Skip to content
×
Pro Members Get
Full Access!
Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
Advanced networking features
Market and Deal Finder tools
Property analysis calculators
Landlord Command Center
ANNUAL Save 54%
$32.50 /mo
$390 billed annualy
MONTHLY
$69 /mo
billed monthly
7 day free trial. Cancel anytime
×
Try Pro Features for Free
Start your 7 day free trial. Pick markets, find deals, analyze and manage properties.
All Forum Categories
All Forum Categories
Followed Discussions
Followed Categories
Followed People
Followed Locations
Market News & Data
General Info
Real Estate Strategies
Landlording & Rental Properties
Real Estate Professionals
Financial, Tax, & Legal
Real Estate Classifieds
Reviews & Feedback

All Forum Posts by: Matthew Terry

Matthew Terry has started 28 posts and replied 131 times.

Post: Investor Newbie- which type of property to start with?

Matthew TerryPosted
  • Rental Property Investor
  • Mesa, AZ
  • Posts 138
  • Votes 144

- Even if you find a deal where you can put no money down and still cash flow, please make sure you have money in reserves. At least 6 months worth of mortgage payment plus another $5-$10K just in case there are urgent repairs needed or you have to evict someone soon after you close on your property. 

- Mind the time-value of money: A no-money-down deal that will also cash flow takes more work to find and close. As you know, the faster you own a cash-flowing property, the faster you build wealth and earn income. If it takes you 6 months to find a deal, that is 6 months of potential income and principal paydown you aren't getting compared to how fast you may find a deal with traditional financing. 

Post: What's with $2-$3K closing costs on proforma?

Matthew TerryPosted
  • Rental Property Investor
  • Mesa, AZ
  • Posts 138
  • Votes 144

Hello BP Mates,

In literally every proforma I look at for buy\hold or turnkey investment properties from companies that market a "hand hold" approach for investors, closing costs are estimated to be $2,000-3,000. However, when getting quotes or pre-qualification letters from actual lenders, closing costs are always $5,000-$6,000. These are quotes I'm getting from brokers, major banks, and credit unions all charging about a point and have similar underwriting fees. I'm comparing properties that are anywhere from $85K to $300K. 

I'm wondering if I'm just doing something wrong, or if most companies are estimating extremely low closing costs or only partial closing costs, not including points, appraisal\inspection fees, etc.? I understand due diligence, but deceptive marketing is a major pet peeve of mine, even if "everyone does it". The total cash down advertised on these proforma are $2,000-$3,000 lower than what my lenders are estimating.

The reason this is very apparent to me is I haven't noticed any other major discrepancies. Insurance and taxes are pretty close to actual quotes, and typically they are very conservative on things like appreciation and rent rise. 

Post: Investing in 64134 (KC area)

Matthew TerryPosted
  • Rental Property Investor
  • Mesa, AZ
  • Posts 138
  • Votes 144

I don't know much about KC, but in general, basing investment areas on zip code is much too broad. Any major metropolitan area I've ever been to has greatly varying classes of neighborhoods from street to street oftentimes. You can have every class within the same zip code, sometimes within the same square mile. 

Post: Dave Ramsey is a Genius now

Matthew TerryPosted
  • Rental Property Investor
  • Mesa, AZ
  • Posts 138
  • Votes 144
Originally posted by @JJ Conway:

@Marcus Johnson

I teach investing in real estate without taking on debt. It is a very unpopular opinion, but it works.  For those in the thread above (I haven't finished reading it, admittedly) who say it's impossible for the "Average American" to invest in real estate without debt that's not true. I've taught many people how.  You start small (or with non-debt activities like wholesaling or deal-making) and work your way up. 

I started investing this way after the market crashed at the same time as my divorce, leaving me with over $845K divorce debt.  Most of that was from over-leveraged properties such as the house owed $405K that was now only worth $180K and not federally backed so I couldn't take advantage of the assistance programs.  NEVER AGAIN!

JJ, investing in real estate without debt is not a bad thing. Where people get in trouble is that they invest with no debt AND they have no reserves.

Post: COVID-19 paralysis , poor math and or fear

Matthew TerryPosted
  • Rental Property Investor
  • Mesa, AZ
  • Posts 138
  • Votes 144

If you have an IRA, you may want to ask your tax professional about the CAREs act and how it lets you withdraw up to $100K penalty free if you are under 59.5 years old. This money is also income tax free if paid back within three years. Or if you don't intend on paying back, you can spread the tax liability across three years. And if you feel that your money is better utilized in real estate than the stock market at this time, maybe consider your IRA as additional reserves if things go very wrong.

