to extort your profit...just my 2c

@Joel Owens speaks the truth!

being about 10 years away from retirement and not quite at the networth where the easy NNN money works perfectly for me to have cash flow and capital preservation, I am still actively managing and growing my apartment portfolio, in hopes of shifting gears in the future retirement to that "mailbox money"....

NNN is the most passive type of RE I would feel comfortable with, as opposed to DST's, REITS, syndications, TIC, etc.

In regards to NNN, there are hundreds of business in my city that have been around for my entire life, and others that may close/retenat after 20-30 years, but as Joel said, if the underlying commercial RE fundamentals are solid, you will have a new tenant or be able to exit, with appreciation, easily.

The only catch is that, you need to be high enough networth to be able to acquire that type of premium commercial asset and to carry the 12- 18 months of vacancy(if necessary) and  go without the cash flow(if necessary) during that time.

I am not quite there yet, but, It's the type of rich people's problems, I look forward to having, especially after half of a lifetime of Tenants, Toilets, Trash, and Termites!!!

Thanks Joel for being a BP contributor that adds tons of value and for the consistent and solid information that you share freely. 

as @Erin Dreher said you need to check your specific county and city laws/codes about the specific criteria for you to be compliant....BUT, i usually expect to pay some amount of increased turnover cost to stop the negative cash flow of a deadbeat tenant.

I tell them if they are out by a certain date and they voluntarily agree to sign a "termination of tenancy" letter, I will not "evict" them, or sue them for any cleanup, assuming there is not any serious malicious damage or neglect. Ideally you keep the turnover cost to a normal amount of painting, cleaning and maintenance with the only added cost being removing abandoned large items. Best of luck!

My vote is for as virtual as possible and in-person when/where warranted.

See a RE specializing lawyer, be ready to drop some money on it too.

Best of luck!

Yeah, also, you always offer the tenant a cooler and bag of ice going into to this sort of situation, and then tell them to refill the ice once a day and you will give them $5 per day for that....cheap and thoughtful, probably cost you less than $100...but, as others have said, $200 is a more realistic number

I am gonna sue you for posting this question!! And then I am gonna sue myself for being such a sarcastic dork!

99% of people who say "i'm gonna sue you!!!" are just grasping at straws....but, I doubt a fairly depreciated dishwasher is worth a full months rent deposit, IMHO

The zoning is location specific. It can range from not legal at all under any circumstance to do whatever you want. Find out the properties zoning and then research the code for that type of zoning in your area.

Best of luck!

Everything @Glen Z. says is spot on!!! And was my same conclusion, further more I would add that the DST's, due to the regulatory conditions they are constrained by, must use brokers to sell the DST offerings and the PPM docuemnts are difficult to get a hold of, in any kind of consistent regular basis, without dealing with DST sales person....and so all the hassle to get meaningful documentation to analyze, only to find the above quoted stuff showing ridiculous numbers(expenses and commissions) buried in the PPM.

I found it very annoying and unproductive, only suitable for "boot" or absolutely no other option because you are already in 1031 escrow and no time left to identify your upleg, so it's DST or pay 45% Cap gain because your in top bracket and in a high tax state(CA).

Best of luck!