All Forum Posts by: Rob J.

I've been using Gotprint for about a year now and their quality has been fantastic. I've used them for postcards as well as business cards.

FYI.

I did have to prove to them I was a graphic person or a commerical printer. I was publishing a magazine at the time so I was able to get away with it after several e-mails for verification. They say they do not work with end users.

My saga has ended. Thank you to everyone for your feedback. This is a great forum and an excellent source for help and feedback.

The squatter actually stopped me in the parking lot the day before she had to answer for a walk thru. My maintenance guy and I did a walk thru. There was not a single piece of furniture or box in the apartment. However, she would not leave the apartment. She did not answer which allowed me to get the writ the next morning. The supervisor over the Sherriffs Department that handles the Evictions took a personal interest. Apparently, she had been calling their office as well as the Police Dept. logding complaints against everyone.

When we arrived, she was sleeping in her car. The tempature was in the 20's. According to the neighbors, she had been doing this for days. She gave me the keys and started to leave. The son that I mentioned previously was forced to leave the other apartment. The squatter stated she was going over there to get the rest of his items. The Deputy Sherriff pulled me to the side and advised me to get a No Trespassing Warrant. After the paperwork was filled out and delivered to her, she flipped out. She was advised she could not go to any of our properties and would be arrested if she did. She would have to make other arrangements for his furniture. She even asked me if "I would be so kind as to move the furniture for her and deliver it to her storage room". Before leaving, she got both Deputy Sheriff's names and advised them she would be seeing them in court. She was nearly arrested. I have not seen or heard from her.

She is on her way to Tennessee.

PS. The water leak was coming from the shower drain in her apartment. We were able to allow it to drip directly into the shower below. Apparently, she was not taking showers the last week or so.

I love real estate!!

I probably let in about 5 before finding a tenant. I continue to follow up with them until they find something else.

I've never had a problem except on occasions when they leave the door unlocked. In all fairness, I got the idea from a local guru before he was a guru. He had been doing this for about a year with no problems. I do stress the neighbors and that I'm not far away.

There are several other experienced investors in my area that do this as well. We even do this with all of our homes that we are selling Subject To. I just do not like show homes or apartments.

I do agree with Mike. I would not do this with lower income rentals that are in lower income areas.

I have quite a few rentals with about half being apartments and half houses. I place a combination lockbox on the front door with applications and information sheets inside. When they call the number on the sign, they get a one or two minute message and the option to leave a message. If they leave a message, I'll call them back. If I beleive they are qualified, I'll give them the passcode and let them view the inside. I tell them to call me back when they are leaving. I will also say that our neighbors are great and look out for our property. "Just say hello if they come out to introduce themselves or to check their mailbox". I let them think I'm doing it just for them. I typically tell them that I'm not far away, but can't show the property to them right now.

They can fax their application to our office. If they are qualified, I'll schedule to meet with them and sign a lease.

I've been doing this for over 8 years and have never had one problem. The worst thing to happen is they forget to lock the door.

I've been buying subject to for several years now. I bought alot in 08 and spent most of 08 and 09 trying to sell them.

It's easier to find them than selling them. I'm spending more time working on developing a buyers list now.

I'm happy to help if you have specific questions.

I have never paid a realtor commision when buying. On 5 occassions, the realtors brought me in to help the seller when the home would not sell and time was running out. I did not pay a commision, but did refer them business after the deal and they did receive a mysterious gift card in the mail.

Typically, the seller calls me to get information and then calls me back when the listing expires or they cancel the listing. If they want to met with me while it is listed, I will call the agent first.

Be up front with the sellers. You cannot talk price and terms with the sellers while it is listed. If you beleive it is a great deal, call the agent.

Michael. I was hoping you would join in. You were kind enough to talk with me at length on my marketing about a year ago.

Questions:
1. When you "turn and burn" are you keeping the down payment and selling to another investor?
2. Skip the repairs and painting and sell it as is?

I'm starting to lean towards the "free and clear". I've read some earlier post on them.

Thanks again!

Thank you for all of the feedback. I very much appreciate the advice.

As far as buying, I only purchase Subject To which gives me ownership. My sellers are usually one payment behind and closing in on two. Payments are typically around $1,000. By the time I make two payments and a little closing cost, I'm into the property for around $2,300. The most I've ever given a seller is $500. Cash calls this "moving money". About 50% of the properties need paint, minor repairs, grass mowed, and pine straw. I can typically get this done for around $2,000. On average, I usually have between $4,000-$5,000 in the deal by the time it sells. That's if the house sells in 60 days. Several times I have sold the house quickly enough that no repairs were made. A few times it's taken a couple of months. I never buy a house Subject To if the repairs are more than I think I can get for a down payment from a buyer. Several investors have recommended that I get the sellers to cover the payments until it sells. By the time they call me, they can't make the current payment.

I have only sold on a wrap. I've never Lease Optioned any of the houses I bought Subject To. My typical house sells in the $150,000-$175,000. I usually get between $5,000-$11,000 down. Their payments run around $1,300. Typically around a $200 spread. My terms are to refinance in 35 months or less.

My plan is to increase my minium to $25,000 in equity and negotiate a larger downpayment. I think I will focus on buying newer homes which may help with the larger down payments. Maybe 1-10 yrs old.

Feel free to advise. Thanks again for everyone's help!!

Her other son knew a tenant in another building several blocks away. The tenant allowed him to stay for a "couple of days". This is the tenants words. He offered to have the cable be put into his name while he was there. I found out yesterday he was over there and called the tenant. She admitted that he had the bill transfered into his name. I gave her until today to have him out and we would be doing an inspection on Saturday. If he is still there or is at anytime in the future, she would have to move.

They are pros.

You would think so. However, not according to the law. The police cannot prove that she has not established residency. A judge will have to decide that and that can only be decided in court. The police will only enforce what the court has decided. She told police she had been there for months. That was enough for them. When you evict a renter, you are evicting them and anyone residing in the property. The good thing is, she cannot argue in court to defend her case because she is not the defendant. If she shows up, she judge will not even allow her to speak. To establish residency they only need to show they have been there for 1 month or have a bill sent to that address.

PS.
Update from yesterday. The lady's other son went to another apartment building and moved in "for only a couple of days". He had the cable bill changed into his name. Now I have to evict that tenant. He established residency. They are playing the game. How much do you want to bet that his mother will be moving over there!