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All Forum Posts by: Rick P.

Rick P. has started 0 posts and replied 70 times.

Post: Where are the renters going to go will market get crushed

Rick P.Posted
  • Rental Property Investor
  • Grand Haven, MI
  • Posts 71
  • Votes 108

I don’t think the average investor appreciates how difficult it is to engineer inflation in our current situation. Everyone was screaming about inflation in 2008. They are screaming about it again. What we should have had in both instances was massive deflation. Instead what we got from endless QE was merely asset price inflation benefitting the scant few. They will attempt to hold it off once again as the reality that the old normal is not coming back. It’s gone.

Why is it so difficult to get inflation in America? Well, the answer is pretty simple. We have an enormous debt overhang on Main Street. The average American is carrying approximately $6,000 in cc debt (w/ a 17.99-24.99 interest rate), the college grads are sitting on tens of thousands of student debt & auto debt is at record highs. Oh, & median incomes for the bottom 60% of Americans are barely higher than they were in 2000 when adjusted for inflation. Now toss in the deflationary impact of technological innovation allowing us to be more productive with less workers. Then realize that negative interest rates are already here for the working poor who cannot maintain a bank balance high enough to not get clipped for $12 maintenance fee each month.

So, this begs the question of how do we engineer inflation. Well, I don’t think a handout of $3400 for a family of 4 or PPP is gonna do it. Bailing out Wall Street, buying Investment Grade Bonds, buying High Yield Junk Bonds, buying municipal bonds and ultimately, buying equites, won’t do the trick either. In order to make a real dent here you need to put gigantic sums of money in individuals hands. Enough so that they can effectively wipe out a very large percentage of their current debt load. In essence this would act as a Debt Jubilee. I really think the amount of money would have to be on an order of magnitude that would be hard to believe. Or at least hard to believe before we started throwing around trillions a week in March.

Even then, we’d still have the issue of 22m unemployed on the way to an eventual tally of 30m+. Now, these people aren’t all coming back when this passes. Take away the number of small businesses that are going to disappear. Set that aside. Corporate America will comeback smarter and more efficient (I know. They were all calling for bailouts week 1). When it comes to finding a way to do the work of 10 people with 8 or 9 people, corporate America is still pretty efficient. The psychological damage here is going to last for a long time. For some, it’s going to be a permanent change. If the average American even cuts back 5% on discretionary spending we are fighting off deflation on a massive scale.

Anyway, lots of rambling here. We are going to have to sit and watch how it plays out. Stay safe and good luck to all.

-RP

Post: Stay at Home orders extended through May 15

Rick P.Posted
  • Rental Property Investor
  • Grand Haven, MI
  • Posts 71
  • Votes 108

@Ricardo P.

In my opinion April, May & June are the least of a landlords worries. The even more painful moment will be when restrictions are slowly lifted. There will be no gatherings of 50+ people allowed for quite sometime. Most likely not until a vaccine, anti-viral or herd immunity kicks in. Restaurants, Bars, Stores, etc will see their revenue well below where they were before. Will they still get a govt handout 3-6 months down the road? Or will that next $2T plus bailout be the Fed saying they will be buying SPY and QQQ on any and all dips? Still plenty of unknowns. Prepare for the worst and hope for the best in a scenario

like this. One last note. Forget the 55+ set coming back to this economy. They’re sidelined, and along with them, virtually all of America’s disposable income, until we get a medical breakthrough. That means they’re not traveling, they’re not eating out, they’re not on cruise ships or staying in hotels. Trickle down from this will remain massive for sometime. It is not a 4 or 8 week story.

-RP

Post: Is this the end of the Traditional Real Estate Agent Era?

Rick P.Posted
  • Rental Property Investor
  • Grand Haven, MI
  • Posts 71
  • Votes 108

@Ben McMahon

What a dream that would be.

Post: OK who has received all or most of their rent this month ?

