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All Forum Posts by: Account Closed

Account Closed has started 38 posts and replied 222 times.

Post: low appraisal? What would you do?

Account ClosedPosted
  • Kalamazoo, MI
  • Posts 224
  • Votes 129

VA appraisal came back about seven percent low. This cuts the profits down by one third. And this is not some two week flip where I called the contractor to come do the work while I sipped Starbucks. This is mostly sweat equity on a house that was a ton of work. I doubt an appeal will be worthwhile. Plus, they give you 48 hours to file. It has been 48 hours, and they still can't even get me a copy of the appraisal. Do I just take a small win and move on, or stick to my guns and hope for something better? Is it true this also affects FHA and sticks to the house for six months? I always get very nervous and am inclined to take a bird in the hand. But it irritates me that I am basically giving all these upgrades away because my house would be cheaper than all the unimproved ones.

Unrelated note--, I listed with a realtor instead of selling FSBO for the first time in a while. I wanted someone to help me negotiate. But I hate it. From now on, I am selling myself. I am paying money for extra headache and to be kept in the dark. It's like a giant game of telephone. Every communication takes several days, and I have no way of knowing what actually gets said. Realtors just get in the way. And as for having someone help me negotiate--nope. Now I have two people (realtor and buyer) trying to undercut me.

  I am always amazed how even realtors here don't understand that upgrades sell a house.  Appraisers certainly don't get it.  Lest you think I am over priced, I know my market.  My farm is small.  I've watched it daily for five years.  I go to every open house that could be a comp.  I know what these houses look like, inside and out, what they sell for, what grade materials used, etc.   We've had 15 showings in 10 days (high for here), despite six inches of snow.   I am by far the best value in this area in this price/area right now.    I now understand why filppers in Kalamazoo  seem to do the least possible.  I see people putting in vinyl floors, oak kitchens, used vanities, and getting more than I get, even though I do nice kitchens, upgraded wood floors, nice trim, trendy tile...and it's just a giant waste of money.  People who have zero upgrades with blue carpet, paneling, 70s kitchens get more per foot than I do.  Sorry for the rant.  But I feel like I just gave some stranger a free 10k remodel.  

Post: Appraisals

Account ClosedPosted
  • Kalamazoo, MI
  • Posts 224
  • Votes 129
Are VA appraisals harder on the property? And my second question is, do appraisers look negatively on staged houses? The conventional wisdom says that staged houses sell for more money. It turns out every time I stage one, the house fails to appraise. Even though I price it as I would even if it werent staged.

Post: What percentage of Flips are unsuccessful?

Account ClosedPosted
  • Kalamazoo, MI
  • Posts 224
  • Votes 129
I have had a couple make money but I still consider them unsuccessful, because I would not do them again. Too much work for the return. I have heard on this forum though that many if not most first time flips fail.

Post: Are we reliving 2006 in 2016?!

Account ClosedPosted
  • Kalamazoo, MI
  • Posts 224
  • Votes 129

I'm no market guru or financial genius.  I'm just going for a common sense reaction, that often gets lost in the exuberance.  We have student loan debt in the trillions.  I've sold houses to people on welfare, people who put not a cent down, etc.  People talk about no doc loans of the early 2000s.  We now have no doc debt.  

I get mailers daily offering 30k in lines of credit.  My 18 year old brother said he could not get a credit card.  We were out to dinner, so  I said hand me your phone.  Within five minutes, I had him a couple credit cards.  He had no credit history and no job.  There is zero income verification these days.  In the 90s I worked in retail, and if you applied for a credit card, we had to call into a call center where they asked you all kinds of info about your job, income, etc.  Now, they just need a pulse.  

Another concerning factor.  Rough numbers here from memory, but there are something like 13 trillion dollars in transactions in the US every month.  However, we only have about 500 billion in actual currency in circulation.  Much of that is under mattresses, overseas, in bank vaults, or otherwise not in real circulation.  We probably only have about 250 billion in actual cash floating around.  Think about it.  If you went to the ATM or went to swipe your card, and the banks weren't working, how much cash could you muster?  Why is that important?  Well, if we do have a global financial meltdown like 1929, and the government can't step in and save the day because they are broke, then we realize the banks are playing with monopoly electronic money instead of real dollars, well, everything would freeze instantly.  

China has been buying much of our debt.  Where are they getting the money?  They print it out of thin air to keep their currency low so they can dump their goods on the world market for cheap and keep the factories turning.  But the machine is screeching to a halt.  Who is going to buy our debt now?  The banks are throwing money at deeply leveraged borrowers because the government is throwing cheap money at the banks, which is coming from China and Japans paper money (Japan is printing like crazy too).  Our "consumer spending", which is debt based, is the only thing keeping us afloat.   So everything is air.  Then the banks multiply this air by doing so many electronic transactions that don't even have real cash behind them.  

