All Forum Posts by: Jordan Deaver

I’m a first-time landlord in Massachusetts, living on the second floor of my two-family home while renting out the first-floor unit to a Section 8 tenant. I’m facing a really frustrating and stressful situation with my tenant smoking weed inside their unit.

Despite multiple warnings—including phone calls and an official email on lease violation—the tenant continues to deny smoking and claims I am harassing them. They argue that they also have kids (including a 1-year-old) and that their son has asthma, so they "wouldn’t be smoking." However, the smell of marijuana is strong and consistently seeps into my unit, making it difficult for my family to use our living space. The biggest issue is that my two young children are being woken up at night due to the odor, affecting their sleep and overall well-being.

Since verbal and written warnings haven’t worked, I’m considering hiring an air quality inspection to provide documented proof that they are smoking cannabis or any kind. Would this be helpful in either:

Getting them to stop smoking?
Using it as grounds for an early lease termination?

Given that this tenant is on Section 8, I want to ensure I follow the right steps without violating any laws. Their lease ends in June, but I don’t want to wait that long if this continues to impact my family’s health. Has anyone dealt with a similar situation, and if so, what worked for you? Any legal insights or practical solutions would be greatly appreciated.

Thanks in advance for your help!

To be honest this seems like a I'm the boss control arguement rather then property damage. Hiring an air quality inspectir?????? I'm not sure they can detect weed like that. And, I don't think cannabis causes cancer, especially in second hand amounts.

I jave personally scrubbed the walls and ceilings in rentals a few times, from cigarettes. I really don't think weed, only weed, would cause that or very little.

I would tell them no cigarettes and you are just unhappy with weed, collect rent. And move on. If they cause a problem they get the easy boot.

air quality inspector? Inquisition? Iran? Witch hunt? At least they are just weed addicts and not alcoholics or worse

0 Votes

Boston, Massachusetts

Do they pay rent? If they do then take their deposit to scrub the walls, if you even need to because it's not nearly as bad as cigarettes. Weed smoke doesn't seem to stick like cigarettes. Take their deposit.and collect on time. End of stress.

0 Votes

Boston, Massachusetts

Quote from @Jordan Deaver:

Quote from @Nicholas L.:

@Jordan Deaver

if you buy a property for 120 and rehab for 25 and the ARV is 200, you can then do a cash out refinance, and get 70-75% of the ARV out. so, that's 140-150. there are also lots of fees... these often get overlooked, but they are non-trivial. on a cash out refi they could be 5-15K, so that comes out of the proceeds. new investors are always surprised by the fees...

and again, what is a "cash out refinance"? it's just a loan. a new loan. so, if you paid all in cash for the property, you're paying yourself back. if you borrowed to buy it, you're paying the first lender back.

note: if your ARV were 200 and you only found a lender willing to do 70%, with 10k closing costs, you'd only get 140 - 10 = 130k out, and you would have "money left in the deal," as they say.

and, this is easier said than done. typically a distressed property is going to need more than a 25K rehab to double its value. BRRRRs aren't growing on trees right now.

make sense?

finally, worth losing cash flow to get your capital back? that's up to you. in my book yes but YMMV.

Thank you the property rents for 1450, round numbers yes, so, if I refi and get 130 after fees assuming a 1300 1400 a month payment, this doesn't make sense to me. Why do that versus taking the rent and reinvesting versus what? Only the appreciation of another buy?

The price to justify a brrr would be very hard to find, if possible. However, house bought for 90,000 assuming another 25 to 30,000 remodel and 180,000 ARV and 1400 rent. Doesn't sèm to pencil out?

0 Votes

Quote from @Nicholas L.:

@Jordan Deaver

note: if your ARV were 200 and you only found a lender willing to do 70%, with 10k closing costs, you'd only get 140 - 10 = 130k out, and you would have "money left in the deal," as they say.

and, this is easier said than done. typically a distressed property is going to need more than a 25K rehab to double its value. BRRRRs aren't growing on trees right now.

make sense?

finally, worth losing cash flow to get your capital back? that's up to you. in my book yes but YMMV.

0 Votes

Please Explain in detail with math how it is a good thing to brrr a property with a large equity position or completely owned. I have initial numbers if you want 120,000 purchase price 25,000 remodel 200,000 ARV 100% equity

please, I understand that you can capture the appreciatuon on another property but is that all? How does this compound? Worth losing cash flow to reinvest? Please explain all the math and process to me. In return I can share my lease forms and rental apps if you want.

0 Votes

Never Buy anything unseen and un tested run away.

0 Votes

Detroit, Michigan

Need advice how how to use my equity

Hey my name is Jordan. I have rented and remodeled myself for awhile now. I am located in Scottabluff (western) Nebraska. That is near cheyenne and fort collins. To this point I have made my own money, I am not an inheritance guy. I.am asking for quality help and advice maybe a voach.

I have 300 to 340 grand of true equity (Remodel on a property nearly complete). One is a 2 bed 1 bath worth around 100k the other is a very good location 3 bed 2 bath worth around 220k. I own both free and clear. The tenant in the 2 bed is very good. I stay in the 3 bed until remodel is done. The return on the money i have in the place is 12 percent profit. I have living arrangements covered so I can rent out the 3 bed when I'm done. I think the return on the 3 bed will also be about 12 percent on the money I have in the home.

I am looking for advice maybe a real estate coach to help me turn my equity into more. Maybe get an apartment complex? I REALLY WOULD APPRECIATE EXPERIENCED HIGH QUALITY ADVICE.

My goal is to have more then 5000$ a month in passive profit as soon as possible. That is a retrievable amout to me but I do not plan on quitting my job. I am 31

How do the loans work out? The math? What kind of investment am I looking for? Should I just hold what I have and buy more? Also I could use a realtor willing to work cheaper then the others. (If you work at a lower rate and sell the house, bit they don't you make more then them right?)

I am happy to reach out and provide my phone number or Facebook orcoach.

I owe 10 grand on the 2 bed I forgot.

0 Votes

Lincoln, Nebraska

Hey guys thanks for the replies!

1 Vote

I am currently a small time landlord. I have 2 properties for rent. Both 2 bed 1 bath. 900 sq. ft. . They are both newly remodeled, not top shelf but fairly nice. I had a bad tenant and now I am really desperate for good tenants. Please give me the complete run down and all your suggestions for tenant screening. If you have a rental application or any documents you are willing to give me I would greatly appreciate them.

1 Vote

All Forum Posts by: Jordan Deaver

Jordan Deaver has started 3 posts and replied 9 times.

Post: First-Time Landlord Dealing with Tenant Smoking Weed – Need Advice (MA, Section 8 Ten

Post: First-Time Landlord Dealing with Tenant Smoking Weed – Need Advice (MA, Section 8 Ten

Post: Explain BRRR math in detail

Post: Explain BRRR math in detail

Post: Explain BRRR math in detail

Post: Seller Wants an Offer Before Seeing Property

Post: Looking for coach / RE buddy. I have alot of equity and looking to trade up

Post: How do i find high quality tenants? HELP

Post: How do i find high quality tenants? HELP