All Forum Posts by: Jay Hinrichs
Jay Hinrichs has started 331 posts and replied 42180 times.
Post: Hit an obstacle, feeling stuck.....

- Real Estate Consultant
- Summerlin, NV
- Posts 43,966
- Votes 64,966
Quote from @Nathan K.:
Appreciate those stats. Definitely eye opening.
those states might be for Canada but in the US I would argue that there is no way 1 in 3 will do owner finance might be more like 1 in 25 to 50.. agree on free and clear homes though espeically in cheaper markets tons of homes with little to no debt..
Post: What’s the Fastest You’ve Ever Closed on a Deal?

- Real Estate Consultant
- Summerlin, NV
- Posts 43,966
- Votes 64,966
Quote from @Doug P.:
Lease Options are closed at the kitchen table so... 1 hour? Sure I had to order a title search and have the option recorded which usually takes a day-ish. But the deal is essentially closed by the time I walk out of the seller's house.
many parts of the US especially East coast markets title search are 3 to 14 days.. even on the west coast they can be 24 to 48 hours. We recorded our own documents and prepped our own deeds.. Now that wont work in many areas of the US when you go to resell as the title companies wont insure the transfer from the owner to us.. In our case they would based on knowledge of our company and sheer volume.. I owned a RE brokerage as well during that time so Title company got a LOT of orders.
Post: What’s the Fastest You’ve Ever Closed on a Deal?

- Real Estate Consultant
- Summerlin, NV
- Posts 43,966
- Votes 64,966
If title is done we can close in 1 to 2 days no problem if its for one of our existing clients.
Since its true private money and I do all the valuations personally.. No appraisals etc.
On foreclosure rescue when it was legal in Or Wa I would routinely save these deals one day before the auction and sometimes an hour before.. it was hair on fire but we did lots of them that way and actually the vast majority.. the owners dont get real serious until about 48 hours to 72 hours before the prop is oging to sale. Of course we did not use a title company to close these did not get title insurance .. We did have customer service at my local title company though give me a date down over the phone.. there was some risk but hey thats the way it is when your doing foreclosure deals.
Post: Septic challenges in prestige rural area

- Real Estate Consultant
- Summerlin, NV
- Posts 43,966
- Votes 64,966
confusing post.
Not sure what your asking.. But septic systems in WA are challenging.
Post: Anyone use LFG Lending??

- Real Estate Consultant
- Summerlin, NV
- Posts 43,966
- Votes 64,966
Quote from @Olivia G.:
Hi!
Im looking to get a fix and flip loan and was referred https://lfglending.com/. They have some great terms. Has anyone used them and had good/bad experiences?
Thanks!
what are great terms can you elaborate.. ??? that way you can get some real time feedback
although they appear to be brokers not direct lenders.
Post: 4.86 acre lot - one home per lot...

- Real Estate Consultant
- Summerlin, NV
- Posts 43,966
- Votes 64,966
Quote from @Will Shoemaker:
Hello,
My fiancé and I are closing on 4.86 acres. Our plan is to build something smaller on the land and parcel it up because per the zoning (residential) of the township, there must be only one home per lot. So as I understand I have to create a plat through an engineer and present what Im going to do if I want to build 4 homes on the property. The totality of my plan is to divide 3 equal lots, build economical but marketable homes on each, rent/sell them, then use the equity from them to collateral our forever home on the remainder of the property. I think I will long-term rent them most likely as we are nurses and see ourselves taking care of our parents later in life, so ideally we would like to keep the homes. We just have no idea what to build, I don't really want to spend 250k. Any ideas of something that builds fast for a 1500 square foot home? I'm going nuts. We marry next August
Modilar home.. which is a step above a MH and put them on foundations.. thats the fastest.
Post: High Risks with Wholesalers: What am I missing?

- Real Estate Consultant
- Summerlin, NV
- Posts 43,966
- Votes 64,966
Quote from @Megan S.:
Quote from @James Wise:
Quote from @Rick Albert:
Hello!
I'm analyzing properties and wholesalers are bringing me deals. The challenge I have is it appears to be so much risk tied to it, especially for an out of state investor. Here are some concerns I have:
1. There isn't a "due diligence phase." I can't lock up the property and go through the loan process, inspections, etc. Basically I lock it up and have to buy it.
2. How do I verify this is a legit transaction? These are people with no license, etc. with no fiduciary responsibility to anyone, so how would I know this is actually a legit transaction? Can I choose the closing company that I trust?
3. How do disclosures work? The Sellers typically have to disclose any material facts about the property, but you are flying blind is my understanding?
Obviously I have some bias being a Realtor in my market, but if I'm spending my cash I want to know it is somewhat protected.
Any assistance would be appreciated.
Thank you!
Who people are calling wholesalers these days, (people who are really nothing more than illegal Brokers), are trash. Total trash.
That is an awfully hateful statement James Wise. I don't know who you have been working with but my company does some wholesale deals and we are far from trash. I'm not sure what that even means but our company is Property Solutions by InfinitiWin- If we can't create a situation where everybody in the deal, and I mean EVERYBODY wins, we won't do it. We genuinely help people in really difficult situations and they are always grateful. For that matter, we also have a meetup group (except "meetup" groups are not really much meeting up these days) anyhow our meetup group that mostly meets on Zoom is called Ethical REI of Northern NM.
Not to speak for Jim.. But I know him well and Jim comes from the position that wholesaling the way its done is totally illegal in Ohio and in many states.. And many states are making it illegal or highly regulated .. Oregon just created a special license for those that want to wholesale..
Post: Don't buy real estate in Detroit...

