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All Forum Posts by: Michael Thach

Michael Thach has started 5 posts and replied 143 times.

Hi Mark, 

welcome to BP. In my opinion the two properties you are holding are not optimal to produce cashflow. 

1. 1400sqf , value around 82-102k is fine and the rent for $900 is fine aswell. But why is your mortgage at 792 per month ? Is it because of escrow and PMI ? If so this property is more breakeven or slightly lost when you count property management fee, repairs and property cost.

2. 2100 sqf value 237-284k , renting it out for $1625 is not optimal when mortgage is $1442. Again, why is the mortgage so high with 3.75% and 242k the mortgage should be around $1150 or is it with PMI and Insurance ? You said remaining balance is 201k and you bought it for 242k, they should remove your PMI now.


If I am you I would sell the 2100 sqf home if you can selll it closer to 284k. The closing cost is around 7-8% and you have around 50-60k left after selling. 

You can use that money to pay off the first one or you use that money to buy another rental property. Please buy a property where the rent is at least around 1% of monthly rent of total sales price. ( 1k rent for 100k house ). Preferable with a lower property tax house. 

If you want to use the 50-60k to pay off the first one, you can, it will reduce a lot of time of paying off. For the remaining 22k-32k you can use velocity banking and pay it off within 1-2 years. If you don't know velocity banking, is using your credit card, use all the cash advace. For example 5k, use it all towards the principal pay and than you pay with your savings per month and cashflow the credit card balance, after it's paid off, use it again and pay the principal of the house again. 
Understand that 20% interest on a 5k creditcard statement for the time you hold is lower than 5.5% on your 120k for 30years. 

So overall, get ride of the one property which is not cashflowing well but did appreciate allright. Increase rent of your other property and check if you want to buy another property or pay of your first. Both ways have advantage and disadvantage. 

If you are on the defensive side, you can use velocity banking and speed up paying the mortgage down. 

If you don't know what velocity banking is.... 

Use your credit card to pay principal only. Example if you have a 10K credit card limit, use it to pay principal only. Than use your saving to pay the creditcard over 5-7 months, than repeat it. You should be able to pay the house of in 5-7 years. Depending on your credit and saving limits. Especially at the beginning of each house mortgage, all you pay is interest and little principal but with this method you can pay of a lot of principal and reduce the interest you are paying. The interest on your credit card with 20% on 10k for 5-7 months are way less, than they interest on a 30 years term with 3-4% on a way higher amount. 

It's expensive and will not work out as a cashflowing property.

Why would you need a seller finance for 5 years at 4.25 %. You can get a loan for 30 years and around 3.75% if you creditscore and income are allright.

Cashflow is not ideal for 259900 asking price. You would like to look at around 1% monthly income for total sales price. You want to look for something like 160k SFH with $1600 rent. Not every city has those propeties, especially on most of the coast cities.

Remember, condo have high HOA connected to it. You might pay less property tax but your appreciation is low aswell. 

I would suggest to start with SFH area, they appreciate better and tend not to lose to much of value when the economy is going down. 
Also rent is more stable than apartments or condos. 

Always look for something which generate an ok - good cashflow and chance to appreciate. 












Originally posted by @Besnik Kadriu:

@Michael Thach

Hey Michael

Reaching out , went and saw a condo here In my town.

Asking price $259900 ,

Seller is willing to finance at 4.25% for 5 years

With 20% down payment.

Place rents between $1800 maybe 2K

It’s rent ready also.

Any thoughts.

Thank you!

My flood insurance is $599 / year for a 200k coverage and is in a not floodzone. So its kinda cheap. My duplex is in a non flooding area but when it rains the water is stocking up , so having floodinsurance is only $700 for the duplex. Even if it's not in floodzone , your investment can get flooded by rain, sewer or plumbing problems. 

Post: $200,000 in the bank...now what?

Michael ThachPosted
  • Posts 144
  • Votes 93

This 200k will give 40-44 properties and cashflowing you around 9-15k monthly in 10 years.  

1. Buy preferable 2-3 properties which is equity is around 30 % more. Example buy a house for 100k, but is worth around 130k. ( I explain why later )

2. Rent it out, make sure rent is over 1%. Preferable 1.25% and avobe if you care about your DTI. The lower your DTI the more often you can cashout refinance later.

