All Forum Posts by: Robin Hunter

Greetings BP! I am a Real Estate Broker-Agent here in the suburbs of Kansas City, and I've been project managing a rehab crew for the past 7 years helping out-of-state investors successfully BRRRR or fix & flip mainly single family homes. As many of my clientele have slowed down their purchasing activities over the years, my crew and I are ready to bring on up to 3 more clients who would like to work with a professional team they can count on. We're looking for someone who plans to purchase multiple homes in 2025, ideally someone who already has a regular lender or purchases/rehabs with cash.

As a realtor, I specialize in investment property purchases and sales, so when I initially look at a property, I can give you an accurate estimate of what the rehab would cost and what the ARV would be before you even make an offer. I walk houses with an eye to tell you what is wrong with it, not trying to push you towards a property just to make a sale. If I wouldn't personally invest in it, then I won't recommend that you do. I also can do the same thing for off-market/wholesale properties.

What I won't do is help you purchase in high-crime areas. I also won't spend my day sending out offers that are $30k under asking, unless I think there is a chance it would be accepted. Being that I put a lot of time and energy into every home I look at and review before an offer is even drawn, I want to make sure my time is not wasted. 

We primarily work on the Missouri side, but would consider a Kansas project if its somewhat close to the state line. We also prefer to stay in south/east KC and suburbs, but have more flexibility there. 

If you would like more information, check out my profile on here (which I'm still working on adding more properties) or reach out with your questions. I look forward to hearing from you. 

Hi @George White, I run a property management company and I only use independent contractors so I don't have to carry insurance to cover them. I do not have any maintenance people on my payroll. But the guy I use for general maintenance charges $50 for the first hour and then $20-30 per hour after that. Outside of that, my specialized contractors run $65/hr and up. But I do not mark up repairs. 

Yes, the disposition letter must be sent out within 30 days of them moving out/lease expiring whether there is a refund or not. That letter can even state that they owe additional if they caused a lot of damage that the deposit didn't cover. However, good luck collecting that additional amount. If I ever put that, its just to show the tenant that they can't complain about not getting any deposit back because obviously they caused way more damage than what it even covers. 

The company I used to work for years ago did that. If they sent a repair person out to fix something and it turned out to be the fault of the tenant, rather than arguing about it with the tenant and telling them they have to pay for the service call, they would just take it out of the security deposit when the tenant moved out. What they need to do in this case is provide copies of the invoices that are being deducted. It should be for work already done. That way your new PM can provide these copies to the tenant to show what has been deducted from the deposit when they actually do move out. I'm not sure if this is the "legal" way to do it or not, but they need to provide a paper trail if they are trying to keep the funds.

I manage in Jackson County where they have delayed evictions, but I sent out a letter to my tenants stating that evictions will still be processed and they are still expected to pay the rent. But it also says that if they have been effected by the virus in some way, that we can work out a payment plan after they have provided documentation of how they have been effected (layoff letter from employer, etc). Out of the 32 occupied properties I have, only 2 couldn't pay this month. One other tenant griped about the wording of the letter (which was written by a real estate attorney) and thought mortgage payments were being deferred so why should she pay. After "reminding" her what deferred means, she still made her payment on time. Not sure if next month is going to go as smoothly, but all we can do is try to work with people that put forth a good faith effort. 

Hi Gene, the BP event says this is being held on 6/20, but then I read your post and it says Mar 31st. Then I click on your link to register and it says Jun 27. Can you verify which is correct? Also, I've been to your Saturday class via Marei a couple years ago. Is this going to be any different? Getting the book is of interest to me. Thanks

Hey Sam, welcome to BP and the investment world. I live, work and play in Independence so I could be a resource for you. I have helped out of state clients buy, rehab and rent out 10 different properties in Independence with decent rental rates and appraisals. I think it is a good place to invest, and agree that the Trulia crime map is a good resource, as well as looking at the school districts. Hit me up if you want to chat. 

I would be curious to know what the rent amount is that you are getting from this property. I think TK providers way overcharge. At $162k, I would expect you to collect at a minimum $1300/mo in rent. If you're not, then you overpaid. I'm not technically turn-key, but I provide you with services from start to finish. If I found you a house for $162k, it would rent for at least $1400 or more. My aim is to get as close to the 1% ratio as I can (or better). If Kansas City TK providers have convinced you that is not possible, then you are talking to the wrong people. It may take a little more time, but it is doable. 

Sent you a DM.

The price doesn't sound horrible. When I pay for gutter cleanings, price ranges from $65-100 depending who I use and if its one or two story. I don't know how extensive the AC tune-up is that they provide, but to keep the AC working well year after year, and get the gutters cleaned out so water doesn't run into your foundation, I think that is reasonable.