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All Forum Posts by: Justin Fox

Justin Fox has started 23 posts and replied 906 times.

Post: Change in square footage

Justin FoxPosted
  • Software Developer
  • Vidor, TX
  • Posts 922
  • Votes 638

So you're looking at:

~$1,500.00/month PITI with 20% down @ 7.6%.
(3% of value for taxes)
($2,400.00/year for insurance)

~$427.00/month repair/capex

After reno and down payment you'll be ~64,000 all-in (not including other soft costs).

So you'll have ~3,500.00/month in gross rents and ~$1990.00/month between Principal, Interest, Taxes, Insurance, Repair and Capex.
$1,510/month and making your money back in under 3.5 years isn't too bad.

If it still appraises for 142/sqft after 6 months then you could cash out ~38k (75%) (~33k minus closing) and still make ~700.00/month accounting for the increased mortgage and possibly taxes.  Use that cash to polish off your reserves and have ~50% of your money back to reinvest, and make ~$90/month on that ~33k in a high yield savings while you're on the hunt for the next one.

You need to verify the numbers, but unless my taxes and insurance are way off base, this seems like a pretty good deal.

If you decide to walk, pm me the address so I can investigate further please.

Post: Is this the future of flipping houses?

Justin FoxPosted
  • Software Developer
  • Vidor, TX
  • Posts 922
  • Votes 638

@Doug Poirier

Nice effort but I prefer to not put any $$ into a property unless it's owned solely by me.  I also wouldn't want a seller having any say whatsoever about fixtures, finishes or negotiating the sale because they now have a stake in profitability.  

Would you have paid 75,000.00 in interest and other soft costs even if you had just used 10 -12% money with no up front origination fees?  Or in your case, cheaper conventional money?

If the seller wants more profits then they should have spent the time and money to keep it current, instead of deferring maintenance.

Post: Is BRRRR really a good strategy?

Justin FoxPosted
  • Software Developer
  • Vidor, TX
  • Posts 922
  • Votes 638

A)  The 'few hundred bucks' should be the net CF after putting 2-3% of the property's value into a repair/capex reserve.
B)  The EOL for the roof should have been known prior to buying it.
C)  The home is acquired at 0% down (I've always come out ahead when it comes to $$ on the refi).
D)  The returns are taxed differently.  The gains realized when refinancing are income tax-free AND you receive heavily sheltered "passive" returns.

I've built new construction specs, new construction rentals, flipped and BRRRR'd. I don't really have a preference, money is money.

If BRRRR doesn't make sense for a particular property at a particular time, then don't do it.

Post: Linking Tenant's rental payment to their credit history

Justin FoxPosted
  • Software Developer
  • Vidor, TX
  • Posts 922
  • Votes 638

If you use Innago.com, they provide an ability for the tenant to report their payments to some credit agencies.

Post: How does one actually “start”?

Justin FoxPosted
  • Software Developer
  • Vidor, TX
  • Posts 922
  • Votes 638

Get your savings/debt in order like @Nathan Gesner and @Steve Vaughan mentioned and then at least get your 6,000.00/year into a good fund in a Roth IRA.

Nothing wrong with using CCs to make money back on things you were going to buy anyway.  We make between 1.5% and 5% on anything and everything we buy now.  You can get the Capital One Walmart card and get 5% back on your groceries through grocery pick-up.  2% in-store.  The Capital One Savor card is 4% back on food and entertainment and 3% back on streaming services.  Sparks is 2% back on every business purchase and Quick Silver is 1.5% on every purchase.  Amazon card is 2% back on gas and 5% for amazon purchases.  Right now any savings you have will get a ~3.30% return in a high-yield savings account.  Budgeting is a must though.

