All Forum Posts by: Manaia Alalamua

@Jacob Mistric

There will always be unknowns; it's part hard data-science and art-form whenever it comes to estimating rehab and valuation (either increase or decrease). @Michael Plante is correct and he gives a straightforward answer to your inquiry in determining whether you should do one particular upgrade or not, along with cost estimation via asking contractors for estimates. 

Do a couple these exercises, and you can get a good handle of cost-valuation metrics. Good luck!

@Skyler Harris

I'm not sure what the going rate of foundation piers are; however, I had a great experience with one contractor here in San Antonio. DM me and I can pass on his information if you want. Good luck!

@Matthew Felan

Hi Matt, if the framing is finished, then why not use the same contractor crew to finish out your conversion? I'm assuming you have pulled permits and got a crew in to frame out the structure. If not, I'm sure there's great guys out there, but always check their pedigree and see if they know what they are doing (trade-wise and working with the City of San Antonio). You will probably come across ppl that have the GC license (registration), and have never done any actual construction work before. Good luck buddy!

@Billy Chu

I'm not sure about a $100 foundation inspection cost, that seems quite light as noted by @Jose Campos. However, in my opinion, I would recommend a sewer inspection. It's not that much $$$, but it will give you great insights into the health and condition of your drain lines - if you needed to replace your lines (either under a concrete slab or pier/beam foundation), it will take a good amount of money to get them repaired. I've done a few of drain line change-outs and repairs in my projects, it's totally worth it. Let me know if you have any questions. Good luck buddy!
 

@Ianne C.

It all depends on many different factors. I also agree (as usual) w/ @Joseph Cacciapaglia and his #'s. Maybe a good point to keep in mind is this: if your purchase is new or has been recently renovated, then your CapEx "should" be lower. If your purchase is older and w/o renovation, then set aside higher CapEx reserves upfront. Regarding R&M and Vacancy, I think a 5-6% range works fine too. However, you are correct, prices are higher so a lot of #'s don't pan out very nicely @ the moment. Good luck on your journey.

@Matthew Tyson

I don't mind filling it out myself. If I can help, no problem. 

Investor, General Contractor, former PM, and dabbled in Appraisals. Lmk. 

@Karissa Martin

I agree with @Joseph Cacciapaglia, the market has evolved in such a fashion that it's getting harder to hit bigger cash flow. Unless, you take-on bigger renovation, then there may be something there - although, bigger renovation means bigger risks. 

I'm bullish on San Antonio still; however, I play in the bigger renovation deals and willing to take on bigger risks b/c of my construction background. If you decide to go the wholesale route, like NWA, then learn the ins-and-outs of their system. Many times, you won't have the time to look deeper into the mechanical systems and seeing the inherent risks involved, so there are risks there as well. Good luck!

Hi @Jason Makariades, I would say it's pretty ballpark here in SA. I purchase homes and rehab them here in SA to rent out (I have been here for awhile doing rehabs-to-rent), and that rent seems fairly reasonable, especially in that NW area. I already expect rents for 3/1 in lower-grade neighborhoods to be in the 1100's and 1200's. So, it could make sense to be higher in your prospective area. I hope this helps. 

@Victoria Sugui

Aloha Victoria, there's some great resources around here on BP. There's also great resources in Hawaii like other OOS investors; if you have a chance, you should ask them for some advice. Meetups are a great place to network. Guys like @Duc Ong @Daniel Kong come to mind, really nice guys and incredibly knowledgeable about OOS.

I moved from Hawaii to Texas primarily for Real Estate. If you have questions about San Antonio and Austin, I can hopefully help you with that. Aloha Victoria!

Hi All,

We are located on the inside of the building, on the upper level (loft) portion. Just come on by.