Post: Dave Ramsey is a Genius now

Matthew TerryPosted
  • Rental Property Investor
  • Mesa, AZ
  • Posts 138
  • Votes 144

DR is successful because so many Americans are fiscally ignorant and\or irresponsible, not because he has compelling strategies for educated and responsible risk-takers. RK is more in line with the latter type of person.

DR's 7 step process is focused on the simplest way to improve someone's mental health. Really, it is a mental health program, not a wealth-building program. Money problems can tear families apart and drive normally good people to do bad things. There is a place for DR and I'm appreciative that he has helped so many relieve stress and gain confidence. I'm positive that DR has helped improve society and proactively prevented crime. However, this is all predicated on a W2 job and he never explains the risks and opportunity costs associated with income coming exclusively from W2. As someone who has recently "seen the light" I firmly believe that it is a greater risk to the experience one will have in life to NOT leverage debt responsibly. 

From a wealth-building standpoint, by the time someone gets to Step 7, their investor friends have already increased their net worth and have many of their expenses paid by tax-exempt assets. This is not anecdotal, I'm comparing myself with my buddy who is a huge DR fan and won't invest a thing until his primary residence is paid off in another 5 years. Meanwhile, I just started investing and have three rental homes under my belt in which the cashflow pays for the mortgage on my primary residence plus added $200K in net worth. In 5 years, I expect to have all my expenses paid for by passive assets and my W2 job will be pure "profit", while my buddy will have just eliminated a single expense by paying off his house. We make similar household income and have similar expenses. 

No matter how much I tell my friend that he is losing millions of dollars and doesn't even know it by putting so much money in tax-deferred programs and keeping cash in savings accounts, the DR way just feels better to him. I point out the low average return of the stock market compared to real estate, how he is bleeding money with fees from people he doesn't even know or have control over, that we have historically low taxes now and 20 years from now taxes will most likely be much more, why he plans on being poor at retirement to take advantage of 401K, that not being able to leverage his savings for 20 years creates massive opportunity costs because of the time value of money, that inflation will skyrocket due to this crisis and real estate mitigates inflation because property price and rents rise like all goods and 30 year debt becomes cheaper and cheaper every year. These are all principles that DR doesn't explain because they are complicated and his audience needs a simple path.

Post: Attn: SBA Disaster Loans for Landlords

Matthew TerryPosted
  • Rental Property Investor
  • Mesa, AZ
  • Posts 138
  • Votes 144

Paying down a loan is prohibited

Post: Arizona Governor Issues Statewide Stay At Home Order

Matthew TerryPosted
  • Rental Property Investor
  • Mesa, AZ
  • Posts 138
  • Votes 144

The market will largely depend on how effective the CARES act and future stimulus is. Loan forbearance, unemployment stimulus, SBA emergency loans, and penalty\tax free draw from IRAs might keep real estate sustained in general. Phoenix has a very diverse job market and might not be hit as hard with unemployment compared to other large cities. Inexpensive property taxes will help, too. I think the market will also depend on how hard our state gets hit with COVID19. It is a very sad thing to think about, but thousands of deaths might mean thousands of homes added to inventory.


As we enter a recession in such a major appreciation market, SFH prices will probably fall. I would imagine that all the investors who are over-leveraged or have subpar performing properties will seek to exit as fast as they can, especially if they are short term rentals. Even with price reduction, many people who were saving for a down payment will have another few years added on to the time it will take because they might be burning through savings to survive. This means rental demand might climb. As a long term buy/hold investor myself, this might be the perfect scenario of rent:value ratios going up in Phoenix.

Construction and building maintenance companies are part of the essential list, so property managers and contractors can still work which makes buy\hold a good avenue. 

There might be an uptick in Section 8 demand considering the safety net of gauranteed rent, often which pays for PITI even if the tenant doesn'\can't pay their portion.

Post: Looking for rating on Table Investments for OKC deals

Matthew TerryPosted
  • Rental Property Investor
  • Mesa, AZ
  • Posts 138
  • Votes 144

New investor perspective here. I've called and vetted several "turn-key" or "REI advisor" companies that are promoted through various podcasts including BP. I have not done a deal yet, but I can tell you that Kiera is very responsive, professional, and looks out for you with exceptional market knowledge.

Post: Coronavirus and Real Estate

Matthew TerryPosted
  • Rental Property Investor
  • Mesa, AZ
  • Posts 138
  • Votes 144
Originally posted by @Shayla Collins:

Good question. What about flipping? I’m new to rehabbing, on my second project. Hope to be in and out in 45 days. This whole thing is scaring me. 

Be prepared with a hold strategy?