All Forum Posts by: Justin Buswell

 It's an interesting mentorship that works for a lot of people.  The chief medium of the mentorship is Facebook.  This will be where you will reach out for help and network with other members.  You will see people crowd-source solutions and questions on nearly every subject imaginable.  There are daily Zoom calls on multiple different subjects.  These alone are worth the price of admission.  You can pop in and see someone live call a seller and structure a deal.  Many, but not all of these zooms are put in the vault. Pace adds a lot of new subjects all the time.  Right now he is doing a zero-down business buying VALUE ADD content to the program.  Part of the req to get that is to come here and review the program.  There are a ton of people getting a lot of value and getting deals done due to this program.  It's not a panacea and it's not for everyone but for the really outgoing who want to get with people to do deals and don't need heavy defined how-to-content will get way more value than the cost.

Personally, I'm not bullish on these parts of the country in the next few years. Florida is nearly uninsurable. Tons of development/investment activity going on. Same with Phoenix, and here in Denver. 

Sure, there's inbound migration to the cities and states you are referencing, but there's also a glut of supply coming online. And, that inbound migration, I'd bet, is about to slow big time when we look at 2023 data and trends. Texas people have their #Don'tMesswithTexas thing and will beat me up, but it's pretty dang hot, property taxes are extremely high, there's a TON of construction/development bringing on new supply, and frankly the politics are at a point where some residents are leaving, and others may refuse to move there. I wonder if folks are too high on the "business friendly" dynamic in the state, and the net inbound migration in the recent past, and are overweighting those benefits, without really factoring in the risks of investing in parts of that state. Similar concerns in Florida right now. So I'm going to go ahead and #MesswithTexas. I think Texas real estate is among the most likely in the country to underperform from a returns perspective over the next few years. I dislike Tennessee and North Carolina less, but wonder if they won't have more muted risks a step removed from those brewing in Texas and Florida.

Nearly all of the 1.6M units under construction are in the south and west (sunbelt and SE). Huge percentages of that are in Florida and Texas specifically.

Honestly, I like "boring" towns in the Northeast, midwest, and maybe even Southern California for the next few years. 

Why SoCal in that list? Because California has been beaten up so badly by mismangement at the governmental level. I'd argue it has the same but opposite political problems as Texas, but that the exodus already happened there and is priced in. It's still the best weather in the country (world?), and eventually, someone will clean up the streets and bring back some sanity. Even if that political miracle doesn't happen, nobody is assuming huge growth in SoCal, like they are in other parts of the country. Furthermore, SoCal, relatively speaking, isn't THAT much more expensive these days than other parts of the country that have shot up in recent years. Even if the prospects aren't great, SoCal doesn't have a the same runup in prices that other places that are, frankly, less desirable, did over the past few years. 

All that to defend a minor point on SoCal - I'm probably still preferring the midwest and Northeast to SoCal. But, just know that some people will think I'm crazy for even typing out the idea that SoCal might be an OK investment in 2023. I personally don't think it's crazy, and would rather be there than in Austin, TX right now.

Not a lot of new supply, relatively speaking in the NE, Midwest, and SoCal. Not a lot of migration, and many of these places didn't boom like the rest of the country over the last few years. 

Millennials, I bet, are going to be moving back to where they grew up to settle down and raise families. I bet these places are lower risk and higher upside than other parts of the country.  

I have a property in the city of San Diego (92116 zip code). I have a tenant that has not paid August rent.  Rent was due August 1st ($2750), and per my lease is late the day after.  I acquired the property in mid July 2023, and this tenant was already late 1 month with the old owner. So I issued the 3-day notice to pay or quit on August 2nd (posted on door and mailed first class for only the amount of the rent due, no late fees, etc).   The tenant has also changed the locks and not provided me a key which violates the lease as well. She very rarely will text or pick up her phone.  I was able to finally talk to her in person yesterday, and she clearly looks like she is on drugs.  I offered her $2750 if she moves out within 1 week.   She says she thinks she can do that, but I'm not holding my breath.

I spoke to an eviction attorney (referred by my Realtor whose client has used her).  She said that a new law in San Diego just passed where the landlord must offer at least 2 months rent for a "Cash for Keys" agreement now, even for at fault (non payment of rent) situations.   I could not find this law anywhere in my Google searching.   My attorney suggests getting the unlawful detainer paperwork going now instead.

Has anyone heard of this new law on Cash for Keys for at even at- fault (non-payment of rent) termination?  If so, what is the law/code so i can read it through.