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All Forum Posts by: Kiara Colon

Kiara Colon has started 10 posts and replied 36 times.

Post: New to Investing!

Kiara Colon
Posted
  • Investor
  • Washington, DC
  • Posts 41
  • Votes 22

Hey Kalynne—welcome to BiggerPockets and congrats on jumping into your first house hack! Nothing teaches faster than living in the deal you just bought.

1. Cleaning Up the Legal Use in Baltimore County

  • Book a Pre-Development Meeting (PDM). Baltimore County’s Department of Planning offers a low-cost session where zoning and permitting staff explain your options (variance, special exception, or map amendment). Spending a few hundred dollars here can save months later.

  • Most common paths:
    Use & Occupancy “change of use”: If each unit already meets code (separate egress, fire separation, parking), the zoning office may grant a two-family designation through an administrative hearing.
    Special hearing or special exception: Typical for R-zones; you’ll post the property, notify neighbors, and attend a public hearing. Plan on 60–90 days if no objections.
    Comprehensive Zoning Map Process (CZMP): Runs only once every four years (next cycle opens 2027), so few small investors rely on it.

  • Timeline & budget reality check:
    • Attorney: $3–6 k for a straightforward special hearing.
    • County filing fees: roughly $500–1 k.
    • Surveys or stamped plans (if required): $1–2 k.
    • Total time: 3–6 months if the neighborhood stays quiet.

  • Win over the neighbors early. A single objection letter can add another hearing, so knock on doors and show that you’re improving—not overcrowding—the property.

2. Vetting a General Contractor for Cosmetic Updates

  • Verify licensing (Maryland MHIC) and insurance—search the state’s public lookup.

  • Walk through an active job site (not just finished photos) to see how they manage dust control, material storage, and crew organization.

  • Start small. A single bathroom or flooring refinish lets you test communication, punctuality, and workmanship before committing to a full-unit renovation.

  • Check lien and permit history via county land records and the Baltimore County permit portal; repeat liens are a red flag.

  • Use milestone payments. A 30/40/30 structure tied to clear deliverables prevents front-loading cash and keeps everyone aligned.

Good places to find contractors: the Baltimore REI Meetup in Timonium, the "DMV Real Estate Investors" Facebook group, and trade-desk referrals at the Dundalk or White Marsh Home Depot—subs who pull permits often get name-dropped there.

3. Laying Groundwork for Deal #2

  • Document everything—before/after photos, rent rolls, permits—so lenders see a clean track record when you refinance or apply for the next loan.

  • Build the team now. Lock in relationships with your zoning attorney, GC, and mortgage broker; speed wins offers in Baltimore’s multifamily market.

  • Pad your contingency. County inspections love to add last-minute fixes (smoke detectors, handrails, GFCIs). A 5–10 % cushion keeps timelines intact.

Personal Recommendation

Buy the kind of deal you actually want and don’t stray too far—especially on your first one. Splitting a large single-unit into two units that still looks like a normal house from the street is a manageable lift. Asking the county to bless a wholesale shift (say, residential to commercial) is a completely different animal in cost, timeline, and risk. Start small, master the process, then scale—that foundation pays off when you tackle bigger value-adds down the road.

Best of luck at the zoning hearing, and keep us posted. Plenty of Charm City investors here (myself included) are happy to share notes as you move forward.

Post: How many tenants do you screen?

Kiara Colon
Posted
  • Investor
  • Washington, DC
  • Posts 41
  • Votes 22
Quote from @Nina Diehl:

@Kiara Colon thank you for reaffirming what I'm doing!  I am prescreening tenants with a Google Form, but only 2 "interested" folks out of 7 have filled it out.  On one hand I'm thinking if they can't fill out a pre-screener, maybe I don't want them as my tenant.  On the other, I wonder if I'm asking too much.  

I also asked for an upload of a photo ID in my prescreener.  I'm worried about being a woman alone showing the property.  I want some documentation of who is coming into the house with me.  I wonder if this is asking too much.


 Exactly right! In order to be a good tenant, they've got to reflect that they'll be a responsive  and cooperative applicant. I personally don't show properties to people that really don't have any interest in actually renting it. And if they're not responsive for a place that they want to call home, it doesn't sound like they'll be responsive and cooperative as a tenant. It's not asking too much if it's the home that they're interested in. We can't 'sell' a property, so no matter how many times you open that door, it doesn't equal more qualified applicants, just more miles on your odometer.

Post: How many tenants do you screen?

Kiara Colon
Posted
  • Investor
  • Washington, DC
  • Posts 41
  • Votes 22

I'm a realtor with rental listings and a 4-unit myself. Like @Taylor Wilson mentioned, I create clear criteria and publicize it on whatever platforms you use to publish the listing. And I screen every applicant until I find the right tenant. Additionally, I pre-screen all applicants. I.E. i'm not showing a property until I know that person is qualified to rent the unit.

Screen until the unit is filled.

Post: [Calc Review] Help me analyze this deal

Kiara Colon
Posted
  • Investor
  • Washington, DC
  • Posts 41
  • Votes 22

In my humble opinion, that calculator is trash for DMV deals. Numbers always make sense until you're outbid on 55 offers in 60 day and you burn all bridges trying to get to your max allowable offer. 

I'd find a new market or a better realtor to give you realistic numbers based on market, not a spreadsheet.

