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All Forum Posts by: Jay Hinrichs

Jay Hinrichs has started 323 posts and replied 41258 times.

Post: Incomplete new builds in Cape Coral FL

Jay Hinrichs
#1 All Forums Contributor
Posted
  • Lender
  • Lake Oswego OR Summerlin, NV
  • Posts 43,000
  • Votes 63,483
Susan,

I first became aware of Cape Coral lehigh in the mid 80s as it was the poster child for MASSIVE subdivision development WITHOUT enough infrastructure to allow a full build out.. IE at full build out there would be no way to navigate the road system.  That all said anytime you have hundreds of thousands of vacant lots these will get traded around between buyers investors etc good economy they go up bad they crash.. so I can see why folks flocked there not knowing what i know of these massive projects ( not all of course but LeHigh for sure).

Then you get FOMO going and to me this is squarely on the builders and the buyers.  I build about 25 new homes a year in one subdivision and I know how hard that is to do and keep up with my first class local subs. But you take Scattered lots FLA sub base which I am familiar with and a builders that take on HUNDREDS of new build contracts and there is simply no way they can perform and of course out of area buyers simply dont know what they dont know. The gentlemen from CAMAS did the right thing just sell the lot and move on. Buyers need to take some responsibility in this and for sure the Builder in my mind knew they could never do what they are contracting to do.. these are the bad guys in this scenario in my mind..   There is no question building your own home can give you some equity up front but it comes with builder risk as we see.. I pre sell most all my homes.. I own the lots my buyers dont buy the lot.. I have the construction loan in my name not theirs and 10k non refundable gets you a 700 to 1 mil dollar fantastic home and you close once you have your home inspection and punch done and CO.  Of course they are paying full market for it there is no instant appreciation although I will say most of my homes that sold 3 years ago I am selling the same floor plan today for 100 to 250k higher than 3 years ago per plan.

Post: The #1 Funding Challenge Real Estate Investors Face—And How to Overcome It

Jay Hinrichs
#1 All Forums Contributor
Posted
  • Lender
  • Lake Oswego OR Summerlin, NV
  • Posts 43,000
  • Votes 63,483
Quote from @Joe S.:

Virgil… The bigger pocket forms are quite unique. They tend to get a bit contentious from time to time. A new user probably would not know that until…..

Some posters try not to get into debates and other posters gravitate to them like a moth to the fire. And some of the folks that gravitate toward being contentious know quite a bit….

It probably seemed that people were ganging up on you and I guess they were. Lol.

I think one of the things that really caused some posters to become alarmed was the comment that business credit cards are not personally guaranteed. ( with all the business credit cards I’ve ever seen were personally guaranteed.) Which, if a person defaults on a card, it is almost a sure thing that it will get reported at the very least to the person’s credit report. Anyways, you seem to have a lot of spunk and I hope you do well in life. Remember some pushback can cause a person to reevaluate their product and learn it better and if they did not fully understand the product prior to they can make adjustments in their presentation. (I know it’s easier said than done so thanks for being patient with my little discourse.)

I'm not sure what company you're working for, but think about getting connected with a lender that offers long-term DSCR Loans. If not, you probably could partner with one at the very least as a referral. If a person takes down a property by Credit Card stacking they definitely need someone to help them get a long-term loan in place and pay off the credit cards as soon as possible.

Best regards 


Joe my reason for chiming in was not really the CC teaser rates or business credit which is filled with a lot of shall I say not ready for prime time folks.  Was simply spamming the site with about 3 or 4 of the same posts within about an hour of each other and clearly designed to drive business to himself.. U know in the old days of BP the post would have been taken down and the OP would be encouraged to purchase advertising space on BP.  Which he should probably do if he wants to sell this product.

The other issue is like many are pointing out there is huge risk of going from 0% to 24% and finding one buried in CC debt..  I have clients that I rent our money to that use cards to fill the gap when doing rehabs.. but many are refinancing and fico is critical so one has to be careful. 
Banks have unsecrued LOC's that are not reported I have two of them with different banks but these are VERY difficult to secured and require 6 figure deposit relationships to 7 figure deposit relationships.. So these Credit facilities exists  0% teasers exists they just can be quite dangerous for a newer or new flipper.. We see it all the time BP when folks run out of money on a flip :)

Post: Milwaukee’s median sale price jumped 20% year over year in February

Jay Hinrichs
#1 All Forums Contributor
Posted
  • Lender
  • Lake Oswego OR Summerlin, NV
  • Posts 43,000
  • Votes 63,483
Quote from @Gregory Chadwell:
Quote from @Jay Hinrichs:

And all we hear is there is no affordable housing.. . there is all sorts of affordable housing people just need to move to where it is affordable.

I think our PDX market is about 500k for median Although hard to find anything that is not older and kind of run down for 500k.. or in the new builds you can still get a townhouse at that price point.

Moving in the right direction though for upper mid west .. great to see for existing owners.


 Nothing is really affordable with building cost inflation, low turnover (2-3% mortgage holders) and property taxes keep going up!  