Just read this amazing article.  http://www.marketwatch.com/story/this-is-how-much-...

We talk about all the derivatives in the bubble in 2008 causing a crash where people were betting on bets with no substance behind it.  This article says there is about 1.2 quadrillion in global derivative markets right now!!!  Compare that to a paltry 7 trillion in global commercial real estate (likely overheated).  That alone is a scary, scary thing (unless someone can tell me how I"m wrong).  When global bets on markets far exceeds any tangible economic assets.  Not only that, We have added about 30 percent of our huge debt in the last decade.  

Quote  "Funds invested in derivatives alone total $1.2 quadrillion. In fact, there is more money in derivatives than in all the stock markets combined, which is a comparatively paltry $70 trillion. The U.S. accounts for roughly half of the global market cap thanks to companies like Apple Inc. AAPL, +1.05% Alphabet Inc.GOOGL, +0.06% and Microsoft Corp. MSFT, -1.50%

Investment in commercial real estate, often the most visible symbol of wealth, pales in comparison to stocks or derivatives at $7.6 trillion.

As for money owed by every single person and country in the world, the grand total is $199 trillion, with some 29% of it borrowed since the 2008 financial crisis.

The U.S. is responsible for nearly one-third of that global debt, while Europe follows at 26% and Japan at 20%. China, for all the criticism about its debt-fueled economic growth, owes 6% of the total."

When smart people like Michael Burry and other super rich people are buying up farm land and investing in seeds, and our government is investing in bullets and crowd control devices, it is very scary to ignore the signs that will have seemed so obvious in retrospect.  No I am not a doomsday prepper, lol.  But I am not buying any more real estate unless the deal is unbelievable or I am willing to hold it long term.  

Post: Are we reliving 2006 in 2016?!

Account ClosedPosted
  • Kalamazoo, MI
  • Posts 224
  • Votes 129
It is worse because this is not just a housing bubble, this is a credit bubble.

Post: HUD Home won't turn water on for inspection

Account ClosedPosted
  • Kalamazoo, MI
  • Posts 224
  • Votes 129
Just budget for repairs. You may not need them. Big ticket would be the water heater or something under the foundation. Lots of foreclosed homes in cold climates are like this. If a little water hiccup scares you dont buy a distressed property. It gets much worse.

Post: Wholesaler in Kalamazoo, MI

Account ClosedPosted
  • Kalamazoo, MI
  • Posts 224
  • Votes 129
If you find a real one with actual deals versus "list builders" let me know. The only one ive ever had send me a deal sent me something that didnt sell on the mls so they marked it up ten grand.

Post: how much do you pay realtors?

Account ClosedPosted
  • Kalamazoo, MI
  • Posts 224
  • Votes 129

I agree to an extent.    We agreed on a fair listing contract.   Where Im falling short in this biz is I am overpaying for the houses.   The way you can afford to pay people their normal rate is you are not paying the sellers what their houses are worth.   You have to find a profit somewhere.    I admire the agents who go above and beyond, but most do not.  You dont have to in my price and market.   

Post: how much do you pay realtors?

Account ClosedPosted
  • Kalamazoo, MI
  • Posts 224
  • Votes 129

to clarify the house was on the mls.  I bid higher than any other investor because I didn't realize what I was getting into.   I overpaid and my profit will be sweat equity, not "investment".  

Post: how much do you pay realtors?

Account ClosedPosted
  • Kalamazoo, MI
  • Posts 224
  • Votes 129

This business has taught me to be frugal. As such, I have a hard time paying the full 6 percent that is standard in my area. I've sold FSBO a few times and I know that with tight inventory, rehabbed houses practically sell themselves.

But my realtor did me a favor and helped me buy this one on the MLS, so I feel like I need to return the favor. And I think he expects it too. But I have a hard time justifying spending 4k for his side of the deal, considering that it will probably only take a few hours of time. Yet I don't want to be a jerk and offer less.

So how do you guys approach this? Do you expect a discount with repeat business realtor relationships? (I've done five deals with this one and sent him a friend). Is it offensive to say, I'll list with you if you do it for 4.5? But then I want to make sure I am not cutting the commission for the buyer's agent below market rate. So how do I say I want to give the other agent 3 percent and you 1.5? I know how hard we have to work for make a few bucks (no easy profits for me yet). I still shop with coupons, get price adjustments, etc. I also know that all the agent will do is put it on the MLS, which I can do myself for 250 bucks. I want to give him the listing, without giving away thousands, but without it seeming like I'm asking for a favor when I feel like I'm the one giving the favor. Thanks for the advice