All Forum Posts by: John McDonald

You're in a great spot with that kind of equity. Selling one property and doing a 1031 into a small multifamily near hospitals could be a smart move. Renting to traveling nurses gives you better cash flow than long-term tenants. It's more stable, especially in cities like San Antonio with strong medical networks. Just make sure local zoning allows it and the numbers work even with conservative occupancy. It's a solid way to scale without taking on too much risk.

After a tough chapter, you’ve come so far and built an incredible life. Don’t let this shake your strength. This is a setback, not the end of your journey.

Ask the buyer to proceed.
Some lenders still finance non-warrantable condos with different loan products. Your agent can help explore alternate financing options with the buyer before they walk.

Re-list strategically
If the deal falls through, relist with complete transparency. Target cash buyers or buyers using portfolio loans not restricted by warrantability rules.

Consider short-term renting
If a quick sale isn’t possible, consider renting to cover the mortgage. 

Consult a real estate attorney.
If the HOA failed to disclose this change, you may have legal options. An attorney can help determine if you're entitled to recourse.

You rebuilt your life, bought two homes, and raised your kids alone. You’ve handled harder than this.

This is one of the most honest and grounded posts I've seen in a while. You're definitely not alone. A lot of investors are feeling the same pressure right now with tight margins, rising costs, and a market that no longer rewards cosmetic-only BRRRR deals.

But BRRRR is not dead. It just looks different now. The easy deals are gone. What's left are the ones where you force value with full renovations, layout improvements, mechanical updates, and smart design. That is where the upside is.

Your budget of 60 to 70K for a full gut on 1200 square feet is tight but possible if you GC it and take on some of the labor. The key will be managing the timeline and keeping the crew on track. If you can control that, the deal can work.

Also think about mid-term rentals like traveling nurses. It can give you better cash flow without relying on long-term rents in tough neighborhoods.

You're off to a solid start, and your ARV target looks good on paper — but $30K for all of that might be a little tight depending on your market and how much of the work you're doing yourself.

Adding a bathroom alone can run $8K–$15K, especially if plumbing needs to be added or relocated. HVAC upgrades and central air could easily add another $7K–$10K. Kitchen and windows, even on a budget, can still run $10K–$15K combined depending on materials and scope.

That said, if the layout is already roughed in for the second bath and the bones of the house are solid, it’s not impossible — but you’ll need a tight scope, a good GC (or solid DIY skills), and a buffer for surprises. I’d probably ballpark $35K–$40K for safety unless you’ve already priced out materials and labor.

The deal looks promising overall — just pad your numbers a bit to protect that margin. Keep us posted on how it goes.

Totally agree with this approach.; thinking beyond rehab opens up way more deal flow. One angle I've been seeing lately is renting to traveling nurses or other mid-term tenants. In some markets, you don't need to add a full ADU or go through zoning headaches — just having a private entrance or a bedroom with its own bath can be enough to get solid monthly income. Especially useful in areas near hospitals or universities where there's a steady flow of professionals looking for short-term stays. It's a great way to add value without swinging a hammer.

You're thinking about this the right way. If your goal is to replace $300k+ in income, scaling with 5+ unit properties does make sense long-term, since the valuation is based on income and not comps. That said, you're right — finding solid BRRR deals in the 5–15 unit range, especially in prime Indy neighborhoods, can be tough. A lot of investors are hunting the same inventory.

Ohio could be a smart pivot. Dayton and parts of Cincy still have reasonable price points and solid cash flow potential, especially if you’re open to slightly less “sexy” areas. Columbus has more appreciation upside but can be more competitive. Just make sure you really dig into local demand, rent growth, and employer diversity, like you mentioned.

Also don’t rule out smaller 2–4 unit deals just to get started. If you can force enough equity and still cash flow well post-refi, it helps you build momentum and relationships in the market. Another option if you're tight on zoning or unit count is mid-term rentals to traveling nurses. It can give you higher rent without needing to add legal units, especially if the layout offers privacy and its never vacant.
Curious to see which direction you guys go — keep us posted.

Present yourself as the property manager. And do NOT put your home address on your LLC. I am shocked at how many people do this. You never want your address known for security purposes. Google is not your friend.

If the town isn’t allowing new multifamily or ADUs and you’ve confirmed that with zoning, it’s probably not worth spending more time there unless something changes. You could still look for properties that are already legally multifamily or have a second unit already in place. Another option could be renting out a home near a hospital to traveling nurses. If the layout allows for some separation, this can bring in extra income without needing to create a new legal unit or deal with zoning issues. It’s a good way to stick with your house hack plan even in a stricter market.

Congrats on the duplex, that’s a great way to get started. I’m not in the area  but I’ve been keeping an eye on 44102. There’s solid potential, especially around Detroit-Shoreway, Edgewater, and parts of Cudell. You’ve got proximity to downtown, lake access, and a lot of ongoing development pushing west from Ohio City. Rents are still climbing and prices haven’t caught up to the east side yet. Good time to be in.

If the drywall is dry, you can just scrape, treat, and repaint without needing to relocate anyone. If it’s wet, you’ll need to cut it out and fully dry the area before making repairs. In that case, it’s reasonable to block off the bedroom for a few days while the work is done. Air quality testing isn’t required; that part is up to you.