All Forum Posts by: Justin Juhan

  I completely agree with this post. However if a window has broken glass I have fixed for $10 worth of glass and about an hour to remove the Sealed window unit, break the seal, cut the new glass, add desiccant beads in the frame and seal it back up. I would not recommend this unless you are pretty handy but it saved us having to special order an entire sealed unit for $120 and 2 weeks. 

Just requested a 4.7% rent increase to get it CLOSER to market (still about $50-75 less) and sec 8 came back with a "the most we can approve is" 1.7% ($25) increase. I submitted comps but have not heard back from them yet. I guess we will see. If they say no the only real option you have is to not renew the lease or renew at whatever increase they approve and lose $$ every month. 

This is our first sec8 property we purchased with tenant in place last year and are coming up on our yearly inspection. Will see how it goes after that.

I've never seen a window made from plexiglass, was this replaced at some point or is this a regional thing?  Besides being not very energy efficient, plexiglass is very impact resistant meaning, in a fire you/the fire department would need to literally knock the window out of the frame to get out/in VS breaking the glass out with a tool/chair.  

I use plexiglass in machine safety guarding at work and would never allow that in my home unless it was a zombie apocalypse and I needed the security reinforcement. 

We took out a 50k HELOC on our primary for the down payment and reno costs for a duplex and SFH. The terms for our fixed rate advance is good for 3 years. We are rolling anything we receive above PITI into paying off the HELOC in those 3 years and having a very small reserve (5k for 3 properties)

My thought is this.. I'm paying down a 6% debt, if nothing major happens great. If something major happens my HELOC limit is 60k. I could just slap the immediate costs on my 10k limit CC and start the process of another fixed rate advance to pay off the CC before any interest is accrued. I want to put my $ to work for me today.

I agree with the above poster Access to $ is the insurance policy. 

Does anyone have a way to search for recently "removed" rental listings in an area? Or how does everyone find rental comps? I feel like current listings are a good start but would like to search an area for recently removed listings like zillow has for recently sold. This would paint a better picture to weed out "pie in the sky" listings and get down to what actually "sold"

I recently did a rent increase form on a section 8 property and looked at the current listings at the time (a month ago) to figure what market was at. Sec 8 came back with a lower number and I was trying to put together a list of market comps but only have 2 active comps in the area. Both are above our increase but still I would love to be able to show a larger number of recent comps. 

I had an applicant through cozy list they had an eviction 3 years prior on the application but cozy background came back clean.  I believe she wasn't listed on the lease and maybe it was her husband at the time that got evicted. 

I feel like this kinda depends on the layout of the duplex, ours is split down the middle tenant is responsible for their half

State Specific, In Ga we don't have a mandatory grace period. Rent is due on the 1st by 11:59pm as spelled out in the lease. 

Lease:

" All non- emergency maintenance requests should be sent to xxxxx @ XXXX .com"

I remind them ONCE when they text my google voice number about something like this (after waiting about a day) and let them know the fastest way to get a response is by sending an email. The next time they don't get a response (non-emergency) until they send the email PER THE LEASE.

Honestly I would be scheduling to do a turnover at the end of this persons lease. Especially if you were professional in sending your reminder about the policy and the exception you were making this time. I don't need that drama. 

Prep Prep Prep.

Clean/de-grease WELL

Sand with 220 grit ( if you skip this step you will be touching up a lot where it chips off) 

Damp Wipe

Prime with Bullseye 123 Grey Primer ( if you don't do this and follow up with a light color it will probably take 2-3 coats)

Single coat of Behr Marquee

I've done both ways, taking doors off to paint and leaving them on.

I would never take the doors off to paint them again, way more time consuming.