All Forum Posts by: Mike B.

Bought a 2011 scion Xb with 56K miles for $7K from a wholesaler on Craigslist. Paid in full, great utility car for my family and hauling tools etc to jobs. No regrets! Have had minimal issues and I do my own routine maintenance. I do agree with purchasing a nicer “family car” for my wife to drive. For me.. I’ll always buy used in the <10K range.

@Ryan Cheung - I have not personally run into this issue, but have installed/used LVP.  Sales people at Lumber Liquidators have always advised using a thicker plan (e.g. >7mm) the more uneven or wavy the floor is.  Basically the thicker the LVP (e.g. 12mm), the less likely it will come loose/undone or flex in any manner (because it's thicker).  I've been lucky having level or smooth floors so I've used the 5mm mostly.

Depending on the sqft. of the apt, you could also lay down 1/4" plywood everywhere (glue and screw it down) to add a little more thickness/rigidity and then use a 3-5mm LVP product on top.  However you should weigh the costs of this.  If you're doing all the labor vs. hiring out; what's the cost difference 1/4" ply vs. upgrading and buying 12mm LVP.  I'm sure the install price for LVP is the same.  IF you think you're going to sell in a few years or do something different with the floors you should also consider this.  The higher grade 12mm LVP (in a nice neutral color) should last a long time though so perhaps paying up front for that installed is better.  Up to you and your budget of course

Jim K. - the subfloor wasn’t looking good so we also reinforced some joists (laminated) then did 3/4” T&G, glue and screwed. Then cement board on top glued & screwed. Then mortar and floor tile. Haven’t had an issue since (plus the floor is now level) As a side thought though I supposed we could have kept the floor and gone over it with Lux Vinyl Plank (LVP) flooring. That may be an alternate flooring option although in my last project, the floor still would’ve been severely slanted. If it’s a semi-level floor definitely the easy/fast option is using waterproof (NOT just water resistant.. make sure it's a guaranteed waterproof product) LVP over the existing tile floor

@Derriel Cribbs - see my post from a 1-2 years ago.. https://www.biggerpockets.com/forums/522/topics/37...

In this rehab post I specifically run into your same situation.  What I did was demo and remove the floor tile and old mortar (up to 2" thick total).  I then leveled the whole floor with plywood.  Then installed new tile (with cement board, etc.. the right way).  Then I hired a professional tile sprayer (look on Angie's List) and for $850 he sprayed all the wall tile bright white.  It wasn't a perfect job, but it did come out really nice for a rental.  And I've checked on it and thankfully have not had any issues in the past 18 months.

What's important after the painting is done on the tile is the maintenance. NO bleach products.  And your tile refinisher will give you a specific list of "safe to use" cleaners for the area.  

In the end, I think the bathroom was under $2K completely redone and total time it took was only a few days (vs a week plus with full demo and rebuild of a new bathroom).  

If you're doing a rental... I say do a new tile floor and paint the rest. 

@Joe P. - I wouldnt include it, or if you do, at a much lower rate then the norm.  I do my own PM on my properties; would like to note though that they are fully rehabbed, all systems updated, so I know I have little capEx and I thoroughly screen tenants so thankfully haven't had any issues.  Meaning I have very little PM responsibilities since I don't get phoned for repairs, etc.  To me, it's all about the time invested/spent at the property once it's rented out.  In the last 18 months, I've only been at my rental 10 hours at most (shovel snow, stop in to check on things).  

Hope this helps; to me.. i would do the deal you described. 

@Gabrielle Gibson - not sure what happened. I did run the report as a BRRRR

Try this report.. I ran the rental property calculator using ARV value, etc.

https://www.biggerpockets.com/calculators/shared/342410/1b70fd30-309e-44d3-a6bc-46e387adc2e9

Gas line from PGW is free to my knowledge.  I already had a gas line running to the house, but PGW told me it was "decommissioned" a long time ago. However it's 1" in diameter so they are using it as a guide to run a new plastic gas line through it.  They have not said there was any cost associated, but now that you ask I will double check with them. 

$230K estimated. Although current on market sales (pending/under contract) are listed higher so I’ll see

Update: finally got a drywall crew that was available and They will start later this week. PGW also called to schedule a new gas line installed from the street into my property which should happen in the next two weeks. Finally getting some solid progress. Should be ready for a July 1 rental

Joe hit the nail on the head! Take his advice

You can get 2” deep flush mounted LEDs on amazon for $15/fixture. Saves energy costs, looks modern, and don’t have to worry about replacing them for a long time. Also made in 5” and 6” round sizes. Search amazon or eBay. Lithonia lighting also makes these for $28/piece if you want a brand name Hykolity 4 Inch Ultra Thin LED Recessed Ceiling Light CRI 90+ Dimmable Downlight with Junction Box 12W 720lm [60W Equivalent] 4000K Neutral White ETL Listed - Pack of 4 https://www.amazon.com/dp/B0748B73RT/ref=cm_sw_r_cp_api_i_9xxcBbRXCDMGP