Post: Guide to Buying in Prince Georges County, MD

Kiara Colon
Posted
  • Investor
  • Washington, DC
  • Posts 41
  • Votes 22

Welcome to our online event where we will take you through everything you need to know about buying a home in Prince Georges County, MD. Whether you're a first-time buyer or looking to relocate, this guide will cover important tips, resources, and key information to help you navigate the buying process in this area. Join us for expert advice and insights!

Post: Homebuyer's Workshop (Henrico, VA)

Kiara Colon
Posted
  • Investor
  • Washington, DC
  • Posts 41
  • Votes 22

Welcome to the Home Ready Workshop! Join us on Sat, April 26, 2025 at 1401 N Laburnum Ave for an interactive and informative event designed to help you feel more confident and prepared in your home. Whether you're a first-time homeowner or looking to spruce up your current space, our workshop will cover everything from DIY projects to home organization tips. Get ready to learn, connect, and have fun! See you there!

Post: Cash Out Now: Real Estate Selling & Wholesaling Series

Kiara Colon
Posted
  • Investor
  • Washington, DC
  • Posts 41
  • Votes 22

Eventbrite (online only)

Thinking about selling your property, but unsure where to start? Curious about wholesaling or retiring from real estate? Whether you're an investor, homeowner, or just exploring your options, this virtual series is designed to give you the tools, insight, and confidence to take your next step.

In Cash Out Now: Real Estate Selling & Wholesaling Series, we’ll break down:

How to sell your home fast—with or without a realtor
Exit strategies for retiring landlords & tired investors
How wholesaling works (and how to spot a good deal)
Market trends, cash offers, and buyer insights in real-time
Live Q&A to get your personal questions answered

This isn’t just another real estate webinar—this is your strategy room.

Post: Inquiry for Rehab Subject Matter Experts

Kiara Colon
Posted
  • Investor
  • Washington, DC
  • Posts 41
  • Votes 22

Hello,

​I have several listings that are fix & flip projects and have worked extensively with contractors, architects, and navigated the complexities of some of the toughest cities in the DMV. Over time, we've developed a streamlined process that balances speed, quality, and budget. Here's the sequence we typically follow:​

🏗️ Interior Rehab Sequence

  1. Pre-Closing Preparation

    • Scope of Work: Conduct a thorough walkthrough to identify structural issues, outdated systems, and cosmetic updates needed.

    • Budgeting: Develop a detailed budget, including a contingency for unforeseen expenses.

    • Permits: Obtain necessary permits to avoid delays.​

  2. Demolition

    • Selective Removal: Remove outdated or damaged materials while preserving elements that can be reused.

    • Site Preparation: Ensure the site is clean and safe for the upcoming work.​

  3. Structural Repairs & Framing

    • Foundation & Framing: Address any foundational issues and modify framing as needed for new layouts.

    • Inspections: Schedule inspections to ensure compliance with building codes.​

  4. Mechanical, Electrical, and Plumbing (MEP) Rough-Ins

    • Systems Installation: Install or update HVAC, electrical wiring, and plumbing systems.

    • Inspections: Conduct rough-in inspections before proceeding.​

  5. Insulation & Drywall

    • Insulation: Install insulation to meet energy codes and improve efficiency.

    • Drywall: Hang, tape, and finish drywall, preparing surfaces for painting.​

  6. Interior Finishes

    • Painting: Apply primer and paint to walls and ceilings.

    • Flooring: Install flooring materials, ensuring they are protected during subsequent work.

    • Trim & Millwork: Add baseboards, crown molding, and other decorative elements.​

  7. Cabinetry & Fixtures

    • Cabinets: Install kitchen and bathroom cabinets.

    • Fixtures: Mount sinks, faucets, lighting fixtures, and hardware.​

  8. Appliances & Final Touches

    • Appliances: Install kitchen appliances and test for proper operation.

    • Final Inspection: Conduct a thorough walkthrough to address any punch list items.​

⏱️ Timeline & Efficiency Tips

  • Project Duration: Aim for a 3–4 month timeline, adjusting based on project scope.

  • Scheduling: Use project management tools to coordinate trades and avoid downtime.

  • Communication: Maintain clear communication with contractors and suppliers to ensure timely deliveries and work completion.​

📋 Tools & Resources

  • Project Management: Utilize software like Trello or Asana to track progress and tasks.

  • Checklists: Develop standardized checklists for each phase to ensure consistency across projects.

  • Budget Tracking: Use spreadsheets or financial software to monitor expenses and stay within budget.​

Post: Calling RE agents

Kiara Colon
Posted
  • Investor
  • Washington, DC
  • Posts 41
  • Votes 22

Search homes.com, realtor.com. Without MLS, it's hard to capture multiple realtors at one time. You can also post in investing groups for people and say you're in search of a home, but no the best way if you're trying to build relationships.

Post: Add Washer / Dryer hookup

Kiara Colon
Posted
  • Investor
  • Washington, DC
  • Posts 41
  • Votes 22

I've got a multi-family in DC (4-unit) and am a realtor. I've found that people want washer and dryer in their units, and not having it will create a high turnover rate, which is what we're all actively avoiding. I don't have the space to put a washroom in the building, so I'd rather add a washer / dryer combo to the unit. 

Does anyone have any reasons why they'd advise against adding a washer / dryer to a unit?