All Forum Posts by: Michael S.

Try raising your deductible to at least $5000 and then see what your rates look like.  Our policy isn't nearly that expensive, but with such a difference in deductible amounts, it's like comparing apples to oranges.

Also, as @Greg M. noted, make sure your policy is the correct type.  You shouldn't have a home owners policy for a rental.  

I am not clear why you would not repair that area of the driveway - from the first picture, it appears that the mailbox for the property is on the same side as the bad portion of the driveway, which does, in theory, make this portion of the driveway part of a daily walking path to and from the mailbox.  In addition, the tenant clearly put you on notice that they will hold you responsible if they trip and fall and break their arm due to the driveway.  

As @Greg M. noted, you should never ignore safety issues;  especially when the tenant identifies an item as a safety issue.  If this were my property, I would have already asked my property management staff to get quotes to fix the area without hesitation.  I wouldn't view this repair as an elective update or upgrade whatsoever - it's solely addressing a safety issue.  

@Vanesca Charles - start with an INVESTOR experienced real estate agent first before you worry about the rest of it.  There is a huge difference between agents who understand real estate investing and those who have no clue.  Strongly recommend an agent who has owned their own rentals either presently or previously.  To be clear, I am NOT an agent, so this is not a self-serving post whatsoever.  

Once you find the right investor agent, they should have recommendations for lenders and property managers to work with.  You are way too early in the game to worry about an electrician or plumber right now.  

Good luck doing a BRRRR in Huntsville AL right now unless you are interested in C/D neighborhoods. Would recommend looking elsewhere.

For questions about Columbus, press 1.

@Katie Roche - I have never worked with RTR, so I have no opinion or comment on them whatsoever accordingly.

However, I find the comments about Harvest, AL made by them to be. . .well, bizarre.

60 days to rent in Harvest means that either the property isn't adequately rehabbed and/or not priced accurately.  Otherwise, that area typically moves decently.  

However, I find the inability to find a capable property manager in Harvest, AL even more  bizarre.  I know of several excellent property managers in the North Alabama area that would service the Harvest area, including several that I've never worked with personally, but have a good rep in the area.  Maybe the strategist simply does not know the North Alabama market as well as other areas they cover?  I don't know.  

Good luck with your REI.

@Wendy Carbone - to clarify, you bought this in 2021?  

If so, this serves as a great example of how much the market has changed - if someone were to buy this property in 2025, it would have significant negative cash flow, whereas you have positive cash flow given the price point of purchase in 2021.  

Nonetheless, nice property - it looks like a Jeff Benton house in Hampton Cove if I were to guess.  

@Chris Clothier - thank you for taking the time to provide your thoughts.  They parallel many of my posts on BP.  Others who do not know the market here keep pushing the vibe that Huntsville is all sunshine and roses for investing at present.  For those who invest here, it has been tough sledding since 2023, and much more challenging since the onset of 2024.   Right now, you have to be able to source off market properties or be willing to force cash flow with large down payments.  I am even good with cash flow neutral - have been since I started - and still can't find deals that work in that regard.  Best wishes. 

Perhaps you misinterpreted my post - I was not bashing REI Nation either - instead, as I posted, I was genuinely curious to hear their perspective on the Huntsville market since they have done turnkey properties here in the past.

As I have noted in another thread, the number of individuals who post on BP about the Huntsville market that have zero experience investing or managing properties here has accelerated recently for unclear reasons. Since REI Nation has had real experience here, I was genuinely curious to hear their thoughts.

@Chris Core - you will not find cash flow in Huntsville right now unless you want a C/D neighborhood property (not all of those work right now either) or you want to put over 30% percent down on a purchase to "force" cash flow.  Or you want to spent the time, effort, and money to try and self-source an off market deal here.  

As @Joe Villeneuve recommended, would look elsewhere at this time.