I get it for new builds but existing homes in the 250 range are certainly affordable .. vis a vi west cost prices or other high cost markets like Charleston SC  WA DC NYC  and many others here in Oregon thats the rally cry right now from our governor who just butchered the chips act money and did not get a facility even though its one of the top 3 locations in the entire world to build chips given access to Power ( Hydro and cheap) water ( unlimited Columbia river) and work force ( Silicon forest).  they are always behind the curve and beat down by the no growth folks in this state.   Also keep in mind our bare lots cost 175 to 250k.. and then SDC ( system development charges / hookup fees) will run 30k to 75k per house. so pretty much at your median price point on bare dirt before we even  put a shovel in the ground. 

Post: Milwaukee’s median sale price jumped 20% year over year in February

Jay Hinrichs
#1 All Forums Contributor
Posted
  • Lender
  • Lake Oswego OR Summerlin, NV
  • Posts 43,000
  • Votes 63,483
Quote from @Marcus Auerbach:
Quote from @Jay Hinrichs:
Quote from @Marcus Auerbach:

Hmm. We have a new USPS-lady from Texas and she said her friends back home recommended Milwaukee, which I found interesting, but considered a one-of. But maybe its not? Next years migration reports will tell


Texas draws them in with Jobs no doubt.. But from what I hear from my Texas clients is Weather drives them back out :)  But Texas will continue to grow given its pro business stance and no income tax.. although prop tax's can be through the roof. 

TX is a massive growth story for sure and the unemployment rate does not reflect the full picture, because of the sheer volume of jobs in TX, but I still get a kick out of the fact that WI unemployment is 3.2% and TX at 4.1%.

We have been lobbying in Madison for years for zoning that is more dense and cost-effective to build more "affordable" homes, around 400k. In fact the RPA is going to be there today.


Oregon just passed another law that encourages density.. thats all well and good but will the public buy it..  I know a few developers that did those tiny home clusters and the market did not accept them.. not enough parking and just to small.. your new builds are priced about the same as ours in suburbs of PDX not the top suburb but average price suburb sans basement no one builds basements unless its HIGH end lux home and you need it to get extra sq. ft.. I did that on my personal home.. But maybe google oregon new density rules probably interesting read for you. 

Post: Impact of International Travelers Cancelling US Travel

Jay Hinrichs
#1 All Forums Contributor
Posted
  • Lender
  • Lake Oswego OR Summerlin, NV
  • Posts 43,000
  • Votes 63,483
Quote from @V.G Jason:
Quote from @Jay Hinrichs:
Quote from @V.G Jason:
Quote from @Jay Hinrichs:
Quote from @Bruce Woodruff:

As far as the energy thing is concerned.....once we get our own energy infrastructure revved up again, we will not need Canadian enery (at least as much). As we can recall, the previous admin shut down much of the energy production that had made the USA energy independent for the first time ever (IIRC)

After all this discussion, I would still urge all to step back and take a deep breath. It has been only 58 days and with all of 're-structuring' we need to do, it will take a while.....relax everybody...


Also Canada needs to sell the power  you cant store it or export it to Europe :)  I suspect they highly rely on that revenue as much as the NE relies on having the power.. Just speculation on my part of course.. I just need to sell 6 more of my new builds and well things will be just fine no matter what is happening.. although that is selfish on my part I guess..

 NE supply alternate is LNG if true material issue shows up. NE doesn't want that. It's a lose lose, it'll wreck havoc on NE locational basis indefinitely. And re-shape flat price across all gas.

It'll run up prices, killing demand. If demand comes from needs(weather event or phys disruption) then it'll just go to the moon. America will pay that. And hate it, but Canada would be devastated. Eventually, someone will cave. 


thats my thought cost lots of money to create power and power grids only to shut them down.. just sounds like some stiff bargaining going to be going on ..  Here in the NW Power is kind of an after thought since we have the Columbia river and all the associated dams and hydro plants and basically the cheapest power rates in the country.. One reason chips plants and before aluminum plants were located here they use a lot of power an water which the Columbia river provides .. in our market our power goes down to 4 cents a kilowatt at 10pm to 4am and thats when i charge my Tesla  :)  cost me 2 bucks for a full tank or 250 miles of driving.  It was my local Tesla dealer that got its windows shot out.. 

 There's a chance coal plants that aren't retired but in the process of-- could turn back on. This would be a net drop in energy price. I haven't done my homework on if that is tangible in NE markets.


we used to have Nuc power here  Trojan on the columbia ( my wife worked there back in the day)  And another one one up on the watershed that fed into Abeerdeen WA.  they got moth balled.. 

Post: Subcontractors walked off the job and wont return . Heres why

Jay Hinrichs
#1 All Forums Contributor
Posted
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  • Lake Oswego OR Summerlin, NV
  • Posts 43,000
  • Votes 63,483
Quote from @Alan F.:
Quote from @Bruce Woodruff:
Quote from @Alan F.:

Yep, there are many areas here I won't work in, S.F., Oakland, and several D areas.