3. After renting it out for at least 6months, cashout refinance both properties. ( For investment property you get 75% LTV means, when the property is worth 130k you get 97.5k ) You notice you get close what you paid for, which was 100K.

4. You use the 97.5k x 2 and buy another 2 properties and repeat the process

5. After 10 years you can continue and retire 

Check how much the refinance will cost you. It might cost you like 2-3 points of your total home value, which can be couple thousands. 

Maybe you can wait even longer and save even more when rates drop more. If you had not put 20% down you can wait for equity to get bigger to avoid PMI.

Post: Is college worth it?

Michael ThachPosted
  • Posts 144
  • Votes 93

For 1 % the right answer is not go to college. For the 99% out there who are happy with a medicore to better of life the answer is yes. I am not making a alot of friends with this post but this is my opinion.

A little about myself, before I explain why. 

Me personally didn't even finish high school. Born in germany to asian immigrants, visited private high school. Had my first company with 13 and had over 50employees, sold the second biggest ecommerce for asian grocery in germany when I was 23. Now I am here in the USA investing in real estate and having a restaurant. The waste of my time was my 7-8 years marriage, which stopped me from archiving more. Don't be with someone who can stop your dream ! But this is another topic. Anyway luckily divorced now for 2 years and coming back to life ...

Topic related

It's pretty simple for most people who have upper middleclass and high class parents the answer is go to college, you have the time to connect, to develop yourself and you are financialy backed up, in other words you got time to waste. You have a safety net underneath you. Even if your college fails your parents have connections to get you into something decent. Those group of people will life a very comfortable live, you won't really hear anything from them either. Those group will not be mentioned in forbes. This group will have nice houses, fancy watches and will show that they are better off, but this is also a group which is fighting hard to maintain their social status by living the " Better of live " , they got the better jobs but are not really working harder to archive better. So it will be more of a struggle to keep them where they are. I see so many " college people " who feel they have to drive a fancy car, because they are college educated, they need a nice dress watch suits to their armani suit, they need to send their kids to private school, have to live in a nice suburban upper class area. 

Most of the college people have several weaknesses

- Feel entitled which prevent them to see things from a few steps below them. 

- Feel more knowledgeable which prevent them from continiously learning 

- Feel safer which prevents them from risk more

- Have a higher cost to maintain their lifestyle

- College people have higher salaries, not necessarly higher net worth. 

- Their skillset becomes their asset. 

- Higher salaries forced them to be their own mouse in the wheel to run for money. Most college absolvents will try to work more to earn more. Because they are themself their biggest asset. 

- Most of college grads start their job by working for someone. This is like poison if your mind is teaching you that you get money by working for someone , you become a modern slave. 

- Just because people pay you 200k a year does not mean you are worth 200k. You are at least 300k worth for the company but the company has to pay you less to make their margin. 

- So many more reason why medicority and hiding behind a college degree is preventing you to become the best version of yourself. 

- False feeling of safety and archivements is stoping you to become greater


I am a strong believer that wealth is build with knowledge, education and culture. It might take several generation and this is ok. If you come from a low class family to middle class family and you are satisfied with an ordanary life, then go to college. College is the best way to keep your life safe and without much trouble and excitement. Is a 9-5 life. This is what you have signed up for and this is what you get. 


For the 1%, who already could not wait to finish school, who already build up something during their schooltime, who are really chasing the dream, who will always risk everything to climb up one more ladder, who will always stand back up after a knockdown, who will not give up and always pursuit further in all aspect in life. Don't go to college, you will be succesful and you will archive your goals. 

Learn that the only thing everyone has about the same, is the time. Learn to use other peoples time to leverage your aim. You only have 24 hours, but if you used other peoples time , you are saving yours. Time is exchanged by money. In other words , you use your money to buy peoples time for a discount. The difference is your profit. You don't want to become a slave of your own system. If you can always try to use other peoples time and money to leverage yours. You just want to give enough instruction so it goes your direction. In nicer words this is called leadership. 

Your aim is to be financially succesful, with a strong healthy body, a balanced, calm, wise and knowledgeable mind and a strong spiritual, all humanloving kind of person. With this 4 pillars ( finance, health, mind, and empathy ) you have a strong foundation to find happiness. 

