All Forum Posts by: Robert Rainey

Hi All. Im an experienced rehhaber with a little cash and I plan to building some multi-family units in South West Florida. I want to build tri-plexs and quads. I have an idea of how everything should flow from doing rehab deals but what are some basics things that might snag me along the way?

Hey guys thanks for the exchange. She does the talking and is the one speaking to them. Our next step is a face to face which we have not had yet. Attorneys wont take it because its not worth their time basically. Im not sure where you guys get the info but Homestead tax lien dont go to auction. This home has been in this scenario now for over 2 years and has never been to an auction or received a letter. My attorney checked as well and the property appraiser office confirmed that it wont go to auction. But, sounds like we might be stuck in this one but I'll push through and let you guys know what my outcome is.

@Heidy Fernandez I agree with @Joe Splitrock to an extent. It comes down to your area and how the courts tends to rule. Here they dont want anyone "on the streets". I had an eviction takes over a year to happen because the judge gave them 2 extentions and each time I had to start the serving process over and mean while they were not paying. They had'nt paid for 6 months and the judge gave them another chance and cost me another 5 months. All the while zero payments. So do what works for you in your area. When I do cash for keys, me and my guy take back possession the minute I pay and all locks are changed. So they have to break back in (never happened in 7 years). Also in the OP's case they have no lease as its expired and once they give the keys and go back its now trespassing and if they break in its breaking and entering. Again in 7 years investing (never had this happen). Homeless people, yes, but no previous tenants have ever come back and broken in.

And when Joe said you dont have to finish, that was also correct. When I mention letter Im reffering to the first step in the process. I simply use my legal service for the letter and it rarely goes past that as it comes from an attorney and its very aggressively written.

I pay a legal service thru  my 9-5 and they take care of my letters and usually the official letter gets them out. I've never had anyone stay past the letter. I have had to pay for moving trucks and down payments on new apartments but no evictions as its just not worth it to me. Another word of advise is to not get to know them. Im sorry and Im sure some here object but I get excellent results from my tenants when I set the tone as being no non sense. I or my guy comes in once a month to "change the air filters". This gives us access to see the units once a month and it keeps them honest because they know we are coming. Then in my dealings Im direct and barely smile. My rentals are lower income, not sure about the higher income market but this helps in these scenarios. They know when I say something its going to happen. Im not an jerk(unless they need me to be) and Im very fair with returning deposits and such but they know I dont screw around.

That being said. I have had these guys in my office before and got letters a couple years ago from them but never an eviction. But check them out. Fee's are set and flat and you probably wont need them past Step #1 if you say the tenants are good people. http://evictions99.com/miami-dade-county/

Before you get on your paying your fair share high horse. This becomes a business decision for the county. They can take a lower amount or get nothing. There is no way she is paying it and the home needs a full rehab. These liens can sit forever on the home, its not like a tax lien where it goes to auction. The home isnt worth it and the family cant pay. The home has a mortgage which she is going tot let go into foreclosure and the home has been vacant for a year now. Its an eye sore in the neighborhood and it will never be flipped due to the equity or lack there of. And no its not illegal people settle all the time for back homestead taxs, I just haven't done it before in this county and they are being stubborn. I asked to see if anyone in the area had any advice or an experience to share.

Hi All. Seasoned investor but venturing into off market deals. I have a deal in Miami, Fl where the owner was claiming Homestead exemption on two properties seemingly unknowningly as someone does advice them on these things (not an accountant) but irrelevant to myself and the County. However, the amount is large over $100k. Does anyone have any experience in dealing with Miami-Dade County in getting the amount at least reduced? Ive called a few attorneys and no one will take it on. I had a few conversations and the information I was given turned out to be incorrect. She will do or sign anything to get out from under this house, so it is imperative that I get this reduced so I can close this deal. Any help is appreciated. 

I see your in Hialeah. We have lots of $99 eviction attorneys in Miami. Call one and Im sure they can send a letter for you to get them to take your cash for keys offer and if not handle the eviction for you. Lots of investors make their investing a nightmare trying to avoid spending money and doing evictions. The whole point is for passive income meaning you care about your time, don't waste any more of it, call an attorney and be done. 

Hi All. I've been investing full time in Fl and SC for a while now and Im looking to branch out. I want to get my Mortgage Broker License but Im finding it difficult to find a reputable online company to get the test prep from. I have already done the course, just need to pass the exam.  What test prep software have you guys used to pass the national test?

Unless your able to do a grand+ that $200 may be better spent on a nice dinner where the two of you can talk and you can pick their brain and get on their good side. You'll be surprised what that dinner can lead to after a few drinks. If you qualify your REALTORS like @Thomas Franklin suggested they should have a valuable market opinion and know information that you dont. Remember deals might consummate in an office or conference room but they start over social conversation.

 I would still do Hard Money and continue living where you living now until you get the refi done. When Im going to reside in the property I try to get my cash out in the rehab if I can so then Im only doing a rate and term refi, which is much easier to do.