All Forum Posts by: MarZia RiVera

Depending on the County the assessor may not come out to the property if a sale has not occurred, in this case the owner has built on his property it doesn't necessarily mean that they would come out there, but I am surprised a new residential permit did not trigger them to do so.   You may want to check for allowable use that residential property if it's already zoned for the two home I don't take the word of the owner.   A trip to the city to pull the permits yourself along with blueprints and anything else that is publicly recorded at the city, then a trip to the county will tell you whether or not they're going  be assessing any additional taxes and what the taxes would be after a sale of $X, then a title search to find any liens.  Then take all that to your tax attorney  to evaluate your future tax implications and real estate attorney or broker to write up a purchase agreement that would put any property taxes due prior to sale date to be the seller's responsibility. 

MarZia RiVera, Broker

Hello Gentlemen, 

The little things are big bonus when you add them up. 

Have a very deep cleaning like done, the grout to floors, backsplash, showers. Baseboards trim and doors (prints around door handles is gross), ledges, Windows screens & frames, sliding door tracks, etc. 

caulk everything fresh clean lines pop, fresh paint, patch all holes. Clean floors tile or laminate is always best but if you have carpet make sure there are no stains and smells fresh.

Landscaping and curb appeal raise rent to include services

It is difficult to rent a dated or unkept property when your competition is a much better choice.

When I take on a new property to manage I front the cost for the owner taking it out of the first months rent so the owner is not out upfront money, as well the owner knows I will make it a priority to rent it quick as now I have cost to recoup. I offer the same when preparing a home to list for sale with slight contingencies.

MarZia

 I agree @Matt Clark my interview starts with that phone conversation. 

MarZia

I absolutely love my concrete floors and counter tops. I purchased my REO home in 2011 opted for the concrete floors laid over existing tile from 1995. As well overlaid on existing tile in shower. It's fantastic not to deal with grout lines. Is it best for rentals? NOT over the existing floors. Like tile it could crack and chip. BUT I would suggest if you have concrete foundation to take it down to that prep and stain as that would make a great long lasting floor you should never have to do over.

As for the counter tops, I love them also depending on how you finish will determine longevity.  My kitchen counter is smoothed finished with an epoxy, it's not as durable you can see hair line scuffs over time. Still love it cause I could create my color tones. But not suggested for a rental or flip. 

MarZia 

Hello @Adam 

How is everything working out with your rental property? 

I would like to clarify a few things within this feed.  First off in the State of Florida has laws for in licensed activity, if you the owner, are not available to personally walk the prospective tenant through your property NO ONE with out an active Real Estate license may do so and get paid. By paying someone or working out a deal, that person is practicing Real Estate without a license committing a felony. 

Second you don't need a property manager to place a tenant only then self manage.  As stated above you can contact several agents offering a fee to place a tenant for you.  Keep in mind by using multiple agents you can not expect all advertise your property.  If they are a REALTOR, the board requires all properties  advertised be listed in the mls UNLESS the owner specified in listing agreement and additional form not to. This curtailes pocket listing, which still prohibits you from "listing" with multiple REALTORS but not from providing you own advertisement to them to show your property. That's part of the self managing.  

Third a property management company should be flexible to work for the owners needs and requirements if they are not they may not be the company for you. Everything is negotiable rather then first ask what the management company does or offer tell them what you need and ask if they can provide. You move through interviews quickly without eating your time. You know what you need you just need to find those that can accommodate them. 

Last but not least most PM are also licensed agents and if they are not they can only offer limited services to you as they are requiring a Broker to list, market, advertise, show, negotiate and lease the property otherwise they are practicing RE without a license. Be careful if that, I  am not an attorney but using an un licensed person to show and get the lease sign could possibly void that lease when issues arise.  I am a Broker REALTOR and Property Manager in SW Florida if anyone needs assistant with anything pertaining to residential Real Estate sales, management, placement, and home watch.   I accommodate to the needs of the owner. 

 Hello @Patrick,  I  am currently looking at a duplex for sale under $200 on Lake Kennedy in Cape Coral Florida.  This lake is fresh water, one of 7 attached by the Chain of Lakes system.  Contact me for further info on the property and area, 

MarZia RiVera, Broker

Check your local building codes and tenant laws.  If a fire breaks out and the tenant throws an object out the window for quick exit but that item qets caught in the open with in the plastic and remains trapped is the rest of what happens worth not replacing the windows.  

Replace windows, caulk, paint, repair, raise the rent

Hello @Michael Urbinato how are you? Hope your year ended in high number of closings.

 I read above that you're getting ready to put a team together to build new construction for 2016, tell me what you're doing what your plans are and the floor plan as I am doing the same.    At this date I have purchased four waterfront lots, I've got my blueprints engineered, and as of today I'm headed to the city to apply for my first permit.   I'm building four bedrooms three bathrooms three car garage with 2548 ft.² with pool and Jacuzzi summer kitchen.    I'm very excited to get the construction underway let's get together and talk about your plans who will be a builder?

@Garret, @David and @Ryan,

I am not surewhy this is even a Question. These and any addendums stipulate all rules, regulations, duties and termsthis an that shouldbe evaluated and renewed every year.

No tenant should move in or take possession of a property prior to all prior to all conditions of the lease for move in being met.  Proof of utility hookups Is one of them.

Also you should never be worried or concern about burning a new relationship with a tenant, this is your business and should be treated as such. Tenants will follow your lead you hand over control and they will rule you.

Thank you for your response @Ned Carey