We started young but our first 'investment' was just paying our home off.  Once we were ready to move, it was our first rental with zero leverage.  After everything went okay and renting wasn't the super risky/scary endeavor everyone told me it was (with appropriate screening that is), we leveraged it and built two more rentals.  Harvey came, wiped out 2 of our 3 rentals and our personal home.  So, it's not always sunshine and rainbows.  However, we persevered, got them back in order and sold.  We've build a multitude of specs (on little mountains haha!), a couple customs and have acquired more rentals/land since then.

The best of luck to you!

Post: Home Warranty Companies for Apartment Buildings

Justin FoxPosted
  • Software Developer
  • Vidor, TX
  • Posts 922
  • Votes 638

American Home Shield used to be great. But they're facing inflation problems like everyone else is. The minimum plan you can get now is 1,200/year, and that's for 1 SFH. Also, appliance repair is a dying industry and there are less and less companies that do it. So you end up waiting forever for parts and they milk AHS for labor because they have no other work.

I would simply put 2-3% of the property's value aside in repair/capex and not waste your money on sub-par service and workmanship.

Post: Help Me Understand the Fed's Most Recent Rate Hike?

Justin FoxPosted
  • Software Developer
  • Vidor, TX
  • Posts 922
  • Votes 638
Quote from @Account Closed:
Quote from @Scott Trench:

Up until now, I've been cheering the Fed on, grateful that Jerome Powell took his lumps for the way too easy money policies in late 2021, and cranked hard on interest rates to beat inflation. I think in 2022, this Federal Reserve acted more responsibly in the long-term interests of our country than any other central bank in the world, and made the hard, right choices, to preserve the dollar's status as the world's reserve currency for perhaps a few more decades at least. They certainly proved that they are, if not the best, then perhaps the "least bad" central bank in the world in 2022, in my mind. (And yes, I know that "best" and "least bad" is the same thing...)

But, I don't understand why they proceeded with the hike yesterday, or at least didn't slow down. 

Prices increased by 0.1% from October to November. If we carry that forward linearly over the next 12 months, that will lead to a ~1.2% increase in prices. This is less inflation than the Fed's 2% target. 

Now, inflation compared to last year is still up 7.1%. But, that's not because prices are currently going up too fast. That's because prices already did go up and we are now at a higher baseline. High inflation in late 2021 and early 2022 made prices 6,7,8,9% higher. We can't compare prices to a year ago when determining monetary policy. We have to examine where we are and where we will be. That prices are 7.1% higher than they were a year ago is sunk cost. It's over. Done. The Fed's job going forward needs to be to ensure that inflation over the next 12 months remains at ~2%. 

And right now, we are trending below that inflation target.

Inflation, unless the Fed is seeing something I'm not, is essentially over. It appears to me that all we have to do is sit and wait 12 months, watching things, and we are likely to see prices right at the 2% level that we target, maybe below.  

Why then, are we still raising rates? Raising rates increases the likelihood of deflation (if you thought inflation was bad, wait until we see deflation!) if the CPI data is to be believed. There are a whole bunch of reasons to believe that we are heading for a worsening recession (or the start of a recession - usage of the word "recession" to describe the current climate depends on your political affiliation here in 2022 - I welcome all viewpoints on this!) in 2023, with layoffs, a new higher baseline of rates, etc. On top of that, we have seen energy prices come way back down to earth, we are seeing housing prices falling, and a large percentage of inflation WAS tied up in supply chain issues, which are continuing to resolve. 

I think the risk now is not inflation continuing to loom, but rather a severe overcorrection and needless worsening of the economy and growth. Up until now, I thought I understood the Fed's motivations, but it appears I miscalculated. Rather than trying to beat inflation and guide us towards a 2% inflation rate artfully, they appear ready to bulldoze their way to... deflation? 

Anything I'm missing here or do other folks feel the same way?


It's actually pretty simple and comes from https://www.federalreservehist...

"Founded by an act of Congress in 1913, the Federal Reserve System was established with several goals in mind. Perhaps most important was to make the American banking system more stable. Banking panics—events characterized by widespread bank runs and payments suspensions and, to a degree, outright bank failures—had occurred often throughout the 19th century. Such panics were widely blamed on the nation’s “inelastic currency.”

