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All Forum Posts by: Nicholas W.

Nicholas W. has started 8 posts and replied 206 times.

Post: This BRRRR thing really does work, with pictures

Nicholas W.Posted
  • Investor
  • Germantown, WI
  • Posts 206
  • Votes 364

First a little bit of background on the house: it is a 3 bed 1.5 bath cape cod, in an older neighborhood of a class A suburb outside of Milwaukee. It was listed on the MLS, had been bank owned for about 5 years and was tenant occupied. The exterior looked good but the tenant was very difficult and I couldn't get a look inside. I made an offer under the assumption that everything inside needed to be replaced. The bank accepted my offer but refused to deliver the house vacant and after closing it quickly became apparent why. The tenant was a nightmare and after many lies and stories I was forced to evict them and then the rehab began.

Aside from the plumbing and electrical I did all of the work myself. I’m not a contractor but I have a lot of renovation experience and own all the necessary tools.

Basically everything inside both cosmetic and mechanical is now brand new. The windows, exterior doors, siding and roof were all replaced in 2010.

Now to the numbers:

I purchased it with a conventional 20% down loan and conservatively budgeted $35k for rehab. Being conservative I originally planned for a $200k ARV and expected to leave $15-20k in the deal post refinance. In total the rehab itself took 3 months plus 1 month to get it rented.

Purchase price: $132,700

Closing costs: $0 (seller closing cost credit of $2k)

Holding costs: $3k

Rehab costs: $30k

The following was replaced:

  • All plumbing (supply and drain), including water heater ($4050)
  • Furnace and Air Conditioning unit ($3045)
  • Electrical in kitchen and bath ($1800)
  • LVP Flooring throughout ($2697)
  • Stair carpeting ($410)
  • Bathrooms ($1820)
  • Kitchen ($5095)
  • Appliances ($1738)
  • Garage doors and openers ($806)
  • All new trim and doors ($2168)
  • Paint ($876)
  • Remaining costs were miscellaneous supplies, dumpster and permits

The total cash outlay on my part was $57k. The appraisal post rehab came in at $229k so with a new loan of $172k my net cash at the refinance closing will be $64k. Aside from time and labor I now have nothing invested, even will get $7k additional back and retain $57k in equity.

I'm not going to throw out cashflow numbers since everyone tends to calculate vacancy, repairs, capex differently and I don't want to get off track. PITI after the refi is $1160 and it is rented out for $1700. Tenants pay all utilities and handle snow removal as well as lawn mowing. I do self-manage being that it is only a few minutes from my house.

Before Pictures:

During Pictures:

After Pictures:

Hopefully my story can inspire someone. I know some will say that the rent to value ratio isn’t high enough and I’d be better of selling the house. Others will say you have to hire contractors and shouldn’t ever do your own work but I have the time and actually enjoy doing the work (most days at least, lol). It was a ton of work and I sometimes questioned my sanity but in the end this is a deal that works for me and it was definitely worth it.

I’m more than happy to answer any questions or provide additional details.

"Time to find another house to fli"………. Uh BRRRR.

Post: How to get actual market value of property

Nicholas W.Posted
  • Investor
  • Germantown, WI
  • Posts 206
  • Votes 364

An appraiser..... More cost effectively, but less accurately a real estate agent.

Post: Connecting single hot water tank to individual electric meter

Nicholas W.Posted
  • Investor
  • Germantown, WI
  • Posts 206
  • Votes 364

If the plumbing routing allows for it you could (and should) just install 2 separate electric hot water heaters. This seems like the most simple solution. You can't have 1 electric hot water heater served by 2 separate electrical panels. Physically it can be done, but it would neither be safe nor to code.

Post: I have an ETHICAL DILEMMA!

Nicholas W.Posted
  • Investor
  • Germantown, WI
  • Posts 206
  • Votes 364

What I would do is sit down and have a conversation with him. Explain that you purchased the property with the intention of selling it. By all means offer to help him find a new place and offer him whatever financial assistance you deem appropriate. Tenants expect changes when a new owner takes over and this won't likely be a surprise. Frame it in a way that he is most likely going to have to move when you do sell it and he is much better off accepting your assistance now than rolling the dice on the new owner who may not work with him at all.

Post: Finding Replacement Doors

Nicholas W.Posted
  • Investor
  • Germantown, WI
  • Posts 206
  • Votes 364

They look like a hollow core oak veneer bi-fold door. Something like this should get you close if you match the stain.

menards link

Starting here you can pick your size.

Post: $0 money in = $4680 in passive cashflow...another HomeRun! w/PICS

Nicholas W.Posted
  • Investor
  • Germantown, WI
  • Posts 206
  • Votes 364

First I want to say congratulations. It sounds like you've got a large amount of equity and a deal that you're more than happy with.

