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All Forum Posts by: Livia Adams

Livia Adams has started 13 posts and replied 40 times.

Quote from @Russell Brazil:

How about going upstairs, knocking on their door and having a neighborly conversation to start?


 Hey Russel,

thanks for replying. As mentioned we have sought a conversation with them several times. And none of them had been fruitful. They are very hostile and are not willing to listen or try. 

I’m seeking advice on how to handle a challenging situation with noisy upstairs neighbors in an upscale Miami apartment community. We have lived in our apartment for nearly three years without any issues, but since April, new neighbors moved in upstairs, and the noise has become unbearable.

At all hours of the day and night, it sounds like constant walking, furniture screeching, and items being dropped—even until 4 a.m. This isn’t typical living noise; it’s loud enough to disrupt our sleep and daily lives. Prior to these neighbors, the unit above was occupied, and we never experienced any problems.

We’ve spoken to management multiple times, but they’ve been completely unhelpful and have taken no meaningful action and even told us that we are making the noise up, inspite security having been to our apartment numerous times wittnessing the noise. We even served management a notice to cure, but the property is owned by a large corporate entity, which makes us feel like we’re at a dead end. We’ve also tried talking to the neighbors directly, but they don’t acknowledge the issue or make any effort to address it, on the contrary somtimes they are extra loud in spite. 

If anyone has advice on how to put pressure on management or navigate this type of situation, we'd appreciate it. We’re at a loss on how to resolve this and make our home livable again.

Post: OFF MARKET Turnkey MOTEL for Sale in Pensacola at 9.7% CAP with Upside Potential!

Livia AdamsPosted
  • Real Estate Consultant
  • Miami
  • Posts 41
  • Votes 17

Hello Everyone,

We have a motel available for sale (off-market/cash) on Mobile HWY Pensacola. The property has newer updates, clean rooms, and is consistently at reported 95%-100% occupancy.

Pricing is currently at 50% of the competition, so it has major upside potential.

Asking price: $1.9 Million.

Please reach out directly for more information.  

Post: Commercial Vacant Lot in Pensacola Downtown

Livia AdamsPosted
  • Real Estate Consultant
  • Miami
  • Posts 41
  • Votes 17

Hello Everyone!

We have a commercial corner lot in Pensacola Downtown, ~14k sqft and with more than 200 ft of road frontage.

Zoned C-3.

Lot got environmental clearing by the city. (SRCO was issued) 

Extremely convenient location, with just minutes from I110 and Downtown. 

Asking $230k.

Reach out if interested!

Quote from @Chuck E.:

This issue has occurred several times at different properties: tenants complaining that the AC isn't cooling to a ridiculously low temperature when the ambient temp is about 40 degrees warmer. My response has been that a professional does preventative maintenance annually and confirms working order of the AC. Upon receipt of these complaints I'll personally check the temp splits ("delta T") in several rooms to confirm they are still within the acceptable range. If the tenant is still not happy I let them know they're welcome to purchase a window air conditioner so they can attain their desired living conditions. 

The AZ Landlord Tenant Act doesn't specify a mandatory minimum temp that must be attainable. It only states that "reasonable amounts" of "air-conditioning or cooling, where such units are installed and offered" must be provided (ARS 33-163). Well, I'm sure you can agree that 68 degrees is very unreasonable with an ambient temp of 114. I've received another complaint that the temp won't reach 74, but this was on their move-in day when the thermostat was at 82 the previous day. Obviously it takes time to reach such a low set point on a very hot day.

Here's where I'm looking for advice: What is the lowest reasonable temperature to set the thermostat in the dead of the summer? (I keep my house at 81 degrees so I feel rather apathetic to these issues.) Any advice on how to cordially respond to these 'work orders'?

As a Florida tenant myself we are actually asked by the building to never have the AC above 76 in summer.

Also 68 degrees is not unreasonable at all.

I sleep at 67 degrees and sometimes 65 if it’s really hot outside.

I have been in homes where they dont cool below 74 and it does not feel reasonably cool at all especially when it’s hot outside.

So 68 degrees is a very reasonable temperature and any normal working AC should be able to handle it unless the tenants keep the windows open.

Post: “We buy houses” signs

Livia AdamsPosted
  • Real Estate Consultant
  • Miami
  • Posts 41
  • Votes 17
Quote from @Paul Brady:

I have a few properties in high traffic areas with at I plan to utilize by putting up some “we buy houses type signs”. I’ve realized basically every one of these signs I’ve seen is either hand written or just not professional looking at all they say “we buy houses cash” and have a number underneath . I have a good looking logo and usually try to use the best looking branding I can but maybe that is counter productive in this case. Has anyone had luck putting up “we buy houses” lawn signs of their own? And if so what approach/wording do you use? Thanks


 Hey Paul,

It depends on who you are trying to appeal to.