By just going to college I feel that I can not build on my 4 pillars which will lead me to be unsatisfied. 

The strength of starting as an underdog

- You know you start low, to archive higher than other you need to work harder, faster, more effecient and longer

- You know you are poorer, so you save more, you learn being frugal, you learn being cheap, you learn to negotiate, you learn to stay alive

- You know the bottom, you are not scared of it, you had been here. Your thirst of going out and stay out will be bigger. You are building a inner drive. 

- You have no qualification, you have no time to take a break, you can simply not give up. There is no backup plan. Is all or nothing the only way is you break or you succeed. 

- You will become a " undercover millionaire ". You live in a working class neighbourhood, drive a japanese 2nd hand car, your kids go to a public school.... all in all maintaining your life is simply

- By having a low maintnance cost and by being used to living frugal you can safe up more for investment. 

- Your knowledge about money management is better, because you never had enough

- Your knowledge to make money, leverage money is over average because if you had nothing and want everything , you are forced to learn , think, improvise, improve in all aspect of your skillsets. 

- You are street smarter. You will become a more learning by doing type , your tolerance for taking risk are higher. Overall this softskills help you to be an succesful investor or entrepeneur. Important is that at one point you still have to improve your hardskills , read books, analyze mathmaticaly, be self critical, judge your way harder and you will get further. 

- There is no image people expect from people who have no college education. Without this image, we can what we want to be. We can behave and do things which is out of norm. We are not scared to be different because we were from the beginning. We are the kid with non brand sneaker in school when everyone had their newest nike. So we are used to 

- We can be different means we can change the group. If you can change the group you can be succesful. College people tend not to try to be different, they try to fit in than to change and create. Noone can change the one next to him when he is the same like you.  

All in all, I don't think at all having no college education is a disadvantage. A piece of paper and couple years of attending some classes, where you won't use 90% and 90% of those relationship and connections are worth not a lot. It's however for many people a door opener and it will get you to the next room. But it won't get you out of the house. You will not see the world by just attending college. 

For all who decide not go to college. Be hard to yourself. If you can not judge yourself hard enough, if you feel no drive to improve your life in all aspects, when you are lazy, when you get comfortable easy, when you easily give up, when you don't know how to be persistent and consistant, when you don't observe your surrounding carefully enough than please go to college. It's easier to go to college than not to. The easy way is college. College was made for 99% of the society the chance that you fall in this category is high. I would also send my kids to college unless I see the same drive in my kids like myself. Me personally never regret that I drop out of high school.

The most ideal overarchiver is someone who can take both strengths of going to college but not falling into this college grads lifestyle and continue their life with their ambition, dreams, determination of the person who did not attend college. Those people are usually CEOs.

Post: Refinance or sell property?

Michael ThachPosted
  • Posts 144
  • Votes 93

I would use an excel spreadsheet and simulate each scenario up to 5 years. 

Scenario 1. Sell with without any repairs - closing cost, buy new property and rent it out + appreciation

Scenario 2. Do the 2 basement and sell it out for higher value  ( Ask your realtor if additional bedrooms are increasing the overall value. If it cost you 10k to add a bedroom and bathroom and this add 20k in overall value than is a good investment. But check how much refinancing cost you )

Scenario 3. Keep the 2 , refinance, add basement, and rent it out for higher rent. + Appreciation in your market

When you simulate everything on a excell spreedsheet you should get a clear idea which scenario is best. This is what I always do when I have a difficult decision. You have to translate everything into numbers and from the numbers you can make a decision. 

Without proper numbers in your description no one can give you a definitive answer. 

Originally posted by @Chuong Nguyeen:

Hi anh @Michael Thach,  I have some cash reserved and investment from my sister.  My uncle is very handy so I will partnered up with him.  I'm just going to start out small around 80-100k range, 20k down and 10k to renovate.  Being this is my first time, I give a timeline up to 12 months.

Sounds good, you can send me those deals and I can analyze it for you. So you know what to expect. Usually the small properties are the one who cashflow. So it's completely fine. 

Glad I could help. Once you found something you can send me a message. I am more than happy to have a look for you.