That being said, I don't know that I would say $50k over 30 years is insignificant. Assuming a 4.5% interest rate it would have increased the other mortgage payment by about $253. That takes your $4680 cashflow down to realized cashflow of $1644.

Again congratulations on the deal. $137 in monthly cashflow with a significant amount of equity and zero out of pocket is commendable, particularly in this market.

Post: Freshbooks vs Quickbooks

Nicholas W.Posted
  • Investor
  • Germantown, WI
  • Posts 206
  • Votes 364

I'm not familiar with Freshbooks but I do know that every accountant is very proficient with Quickbooks. That alone will save you time and money come tax time.

Post: The Flow of Money in relation to Rental Properties

Nicholas W.Posted
  • Investor
  • Germantown, WI
  • Posts 206
  • Votes 364
Originally posted by @Kole Kingslien:

So when I create a DBA, I will do it as a sole proprietor? Will this still allow my wife to sign, write, and deposit checks, as well as withdraw funds and pay bills?

You can add her name when you fill out the paper work for the DBA. When you open the bank account you can add her as a signer.

Also I would suggest getting quickbooks from the get go. It can handle all of your bank accounts as well as any credit cards and mortgages, everything. I'd definitely recommend getting a book on quickbooks to get started, maybe watch some YouTube video's as well.

Post: The Flow of Money in relation to Rental Properties

Nicholas W.Posted
  • Investor
  • Germantown, WI
  • Posts 206
  • Votes 364

Below in bold are my answers to your questions, mind you this is how I do it and not the only way to do it.

When I receive my rent checks, how does the cash flow get to my personal bank account, where I have freedom to spend it?

You can write a check to yourself from the business account that you set up.

Should I set up another checking and saving account specifically for this rental? I do not have an LLC so this would still be a personal bank account. should it be through a separate bank, or my personal bank?

Come up with a name for your business (Kingslien Rentals for example). Then you file with your state for a fictitious name (DBA, or Doing Business As). This is easily done with a form you download from here. The cost is $15. Once you have that you can get a EIN (Employer Identification Number) from here. They are free and instantaneous. Once you have those two documents you can go to any bank and open a checking and savings account in the name of Kingslien Rentals. The checking will be for rent checks and all expenses and the savings account will be for security deposits.

If it do set up a separate account for this property, can I have the mortgage payment directly drawn from this account?

See above, and the mortgage payment is a business expense and should come from the business checking account.

What do I do when tax time comes, and will they define my taxable income differently that what I have determined my cash flow to be?

Yes, it will be different. Most of the expenses will transfer over verbatim but most specifically any loan pay down will be considered income and not an expense, so only the interest portion of your mortgage payment will be considered an expense by the IRS. It is imperative that you speak with an accountant ASAP so that you are on the same page. It will cost a little bit now but will save you come tax time.

Where do I keep the security deposit and repair funds?

Although not legal required security deposits should be held in their own savings account. In Wisconsin they do not need to be held in a trust and you are not required to pay the tenant interest. If you wish to save for repairs outside of your checking account then set up a separate savings account for that purpose.

Should I open up a new checking and savings account with each new property (this seems like it would be very hard to keep track of all these different accounts).

You can, but I do not. I use quickbooks for everything and keep each property separate using the "class" feature. This way I can use one account for all rentals but I can still generate reports for each individual property.

How do I pay myself?

Write a check or make a withdraw from the Kingslien Rentals checking account.

Should I pay myself monthly, or yearly?

That's entirely up to you. You can pay yourself daily if you wish.

When I do form an LLC, how will all this change, and is it more complicated?

Honestly if you set it up as outlined above nothing will be different when you form an LLC.

All of this being said I highly recommend getting quickbooks to track everything. Operate the business as if it were it's own entity, track everything and enter it into quickbooks. If you have any other questions just ask.

Post: Garage Rental to Wood Shop Hobbiest

Nicholas W.Posted
  • Investor
  • Germantown, WI
  • Posts 206
  • Votes 364

I rent a shop (much larger than this) that I use for my service business as well as storing and working on my classic cars. The one stipulation the landlord had was that I wasn't permitted to operate a car repair business, which I was fine with. The fact of the matter is that it is a garage and people store flammable materials in garages. If you rent to someone for storage of their ATV or boat there is a good chance they will do a tune up and oil change in there. Honestly though if she is willing to get a covered metal can for rags and a metal cabinet for supplies I don't really see a problem. If you're really concerned with people doing work in there then remove the outlets and lights, it's no guarantee but will really cut back on prospects who are looking to use it for working on things.