Rick P.Posted
  • Rental Property Investor
  • Grand Haven, MI
  • Posts 71
  • Votes 108

@Michael Ablan

100%. This is inning 1. Stimulus checks are not going to be out on time. There is a colossal backlog forming with the 10m who have filed unemployment in the past two weeks. Then you realize there’s another 10-20m coming. SBA and Banks woefully unprepared for this onslaught. Words can’t do it justice. Colossal failure at every level of government.

Month 1 isn’t the issue.

-RP

Post: Saved up $20k to house hack. Now coronavirus... what do I do?

Rick P.Posted
  • Rental Property Investor
  • Grand Haven, MI
  • Posts 71
  • Votes 108

@Blake McFarlane

What’s the rush? Stick to your original plan. We are in the 1st inning of dealing with this virus. We have no idea what tomorrow will bring. Will this have the arc of The Spanish Flu and be with us for 18-36 months? Will we slowly adopt an approach more akin to how Sweden is dealing with the virus? Will we find a vaccine in 15-18 months? Lots of uncertainty.

If this is in fact with us for a period of time, tomorrow’s deals will be better than today’s. For reference, I have been able to sell two multi’s since March 1st. Buyers didn’t back out and the perceived safety of Multi Family RE as an safe asset class is for the time being outweighing the uncertainty in every aspect of our economy. I would expect that to slowly change over time. Full disclosure, I live in Chicago & have investment properties in Northwest Indiana & Chicago. Not exactly high flying markets to begin with.

-RP

Post: How many showings have you had in the past 10 business days?

Rick P.Posted
  • Rental Property Investor
  • Grand Haven, MI
  • Posts 71
  • Votes 108

We are in the 1st inning here.

-RP

Post: Stock Market what do you think

Rick P.Posted
  • Rental Property Investor
  • Grand Haven, MI
  • Posts 71
  • Votes 108

Nibbling the past week on select Vanguard ETFs, particularly Small Cap(VIOV) & Mid Cap (IVOV)Value ETFs. Also added Utilities (VPU). Small & Mid Cap funds were nearly off 50% from All Time highs before they bounced. Been fortunate to sell a couple properties at full value and roll some of that money into the market. Tremendous opportunities in single stocks as well but I have just been trading them. Vanguard buys are LT. FYI - Old stock and options trader turned Rae investor. Good luck to all and stay safe.

RP

Post: COVID-19 Recession & buying oppty

Rick P.Posted
  • Rental Property Investor
  • Grand Haven, MI
  • Posts 71
  • Votes 108

@Floyd Ferjuste

In the here and now the buying opportunities are in the publicly traded names. Please look at this as a place to cautiously allocate capital. Some names to ponder -

Mobile Homes - ELS/SUI/UMH

Apartments - EQR/MAA/UDR/AVB/CPT/ESS

Storage - PSA/CUBE/EXR

At present I am looking at this as a potentially amazing arbitrage opportunity.

Full disclosure - I took initial positions in ELS, MAA & CUBE this week.

CUBE 52 wk high $36, traded $21 today

MAA traded approx $145 earlier this month and hit $85 today.

ELS mobile home park leader traded $42, down from $78 this week.

Use discretion, realize the market is in panic mode and purchase slowly and in multiple transactions.

-RP

Post: Inflation Coming Soon With Bailouts? - Where to Put $60,000 Cash

Rick P.Posted
  • Rental Property Investor
  • Grand Haven, MI
  • Posts 71
  • Votes 108

@Tony T. If you’re looking to put money to work in RE have the large REITs on your list.

Mobile Homes - ELS/MAA/UMH

Apartments - MAA/AVB/UDR/EQR/ESS/CPT

Storage - PSA/CUBE/EXR

For example, MAA was $145 on 3/6 & it touched $85 today. Research them, see if any fit your criteria on what/where you would want to invest & take your time building your positions.

-RP

Post: Why Apartments Are My Favorite Investment Vehicle

Rick P.Posted
  • Rental Property Investor
  • Grand Haven, MI
  • Posts 71
  • Votes 108

@CJ M. Check in on site every now and then and more often than not it is useless fake posts or shameless plugs.