All Forum Posts by: Kyle Gardner

Not meant to critique but we flip and sell a lot and here are some things that would probably help:

1. The listing has 9 pictures. You need a lot more pictures that showcase the great things about your house. No magic number but a minimum of 20 that showcase that great room, nice kitchen and yard.

2. The curb appeal. The first pic clearly shows weeds at the sidewalk. And the grey exterior doesn't pop. Grey and white is out, or should be used sparingly. 

3. The interior is also grey and white. You can't change much of it now, but look up the best sale in the area, and copy what they did. Someone else already provided proof of concept, just copy them. 

4. The pool is clearly dirty in the pics. Also the pics that highlight the powerlines... Not ideal

these might seem nitpicky, but I sell a lot of houses and buyers are nitpicky. 

5. Price is the cure-all. But ideally you'll get more if you remedy the above 4. I also wouldn't use words like transformation in the listing of my flips. You're alluding to the house once being in poor condition. Use words that excite people like, upgrade, remodel etc.

6. Staging never hurts

Ditto Josh. New, professional pictures is a must. Bite the bullet of $100 for photos, fill the unit quickly and you won't lose $1800 for another month being vacant. Maybe drop to $1750, I don't think $1800 is crazy though.

Use chatgpt to rewrite the description. Don't say that "tenant covers electric." Rather focus on what you're doing for the tenant. 

" Owner pays water, sewer, trash."

I have a friend that charges like $85/door/month to manage. He also charges a lease up fee. Up to you though, I manage my own stuff but my question is, how easy is it for people to view the rental with you in Germany? Renters are typically looking to act quickly and avoid any hassle to find a place. If someone's interested, how quickly are you calling them to show them the place?

Ill probably keep 3-4 and sell the rest. We've got 10 new ground up projects going right now.

Thanks guys, Im more curious about 3-4 beds vs 2beds. 

Understandable to want 4 units. But for a duplex, affordable 2 bed units, or more expensive 4 bed units? 

I've asked before but the market is always changing slightly. For Phoenix, what's in higher demand? 

-New, affordable duplexes that have 2 bedrooms in each unit? 550k roughly

-Or new duplexes with 4 bedroom units and a garage? 850k roughly 

Get an assumable loan under 4%. Possibly house hack as well but the low rate is worth more than finding a "deal." Feel free to reach out if interested 

Hey Chad, there are different methods of appraisal. Sales/market, cost and the income approach. 

Cost approach would be what it's costs to replicate it, however, cost approach isn't what I think you'd be looking for. 

Market value: Best way would be to run comps and find houses with ADU's in the area. It depends on so many different factors.

Income approach: I think this would be most appropriate for this situation. Take your yearly net income (rents - applicable expenses) from this ADU and divide by the appropriate cap rate. I don't know what area exactly that you're in but likely 5.25% to 6.25% for something brand new near downtown.

I'm a developer, hold my GC license and real estate license and we're building duplexes near downtown right now. Feel free to reach out to discuss if you'd like. 

Have you lived in the house for any of those 5 years? You should take advantage of the personal residence tax benefits. Then invest. 

Hey Ashley, ditto to what was said above. You want a group or someone that knows this side of the market and will take the time to talk to you about it. Plenty of people who say they know multi-family but don't. And plenty that know it but won't take the time to talk with you. So you want both aspects. 

My friend and I have a brokerage and we all sell houses to clients but our main focus is personal investments and building multifamily at the moment. Feel free to reach out if interested. We don't do masterclasses or trainings but get together often to discuss investments.

Great name Kyle. I'm building duplexes and triplexes in Phoenix if you want to chat. I hold the realtor license, find the land, hold the GC license, push all the paperwork through and acquire the money for the jobs. Everything else is done by people I trust. Send me a message if I can help at all.