All Forum Posts by: Jim Shepard

I have always wondered why they didn't use inspectors as well on TV. It cost me $250 to have one done and I always get that back and a lot more from the sellers. This gives a third independent party looking at the property. I have done a lot of construction and rehab but I miss stuff. Granted most of it is trivial items but the sellers think they have just lost the deal when this 40 page report with multiple problems comes in their email. Its then renegotiation time! I put together an estimate line by line and give it to the sellers. I always give them the option of getting the work done themselves by professionals or I will do it. Their choice. I save a minimum of $2000 to a high of $7000 per house this way. Also the sellers are now aware of the problems and either have to fix it or at least disclose it to the next buyers. (State of Illinois)

I know your problem is now solved but for the future here's how one of my duplexes was fixed. It too is on a slab and had a water line go bad. The plumber used directional drilling like the utility companies use. The only concrete that was broke up was a one foot square area. Not sure of the cost as it was already done when I bought it.

Ross, I don't know about North Carolina but in Illinois you are screwed.  Since the previous landlord allowed her to get pets it would overwrite the lease agreement.  If she is month to month or if the lease is about up, you could tell her to either get rid of the pit bulls or consider this your 30 day notice. 

More than likely your insurance company isn't going to like the pit bulls there.  They would probably pay the liability the first time but not a second time should an accident occur. 

I learned a lesson the hard way with an inherited tenant.  I ended up having to pay the water and trash bill for almost a year even though it was stated in the lease that they paid these utilities.  The previous owner had set a precedent and they no longer had to pay those bills.  The way around it is to have the inherited tenant sign an estoppel letter stating that there weren't any side deals.

I would suggest that you private message Brandon Turner and explain the problem to him.

it's probably too late now but I would suggest getting an estoppel lettter for future properties from existing tenants.  Basically it states that the landlord doesn't have any side deals with them outside of the lease.  

I bought a duplex with tenants and found out afterwards that the landlord was paying the water and trash bills even though the lease states they would pay it.  In Illinois I had to continue paying until their leases were up.  It was a $)150 a month lesson from the "school of hard knocks".

i typically can get 5 years in between painting the entire unit and they still look good.  How do I do it?  First I start off with a good grade of paint in semi gloss.  With the semi gloss I can clean a lot of marks off using "Mr. Eraser".  I have one color I use in all of my units.

Second, before I touch up the patch I make sure it is properly prepped.  Easy to do just takes a little extra time.  If you are just filling picture holes just put a little filler on your finger.  I like to put a piece of tape by the patch so I don't miss it.  Let it dry and then take a damp rag (not wet) and gently wipe the majority of the filler away.

Third, put just a little amount of paint on the area and feather it out about a 6 or 8 inches.  Dryer is better.

The quality of the paint job is in the prep done ahead of time.

Great tip Edith!  I just ordered enough hardware for the next three houses.