Thieves are well aware of what's on or in an electricians truck. Customers in those areas aren't looking for quality work anyway.


 Yeah, electricians have lots of that copper stuff :-)


 And, as you well know, are the best most handsome men on the site lol  ; )


I am on the last 6 new builds of the 90 home project I own here in Oregon.. so 84 homes done and delivered .. We got broken into once in the 3 years its taken me to build these. And our homes are totally exposed.. prior to garage door and other doors going in.. Now I have 6 police that have bought from me and they all bring their vehicles home so that is good. But the one break in I had there was a huge coil of copper wire they skipped that and just grabbed some power tools.. but they did but a door we had to fix.. But when we are doing rough in the house is totally open so will just knock on wood.. 

Post: Milwaukee Market Ranked Top 10 Most Competetive Rental Markets in 2025!- Thoughts?

Jay Hinrichs
#1 All Forums Contributor
Posted
  • Lender
  • Lake Oswego OR Summerlin, NV
  • Posts 43,000
  • Votes 63,483
Quote from @Clare Pitcher:
Quote from @Jay Hinrichs:

competitive in what context ? 


Based off of the factors listed in the graph: average vacancy days, occupied apartments, prospective renters, lease renewal rates, etc. 


its too small i cant read it.. but  competitive in what way?  competitive for tenants ?  

Post: Subcontractors walked off the job and wont return . Heres why

Jay Hinrichs
#1 All Forums Contributor
Posted
  • Lender
  • Lake Oswego OR Summerlin, NV
  • Posts 43,000
  • Votes 63,483
Quote from @Alan F.:

Yep, there are many areas here I won't work in, S.F., Oakland, and several D areas.

Thieves are well aware of what's on or in an electricians truck. Customers in those areas aren't looking for quality work anyway.


My Brother in law is an underground contractor with a contract with city of Richmond.. Not a lot of stuff to steal off of his trucks etc.. But one morning we drove over so he could show me a job and there had been a big shoot out on the street with all those little yellow cones placed over spent shells.  

When i was in Jackson MS doing my loan thing.. only certain subs would work in the city or C and D class rental areas all the subs that do new builds etc would no way go near it.. U had to pack out everything Every night no way you could leave anything and you had to back the truck right up to the front door thereby ruining the lawn :)  heck many of the tenants do the same they drive right up to the front door in their car and park there.. Its pretty wild. Also we would not place AC or HVAC unit or appliances until the day before tenant moved in or that morning. Otherwise some neighbor would call their uncle and it was gone.  . Now i work in Baltimore these days and we have had a few thefts but nothing like jackson MS thats for sure.

Post: Milwaukee Market Ranked Top 10 Most Competetive Rental Markets in 2025!- Thoughts?

Jay Hinrichs
#1 All Forums Contributor
Posted
  • Lender
  • Lake Oswego OR Summerlin, NV
  • Posts 43,000
  • Votes 63,483

competitive in what context ? 

Post: Impact of International Travelers Cancelling US Travel

Jay Hinrichs
#1 All Forums Contributor
Posted
  • Lender
  • Lake Oswego OR Summerlin, NV
  • Posts 43,000
  • Votes 63,483
Quote from @V.G Jason:
Quote from @Jay Hinrichs:
Quote from @Bruce Woodruff:

As far as the energy thing is concerned.....once we get our own energy infrastructure revved up again, we will not need Canadian enery (at least as much). As we can recall, the previous admin shut down much of the energy production that had made the USA energy independent for the first time ever (IIRC)

After all this discussion, I would still urge all to step back and take a deep breath. It has been only 58 days and with all of 're-structuring' we need to do, it will take a while.....relax everybody...


Also Canada needs to sell the power  you cant store it or export it to Europe :)  I suspect they highly rely on that revenue as much as the NE relies on having the power.. Just speculation on my part of course.. I just need to sell 6 more of my new builds and well things will be just fine no matter what is happening.. although that is selfish on my part I guess..

 NE supply alternate is LNG if true material issue shows up. NE doesn't want that. It's a lose lose, it'll wreck havoc on NE locational basis indefinitely. And re-shape flat price across all gas.

It'll run up prices, killing demand. If demand comes from needs(weather event or phys disruption) then it'll just go to the moon. America will pay that. And hate it, but Canada would be devastated. Eventually, someone will cave. 


thats my thought cost lots of money to create power and power grids only to shut them down.. just sounds like some stiff bargaining going to be going on ..  Here in the NW Power is kind of an after thought since we have the Columbia river and all the associated dams and hydro plants and basically the cheapest power rates in the country.. One reason chips plants and before aluminum plants were located here they use a lot of power an water which the Columbia river provides .. in our market our power goes down to 4 cents a kilowatt at 10pm to 4am and thats when i charge my Tesla  :)  cost me 2 bucks for a full tank or 250 miles of driving.  It was my local Tesla dealer that got its windows shot out..