All Forum Posts by: Jonathan Pavkov

Heres an arbitrary statement made by a website to help promote Columbus as a Big City!

I have been on a path to break the mentality of past generations and journey to freedom to provide the same opportunity for others, I understand a business requires people who are more intelligent then I doing specialized tasks such as an Accountant, CPA and a Broker. To eventually automate the process would there be any people, resources or techniques that would be important or beneficial to bring to my team?

Any advice on what to do or not do is greatly appreciated

Could spark some conversation, but I'd recommend finding a city that everybody knows/is growing (Kansas City, Cleveland, Huntsville...ect) in the midwest or the south, then looking at cities 3-5 cities away from them. Lots of times you'll find a city you've never heard of, maybe with a smaller than ideal population (<30,000) BUT the large city it's nearby has tons of jobs, tons of growth, and feeds that smaller city. Similar to how SF was the huge place to invest but even if you invested in the East Bay 15 years ago, nobody heard of Walnut Creek but now it's incredibly valuable. 

Hello there,

I am looking for area suggestions for 2021 second half.

I would be into areas where the crime is not high, population has stable and mid-class income. B class neighbors and tenant pool is what I am after.

Before you start telling me "look at your back yard" I live in San Francisco Bay area, where the back yard here costs $1M SFH for $3000/mo rental revenue, where the tenant can choose to not pay for one whole year and you still cannot evict them. Same deal with MF, where they cost $1.5M and rent is not any higher than $5k. Eventually this is pushing me towards out-of state investing.

Also I am not really looking for places that has already sky-rocketed like Austin, TX.

I don't really have any set budget, I don't have a lot of money for buying "as-is" properties that cannot get a conventional loan. I can afford up to 100-150k downpayment + rehab costs.

I would really appreciate any comment.

Start with Katerina Stepanova's MHP tribe group. Awesome group of folks with free content and networking. She posts her meetings here on BP and there is a great group on Facebook as well. 

Hey everyone,

I'm a 30 year old real estate agent who owns a team in the DC area. I'm looking for some tax advice.

I'm making over $500k / year in my business and living well below my means. I'm looking to invest most of my money and to take advantage of tax opportunities. Most agents in my brokerage don't invest much in real estate which is crazy to me - and the ones that do don't seem to have any information on commercial real estate / accelerated depreciation / smart ways to invest their money. 

I'm wondering if anyone has any advice (books to read / investors or an accountant to talk to / etc.). 

I would also love to learn more about commercial real estate in general -- are there any local meet-ups happening in the area?

Any information you can share would be much appreciated!

Hi everyone!

I just signed a lease back in May, 2021 which unfortunately does not align with my real estate investing strategy, house hacking. I hadn't done enough research to settle on a strategy before signing the lease and had to move to Columbus, OH for a job. Therefore, I needed a place to live which lead me to a 12 month lease.

Fast forward to now, with research conducted, house hacking is the strategy I am going to apply when delving into the industry. Unfortunately, I have not come across any thoughts or opinions for people in my position; an individual looking to house hack but has 11 more months on a lease.

My question is, how can I make house hacking work now, while still having this 11 month lease? Do I need to take a step back and wait out the remainder of the lease before I invest in real estate? Or, is there a creative method that I have not come across to house hack now?

I really don't want to sit back and wait. I want to start the journey now!

Really looking forward to hearing any thoughts or advice regarding my situation. Thank you so much!

Any wholesale mentors in Columbus, OH? I am new to the Real Estate industry and looking for assistance or a partner for a few deals that can show me step by step. 

Any luck with probate lists?

Thank you,

Stacia Privett 

@Jonathan Pavkov no background in construction but I partnered with the guys who had the construction background. I brought the net work of investors and I set up the system that brought us as much multifamily land as we needed. It was a great partnership that we had and it all worked out well. I learned as I went. I’m a kind of guy that just commits first and then learns on the fly.  I lived on our first construction project for the last year I was there when we took the first tree down. It’s invaluable what you learn on site but currently my value is putting the deals together. As well as finding new ways to make our lives easier and bring the cost of construction down.

Hey guys my name is George and about a year ago I posted on BP in regards to a 36 unit development that we finished in Moultrie GA. We built it for around 1.5 million, post construction Refi appraisal came out to 2 million(~500k net) and today it has sold for 2.7 million(another ~700k net). Since the post over a year ago there's lots that I have learned. In the last couple years we've only done one complex per year. Typically around the 36 to 48 unit size. But this year we are 90% completed on a largest to date: 56 unit development in Bainbridge Georgia. It's been a really busy year and I haven't really had time to post any thing else on BP because as soon as we finished site work on our 56 units.. we purchased 4 other lots to build on in Dublin(80 units), Americus(80units) and Cairo Georgia(48units). We spent the last year applying for rezoning, variances, city/community meetings, back and forth with engineering etc and finally today everything is ready to build. 

The 56 unit apartment complex that we built this year we used passive House design where we used to buy six on the exterior walls with 6 inches of open cell spray foam insulation. As well as 14 inches in the roof to create an airtight thermal envelope. This theoretically this will help us reduce our HVAC needs by up to 70%. This is important because we include all utilities in our base rents. All electricity, water, gas, trash/sewer and high speed internet is included. The more we save the more we earn. We want to take the responsibility out of the residents hands to get all of this done since we think economies of scale wise it should be a top down effort. At the end of the day hopefully to put some more time and $$ back into the hands of our residents so they can spend it on their families, careers and giving back to the communities around them. 

There is so much I learned about developing. I mean the actual building part is what most think about but thats just one task in a sea of tasks and probably the most straight forward.. Other things from how to have banking relationships, what they ask and look for, what kind of draw headache do they have. How to properly present to a city/community meeting. What areas to purchase in and others to avoid. How much can we afford to pay for the land? Wow all four lots we bought are in federal opportunity zones.. What are those and how to take max advantage of that? 18 or 24 months construction loan? As projects get larger we need more cash. Mezzanine debt model or equity model? What rates to borrow the money at? We want to keep these for cashflow but damn we can sell at such a profit! What do we do now? We want 10,000 units but how can we get there if we have to keep selling existing to build more? Its just a hamster wheel... Prices of lumber are skyrocketing should be buy now and tie up cash for our upcoming devs, ocean freight pricing tripled should we continue ordering from overseas vendors? Our GC is stretched too thin and cant do all of our projects we have to find another shop but everyones so busy! List goes on....

For myself I am nostalgic sometimes and like to look back at photos and videos of my own journey. Sometimes I forget what things that have been done because i'm constantly looking at the future so this way I can look back and see the ideas that i had during that period of my life(right or wrong) and see how far I have come. I also have had lot of interest in the process for developments from my own circle of friends as well as people that have found us online. When I was getting started, there wasn't anyone that I could find online that could really answer my questions or had some videos about it. So i'll be documenting our journey here for anyone that comes after us there will be some bread crumbs. My first mentor said that success leaves clues if you look closely enough. Hopefully a good google or youtube search is all thats needed. Affordability is going to be a huge topic soon so the world needs a much help as it can get since Elon Musk isn't solving that one for us we have to do it ourselves... dang it!

I'll try and update more on BP blog style on the progress and answer any questions that can help anyone who's curious!

ok its 12:33am now and so time to wrap this up...