People used to put $100 in their account and expect to be able to draw all of it out when they wanted to. That is not the case now.

Bankers employ something called "fractional reserve policy". That means they can make loans and have only 10% of the money available in their vaults. The other 90% is simply added to the ledger as numbers. It's a method of creating "money" that didn't exist before. That and "the velocity of money" are what make banker's a lot of profit. When either falls out of balance, the Fed intervenes to save them because it just wouldn't do to have banks lose money for their malfeasance. The Fed is run by bankers. 

The Federal Reserve was created by bankers, for bankers to keep bankers from losing money.


The choices they make have nothing to do directly with you or me. 

Sure, ultimately it affects us, but that is secondary to their goals. 


Didn't they eliminate the reserve requirement in 2020?

Post: Do people like losing money in the Smoky Mountains?

Justin FoxPosted
  • Software Developer
  • Vidor, TX
  • Posts 922
  • Votes 638
Quote from @V.G Jason:
Quote from @Justin Fox:

Paying 3k/year for a vacation place in the Smokey Mountains is cheaper than a time share.  Less scammy too.

Some would say owning a desirable cabin in the mountains is the value.  Not only now, but more so later.
I'd do it if I was a bit wealthier.  I just don't have the income to bank-roll bad years.


 The other option is not to buy, it's not like he has to choose to paying $3k/year for a vacation place or buying a time share. There's an option to do neither.

Never said he had to do anything, lol.  His problem is not enough money, some people have the exact opposite problem.

Post: Now Seattle Landlords are a "Cartel" Conspiring to Raise Rents

Justin FoxPosted
  • Software Developer
  • Vidor, TX
  • Posts 922
  • Votes 638
Quote from @Henry T.:
Quote from @Bruce Woodruff:
Quote from @Henry T.:
Quote from @Bruce Woodruff:

I had to go to Seattle for a wedding last month. Pathetic. From the moment you walk off the plane it is obvious you are in a crazy place. Rude people, everyone wearing masks still (even when alone), insanity prevails there. I won't ever return unless I absolutely have to. Anyone that chooses to own property there gets no sympathy from me...

It's a hell hole. The city council has ruined Seattle. Yes, and everyone is crazy. I almost got ran over last night by an inch of my life. Property taxes are turning it into another Chicago. I still have kids in school but counting the days. This was a very cool place at one time. It suuuuucks. Can't cut your own tree. Need to hire an arborist and explain why. Stupid, crazy, idiotic city council.

Sorry my friend, I felt the same way about Cali until I could leave. I think current day Seattle is even worse than Cali.....what do you think?


I think Seattle was originally trying to emulate Cali and Oregon, but decided to go one better and really screw things up. AND they did!! We have a self proclaimed socialist on the city council. They've told her to shut up lately, but the wheels are still turning behind the scenes. The latest is 6 months notice for any rent increase and must be properly served, not a letter. Cannot be over 7.5% per year I think??. Cannot evict any school employee during the school year. Must rent to first qualified tenant, cannot choose from a pool of best. ESA's are service animals. You can move in as many roomates as you like up to what HUD allows per room. There's much more. I gotta go take a cold shower before my blood boils over.

Sounds like Seattle rentals need more vacancy and even more candles.  No late payments or pesky tenants, and the units smell absolutely divine!

Post: Do people like losing money in the Smoky Mountains?

Justin FoxPosted
  • Software Developer
  • Vidor, TX
  • Posts 922
  • Votes 638

Paying 3k/year for a vacation place in the Smokey Mountains is cheaper than a time share.  Less scammy too.

Some would say owning a desirable cabin in the mountains is the value.  Not only now, but more so later.
I'd do it if I was a bit wealthier.  I just don't have the income to bank-roll bad years.