All Forum Posts by: Larry Frank

I have several tenants on housing assistance. They are probably better than average tenants for my area. They tend to stay a long time. My biggest advice is hire a property manager that is knowledgeable and has experience with section 8 tenants.

0 Votes

Originally posted by @Patrick M.:

@Larry Frank we have done remodels in b+-a neighborhood. We primarily do showers entirely fiberglass with nice doors. We deal with Ferguson. When we can get 1 pc. In we do that.

I think either of your options are nice, but I like not worrying about a tenant cleaning grout and the potential for leaks.

Our bathroom walls are half tiled, nice vanity with as spacious a granite countertop as possible. I find that the spacious and nice vanity area is more a draw.

Good luck

Thank you. It looks like consensus is more of a tile. Would you mind sending me a few pics of your bathroom? Maybe I can copy some of the designs.

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I just paid about 9k for a 4k square foot 2 story 4 unit for a new roof, so I think I exaggerated that for a small single family house. Maybe I paid too much though.

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Originally posted by @Randy E.:

Originally posted by @Larry Frank:

You probably paid too much for the property. Honestly, I don't know how anyone makes money from SFH unless the area appreciates. One roof is 10k, there is 3 years of profit.

$10K. Jeez!

I just put a roof on a new purchase a couple of days ago. Material and labor was about $3500. If I got a quote for $10K, I'd keep calling other people.

I know that might be the going rate for many customers, but I'd never pay that much for a roof on a SFR. Never.

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I would not send the PM there to only change the filter. That would be an expensive filter. When tenant moves in, show them how to change the filters and have a box of 6. Tell the tenant the heat/ac/air quality will GREATLY improve if they change the filter every 2 months. If the property manager goes to do other work, have them look at the filters and see if they need changing.

3 Votes

I'm remodeling about 10 bathrooms and I wanted to know if I should use subway tile or fake marble shower walls. My PM's construction company has currently been doing subway tile, however I noticed the hotel I was at was using shower walls and I thought they looked nice. Something like this:

https://www.homedepot.com/p/KOHLER-Choreograph-0-3...

Does anyone have an opinion on the walls? If so what product would you recommend? C+ Property that I'd like to be a solid B class within a year. B/B- neighborhood.

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Originally posted by @Patrick M.:

Same scenario, I invested in Chicago Controls auto set back thermostats. They have saved me a fortune, tamper proof and tenants can adjust (somewhat).

One is an auto set back every 3 hours- so no matter what the tenant sets it will reset to 68 in 3 hours.

The one I use goes to 70 at 6 am

65 at 9 am

70 at 5pm

65 at 9 pm

The tenant can max it out to 71 but it will only last until the next scheduled adjustment. Love them!

Is this the one you would recommend? If not can you provide a link?

https://www.landlordstat.com/product/hc71sb-auto-setback-thermostat/

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You probably paid too much for the property. Honestly, I don't know how anyone makes money from SFH unless the area appreciates. One roof is 10k, there is 3 years of profit.

1 Vote

It takes guts to offer more than asking and you did that. Its probably better you didn't get your first offer, because it shows that your valuing strategy is accurate. That should build a lot of confidence in your numbers. Keep it up. I get about 25% of the offers I put out.

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All Forum Posts by: Larry Frank

Larry Frank has started 7 posts and replied 40 times.

Post: BRRRR Strategy coupled with Section 8 tenants

Post: tile tub/shower with subway tile vs faux marble shower wall

Post: tile tub/shower with subway tile vs faux marble shower wall

Post: Help! Am I doing something wrong? Do I have what it takes?

Post: Help! Am I doing something wrong? Do I have what it takes?

Post: A/C Filter Change (tenant change vs. you change)

Post: tile tub/shower with subway tile vs faux marble shower wall

Post: Install smart thermostats in 4 unit with a boiler?

Post: Help! Am I doing something wrong? Do I have what it takes?

Post: Finally made first offer.... Unfortunately didn't get it.