All Forum Posts by: John Defreitas

In Florida, when the tenant fights, my attorney usually recommends we have the judge put the tenant on a payment plan. We know they don't have any money and won't make any of the payments, and that we will get the automatic win, yet appears to the court that we are willing to compromise. 

i think they are 4' 8' sheets, or at least enough to do a shower wall. I would think it would take 3 sheets to do a tub sized shower

When the "We Buy Gold" signs start popping up on every corner..........the meltdown has arrived

I have used the enclosure because it takes less skill and time to install, therefore less worry on my part that the contractor will do a poor job. My last renovation, a new contractor suggested a PVC sheet over the existing durock. Actually came out quite nice, and at $12 a sheet, a substantial savings. Great for properties in D areas where maintenance/repairs are higher.

If I had started at your age, even making the mistakes I have made, I would be a "retired" millionaire at this point (age 40). Money you lose making mistakes is simply the price you pay for education. Why is it acceptable to pay 100k for a college degree but it's a "mistake" if you lose a few thousand picking the wrong tenant. You learn as you go and it's going to cost you money. Start as early as you can. Get the 9-5 to accelerate your real estate business and commit to it.

My advice would depend on how committed you are to this. I had to do D and maybe even F areas because like you that's all I could afford. If I had waited to afford better areas, I would still be waiting. I would take the deal if it as you describe, any money you "lose" is simply the cost of education. You have to be careful picking tenants, but some of my tenants in these areas pay the rent months in advance. There are good and bad people everywhere. The rehab is likely going to cost more than you're expecting. All said and done you're probably going to spend 40k to 55k to get this property marketable. If that number works for you then go for it.

Hi Lesley, I also rent in the 32209, 32208 zip codes. I have found that the advice most people say they follow just isn't as applicable in these neighborhoods. I require income to be 4x the rent, and look strongly at eviction and criminal history. I require a months rent+ $50 as a deposit. Other than that you really can't be too strict. Without fail, the Ex spouse will move back in with them within a month or two. 

If the city of Jacksonville is paying their first months rent......you won't get a second months rent. Require that they pay the first month and if the City is assisting them, that can go to future rent. Those on government assistance though, seem to be more reliable. 

I have just had two different tenants in 32209 use their tax returns to pay 3 months in advance, so it IS possible to find good people.

I am an investor in single family homes in Jacksonville. If you'd like some pointers send me an email

I don't know if this has been addressed, but I have several tenants who do not have bank accounts. I have them make deposits into a bank account that is specifically for rent. however, if anyone has any other ideas I'd love to hear them.

Hello all, I have done several complete rehabs in Jacksonville, FL. Looking to build my infrastructure of tradesmen that are trustworthy and understand what I'm looking for in rehabbing rental properties. The people I have in place now are a little overwhelmed and it's starting to become a hindrance, 

Looking forward to your suggestions!