For example we did yard signs for rent to own properties we had and at the time (we were just starting out), we hand wrote "Rent-To-Own - Call ###-###-####" on them and they worked sufficiently. 

However, rent to own is rare and I feel like a lot of people do "we buy homes cash" these days. I think a catchy slogan could draw attention (like the Billboard "YOUR WIFE IS HOT [fix your AC]"  stays in peoples mind.

So try to differentiate yourself by being catchy, witty or funny, while still getting your message across and of course a good number to reach you.

I hope that helps. 

Post: Self Employed Looking for Options

Livia AdamsPosted
  • Real Estate Consultant
  • Miami
  • Posts 41
  • Votes 17
Quote from @Rico Greenwade:

Hello, 

I've owned my business since December 2021. I'm looking to buy a home now but larger banks such as NFCU seem to want tax returns that show lower DTI numbers, which is causing me issues as the accountant provided substantial writeoffs on my returns. Are there any alternatives to buying my home? I sold my first home last year after divorce. If anyone could help me get a mortgage or point me in the right direction, I would really appreciate it.

Hello Rico,
You could try to find homes where the seller is willing to offer seller financing or rent to own terms so you do not require a bank loan.
We do a lot of creative financing deals in several different markets.
Feel free to reach out with questions.

Post: Subject to, taking over a mortage payment

Livia AdamsPosted
  • Real Estate Consultant
  • Miami
  • Posts 41
  • Votes 17
Quote from @Jorge Delgado:

I’m really close to getting a subject to on a home. It would be my first one, I’m confused on when we agreed on terms. What’s next.. I thought we would just go to the title company and get the deed on my name but a title company I called they said I dont do anything at title company and I’d have to go to the real estate attorney and they would help me do it. Is this the correct next step to do or should I go to another title company? 


 It sounds like first you want to get clear on the terms. Do you have the correct contract for the transfer of title?

Also do you know what you are buying? You should still instruct title company to run a title and lien search.

Also did you receive a payoff letter to see how much is still owed?

Post: Bought a nightmare property- could use some help

Livia AdamsPosted
  • Real Estate Consultant
  • Miami
  • Posts 41
  • Votes 17
Quote from @Ryan Smith:

Nightmare story,
I've bought many homes before but this was by far the worst ever. 
I just bought a seller financed property in Dunn from a person that I previously trusted. I definitely should have done my due diligence before. Upon having to evict the tenant, I noticed that the plumbing was backed up and still cast iron. I thought to myself, no big deal it's only a few thousand more to get my plumber in there to replace it, but once my once my contractor got in to fix the floors (which were buckling) he saw a cyclone of termites. And an infestation of German roaches that made the pest guy jump (he said).

After everything was said and done, we incurred 4 times the cost as I was told/ estimated. I definitely should have followed my first rule, get a $50 inspection.



Has anyone ever encountered this? What's the worst thing you've seen?

Should I sell it to a cash offer company?


 We had some bad stories but this sounds horrendous. 

You mentioned you bought the property seller finance, maybe there is a way out due to misrepresentation? 

Could you get out of it at 0 selling it cash in this condition?

Maybe you can renegotiate with the seller.

Post: Looking for first opportunity in Chatt area

Livia AdamsPosted
  • Real Estate Consultant
  • Miami
  • Posts 41
  • Votes 17
Quote from @Brian Hudson:

Hi all,

We are looking to get into a first rental. I'm willing to be a little ambitious, considering up to quads that need light work, but my wife is leaning pretty hard on wanting a turnkey SFH. I agree with wanting the first one to be a "win", I'm just concerned that makes it harder to find something that will cash flow. My four-square numbers at current rates are discouraging. I would love to meet up and get to know some of y'all and talk about options.

Brian


Hey Brian,

Congratulations on deciding to buy your first rental property in Chattanooga! That’s a great step forward.

If you are considering a turnkey property, it’s important to understand that the convenience comes with a price. Just like with multifamily buildings, the more modern and move-in-ready a property is, the less potential there is for adding value, which can limit your return on investment.

I suggest looking for off-market properties. These can often be acquired at significantly lower prices than those listed on the market. If you’re willing to take on a property that needs some work, you can customize the improvements to suit your rental strategy. This approach not only allows you to create value through renovations but also increases your overall return on investment.

Off-market deals are typically cash transactions, but if you don’t have the cash on hand, you can consider using a hard money lender. After you’ve added value through renovations, you can refinance the property. This strategy not only enhances the property’s value but also boosts your returns, unlike buying a turnkey property where the potential for value addition is minimal.

Best of luck with your investment!