- Real Estate Consultant
- Summerlin, NV
- Posts 43,966
- Votes 64,966
Quote from @Jonathan Weinberger:
Quote from @Matthew Paul:
All that Section 8 income sounds ok . But the current administration has mentioned limiting the time frame on benefits . I dont know how , if or when it will occur . But I wouldnt be putting all my eggs in that basket
Having been in and around subsidized housing for decades and owning over 200 doors.. The program can definitely change kick to the curb no.. But tighten up less money sure .. One thing I have learned about life long renters who have been on the programs for a generation or two they will figure out the next angle..
Post: Don't buy real estate in Detroit...

- Real Estate Consultant
- Summerlin, NV
- Posts 43,966
- Votes 64,966
Quote from @V.G Jason:
Quote from @Jay Hinrichs:
Quote from @V.G Jason:
Quote from @Jonathan Weinberger:
Quote from @Steve K.:
Thanks for the update on how this went. I remember commenting that your projections from a few years ago were optimistic IMO. Sorry it didn't work out the way you had hoped and much respect for the honest update. I think the biggest issue is that your rents aren't high enough to keep up with all the expenses associated with owning property over time.
I mean - I’m not negative lol. Everything pays for itself. Even cashflows. It’s just not the jet and lambo life I thought.
Renting a private jet regularly(1-2x month) requires about $1million in net monthly cash to justify it for it's time benefits. $100k/mo give or take $20-30k depending on where and how far is your base cost.
You could have a built a semi luxury 4-6 plane hangar in an area that accommodates a lot of air traffic. Just create & rent out the infrastructure. That would get you closer to owning a plane, ideally 2, one you rent out 100% of the time the other you rent out 50% of the time/use 50% of the time.
What told you a $2.4million investment in Detroit would create that for you?
A Lambo isn't really expensive, you could've bought one in cash with all this money. Not the best investment, but I get it.
one can get a net jet subscription for about 125 to 150k and depending on the Jet then you burn off 5k to 10k per hour when Use it.
Still $75-$150k if you're flying 15-20 hours a month. That's WPB to Hamptons 5-6x/month.
If you're flying less then that, then the time of traveling really isn't costing you unless you're also a larg(er) party or you need privacy status.
The breakeven point on the point is usually 12 hours/mo of traveling if it's 1-2 folks. That's if your time is actually worth it. If it's just a random thing you want to try once, go for it. If its a way of business life, this is one expense you really want to fine tune as it adds up but also saves your ***.
International whole other ordeal. Most expensive trip we tried was 6 of us from Miami to Mykonos back in 2021-- $210k. It would be closer to $290k now. We go commercial now internationally. Private domestically.
LOL hard to rationalize any private aircraft I had a Cirrus SR 22 that I bought brand new in 04 for 440k.. and that cost me 600 an hour to operate not including my hanger that I paid 250k for. And I flew it so no pilot costs.. No way to rationalize cost of flying from say PDX to SFO in 2.5 hours or 1500 bucks one way compared to maybe 500 to 700 first class in those days..
And it was always just my wife and I.. But we did use it for business Most of the time.
As you note a plane that you can cross the pond without stopping (Iceland, Azores) or go to say Maui is going to run you very big bucks owning or renting etc.
My buddy who has the net jet would use it to go from his home in Napa valley to Palm Springs and fly his kids and dogs.. :) Flights are inherently longer also on the West coast then most east coast flights. Or another unique way he would use his net jet subscription was when we went to Play Augusta National one year.. We flew commercial into Atlanta and then did the jet from ATL to Augusta.. Can show up in Augusta in a car for gosh sakes.. LOL that was the pinnacle of my golf career to be able to actually play the course as a guest of a Member.
I had a deposit on the Cirrus Jet when it was 800k but then the GFC hit program stalled and now they are 3 to 4 mil to buy and I would have flown it myself its a single pilot jet specifically designed for Cirrus owners to move up to the Turbine world.. There are whopper tax write offs though like 80% or so of it year one.. I think we wrote off 350 to 375k when we bought ours.. But you know recapture is a beocth when you or if U have to sell.
Post: Don't buy real estate in Detroit...

- Real Estate Consultant
- Summerlin, NV
- Posts 43,966
- Votes 64,966
Quote from @V.G Jason:
Quote from @Jonathan Weinberger:
Quote from @Steve K.:
Thanks for the update on how this went. I remember commenting that your projections from a few years ago were optimistic IMO. Sorry it didn't work out the way you had hoped and much respect for the honest update. I think the biggest issue is that your rents aren't high enough to keep up with all the expenses associated with owning property over time.
I mean - I’m not negative lol. Everything pays for itself. Even cashflows. It’s just not the jet and lambo life I thought.
Renting a private jet regularly(1-2x month) requires about $1million in net monthly cash to justify it for it's time benefits. $100k/mo give or take $20-30k depending on where and how far is your base cost.
You could have a built a semi luxury 4-6 plane hangar in an area that accommodates a lot of air traffic. Just create & rent out the infrastructure. That would get you closer to owning a plane, ideally 2, one you rent out 100% of the time the other you rent out 50% of the time/use 50% of the time.
What told you a $2.4million investment in Detroit would create that for you?
A Lambo isn't really expensive, you could've bought one in cash with all this money. Not the best investment, but I get it.
one can get a net jet subscription for about 125 to 150k and depending on the Jet then you burn off 5k to 10k per hour when Use it.