All Forum Posts by: Robert Rayford

@Ben C., Here is the cabinet review website...   http://kitchencabinetsreviews.com/

@Ben C., @Jason Johnson. Like most other interior building products. Unless you go with a local custom cabinet maker 99% of all cabinets out there are from China. Although some cabinet suppiers advertise that their cabinets are "Made in USA" they are in fact assembled in the US with Chinese knock ups. Here on the West Coast cabinets are shipped to our ports then distributed under various names. I can go to 10 different cabinet suppliers/wholesalers and find they same exact cabinet with different names and price levels. If you really want a good cabinet take a look at Schrock or Omega by Masterbrand out of Jasper In. but be prepared to open your checkbook.

@Maurice Glanville, I will send you the drop box link. 

@Robert Fitzgerald, I bought a foreclosure sight unseen. I opened the door and the property was packed with boxes floor to ceiling. The cat smell was eye watering, to make it worst the property was boarded up for 4 yrs. The prior owner was a shut-in and was addicted to the home shopping network. Most all of the packages was various products, from rings to microwaves. Products un-sellable do to the stench. I stripped the interior, treated the floors and walls with a odor control products, primed and painted. Which blocked the smell, until I returned to the property a week later and opened the door to a new smell, which was a combination of cleaners, primer, paint and cat urine. That same day I was complaining to a neighbor about the smell and the neighbor then told me that the prior owner's husband passed away in the backroom, was left there for over a week and this was in Las Vegas in summer time at 110 degrees.  Now we don't buy any cat smelly homes. I was able to sell the property to another out of state investor site unseen :). 

@Taj Olmedo , take a look.

This SFR is ready for a rehab. The trash out and demo has been done. I have to much inventory and I am offering this one at a price that even after a $13k rehab the all in cost will be below the FMV on the property.

All the back taxes , liens has been paid and the property comes with a clear and marketable title. Almost of the properties in this location and price range has clouded titles or tax liens. This is a great opportunity for someone to get a entry level property free and clear at closing.

The property currently has a warranty deed and will be conveyed the same or Quit Deed, buyers choice. The buyer will be responsible for all closing cost.

For more pics please sent a P.M

Thanks for looking !

Keywords: Florida, Jacksonville , Rehab , Flipping , Buy and Hold , Note , OWC , COC , ROI , Orange Park , Duval , Newbie

@Sara Soleimani. I am currently making a lateral move and adding a turnkey product to our rehab business. We are in the Jacksonville, Fl and Las Vegas markets. Send me a P.M for more details . 

@Azah Che, this sounds like a mortgage wrap to me. A mortgage wrap was popular years ago when buyers could not afford their mortgage. This is basically how it works: When a property has a first position lien holder ( bank or lender) and the seller of the home is under water or the property wont appraise for the current loan balance then the seller will leave (carry) the existing loan in there name instead of a payoff. The seller will then use a loan servicing company to handle the monthly payments and the buyer is added to Title. Some of these are done with the bank in the loop and some are done without the back knowing. Beware of the latter. This is a form of creative financing and can be a very effective way to acquire property from a seller that just wants out. Good luck. 

Great job @Brent M., As a local Bay Area, Ca. I Invest in Jax, Tallahassee and Vegas. It find the North Florida market very appealing. I remember you sent me a PM inquiring about the Jax market. It looks like you were able to do your homework and make it happen. I have a SFR in the Killearn Lakes Plantation area, I will be there finishing it up and putting it on the market in the next week. If you are around maybe we can get coffee.

@Christopher Dunson, Ok, since the Tenant's lease is valid until May 31st. I would just ride it out. By the time you contact a lawyer, summit to the courts and get a court date you will be well into May. What you would want to do is to write her a letter of compliance to remedy the alterations and restore to original. Most likely the tenant will not comply but the main reason for the documentation is to show engagement by management and that you were active in the matter. Limit your physical contact interactions with this person, do it all by posting and registered mail. The documentation will come in handy if you end up in court at a later date if the tenant not wanting to leave at the end of her lease. Also, most insurance companies will cover " tenant vandalism" but not wear and tear or housekeeping. If the tenant decides to destroy the unit out of spiteful behavior then it is possible to get your insurance company to help cover the repair cost. I would like to say that I have seen it all, but I always have a new story to tell each year. Good luck.