All Forum Posts by: Jo Ballagh

All, 

Thank you SO much for your opinions, suggestions and personal stories. 

I’ve got an update! And it’s good! I offered Unit 4 (piano leg) the option to move out without consequence (unless there is damage to the unit, obviously) with a 30 day notice. And they’ve accepted! 

I also interviewed a PM recommended by a colleague and I think I’ll be going with them. It’s just so hard to justify kissing 10% of my income goodbye...but I know it will be worth it being out of state

Best of luck to anyone reading this in the future!! 

@Michael Ealy

What a cool opportunity and project!! I look forward to the day where I have the connections and capital to invest like this!

My success story is much smaller but I’m really proud of it.

I spent 1.5 years looking for a 4 plex in Anchorage, Alaska. I put in 1 offer (terminated after inspection found poor foundation) before getting laid off then started working again and put another 2 offers in (one needed all tenants evicted and a total remodel and the other was a lipstick remodel with scary inspection findings). All 3 wanted top dollar.

I ended up looking in Wasilla, AK (45min north of Anchorage) at new construction. I pulled the trigger and used FHA on a $600,000 building with 1 acre of land in an 8 unit complex. After vacating, the last unit ($1350/mo) is total cash flow. I managed to save enough from the passive income to pave the driveway this summer and still have 6 months of expenses saved.

Now I just have to decide what to do with the cash flow: pay down the principal or save for the next one.

Biggest lesson learned:

1) Hold builders and contractors to the fire. I got screwed with a few things but the worst is bad interior wall insulation. The inspector didn’t say anything and I didn’t know what to look for. Now my poor tenants hear EVERYTHING in the adjacent units. I feel awful!

@Rachael Agruso

Thank you for the empathy!! Haha. I don’t have month to month leases...which usually saves me except now!

I recently received similar videos from Unit 4 of THEIR side of the wall! Unit 3 is also very loud....although not directly threatening towards Unit 4 (if that somehow makes anything better).

I’m going to offer one to move out and then hire a PM. I could probably handle it if I were still within driving distance but not now.

@Will Fraser

Thank for the reply! I definitely need to find a solution for the sound barrier. I just talked to someone who suggested drilling small holes in each share wall and blowing insulation between the studs. Even though it’s pricey, it’s probably my best bet

@Colleen F.

Awesome advice on the soundproofing options! I also interviewed a PM yesterday and they said [although it’s expensive], I can drilling holes between the studs and power insulate each shared wall.

I like your idea of a “one time out” offer and am drafting that now...while I choose a PM!

@Shadonna N.

Thanks for the reply! I agree that there may be retaliation. Apparently, Unit 4 already thinks Unit 3 and I are related (not sure where they pulled that from! Haha)

I’m def looking into a PM now

@Jessica Bridges

Thanks for the reply! I have a “good neighbor policy” in the lease but it only states quiet hours are from 10pm-7am and violations may lead to eviction.

I also just got a log from “Unit 4” and video recordings of Unit 3 through the wall. I realize now it’s likely a retaliation. Unit 3 is just as loud. However, it’s during “normal” hours.

I’m considering giving them both the option to leave...and then hiring a PM of course

@Trevor Emmett

Thanks for taking the time to comment. I’ve been looking for a good property manager in my area for a few months now; interviewing and asking for referrals...but I haven’t had good luck with it. And my previous experience with another property was horrible. So I thought I’d try to manager remotely until this occurred (again).

So yes, I’m texting all other owners I know in the area for recommendations and starting the interview process again.

@John Oh I’m so excited for you!! My boyfriend and I JUST did this exact thing. We packed up our house into an enclosed trailer, put our house on the market, quit our jobs and moved from Alaska to Idaho to pursue a career in real estate! I can’t wait to see you succeed!

Hi fellow landlords! My google searches are getting me nowhere.

I have a four plex. The walls are extremely thin thanks to a really bad builder/inspector and my lack of insulation knowledge.

That being said, my tenants all hear each other through the walls. Luckily, for the last two years, they’ve tolerated it. I have had amazing tenants.

One unit recently vacated and I received the best ‘on paper’ applicant. Good job, credit score, background check and references. They paid rent and deposit before moving in and set utilities up immediately. No red flags. (I’ll call them “Unit 4”)

One week after Unit 4 moves in I hear that the cops were called. Someone parked in Unit 4’s parking spot to wait for a tenant in Unit 3. Unit 4 lost their mind and began threatening the driver of the parked car with a piano leg (yes, a piano leg).

After hearing both sides, I tried to do some mediation because I failed to introduce the new tenant to their neighbors. Maybe it was my fault they got off on bad terms. We had a Coombaya session and they both agreed that they each over reacted. That was about a month ago.

Two nights ago, I get video from Unit 3. The videos are of the shared wall with Unit 4 at 1:40am. Unit 4 is yelling obscenities and slamming kitchen cabinets. The cops were called and Unit 4 was was issued a 12 hour DC (be quiet or we will arrest you).

I call Unit 4 and leave a message letting them know I heard about an incident and asked them to call me back. I haven’t heard from them.

I’d like to offer Unit 4 to leave because this is the 2nd time this has happened that I’ve been notified about (I know this has been ongoing because Unit 3 doesn’t complain until it’s bad). This has become a very hostile environment and I will lose my long standing tenants in Unit 3 if it continues.

Also: I self manage the property and have recently moved out of state.

What would you do? Please send me your advice or lessons learned! I’m so blown away by the behavior and don’t envision it ending.