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All Forum Posts by: Rodney Sums

Rodney Sums has started 25 posts and replied 557 times.

Quote from @Joe S.:

So we have a number of properties that are managed by primarily to PM companies. Both of the companies adjusted their agreement where we did not have to add them to the insurance. We have one particular company that we are looking to add for a property that is slightly outside of the areas that the other to handle. As normal, they are trying to say we have to add them to the insurance. My wife is adamant that they will not be added to the point that we may not do business together with this new company.

What are the pros and cons?


 I know you specified they want to be listed as beneficiaries but I wanted to clarify,

They're not asking to be insured with your policy for things like errors and omissions, crime, theft, liabilities etc right?  In a situation like that, it helps protect you too if they mess up.

But if they're wanting what someone else explained, to be a beneficiary so they can collect management fees in case of a catastrophe, I can appreciate where that's a problem for you and your wife.  I can also appreciate their concern especially if a considerable amount of their resources are dedicated to your properties like large multifamily as someone else mentioned.  

If they're not helping pay for the policy then I'd struggle with making them a beneficiary also, especially if another PM doesn't require that of you.

For liabilities only, you may want to consider adding them to cover yourself.

Post: Who Pays for Water Damage in Rental?

Rodney SumsPosted
  • Laveen, AZ
  • Posts 582
  • Votes 526
Quote from @Bruce Woodruff:

Probably on you. But don't feel that you have to replace all the cabinets. A lot of projects now have different colors for the walls and bases. It's considered the new thing.....

 @Austin Jones to Bruce's point about newness, the repair may be a tax deduction for you as well given the cause of the damage and how much it'll cost.  Ask your tax pro

Post: Minneapolis rent stabilization working group

Rodney SumsPosted
  • Laveen, AZ
  • Posts 582
  • Votes 526
Quote from @Wendy Man:

"Minneapolis group recommends strict rent-control plan to City Council"

The group split with 14/25 voting to recommend a strict rent-control plan like the one that St. Paul passed last year, and 11/25 to recommend a plan that was more lenient.  What do you think?

https://www.bizjournals.com/tw...

https://lims.minneapolismn.gov...


 How would those same people feel if someone came along and proposed a law limiting increases in earnings to 3%, no exceptions?  

Your job wants to give you a raise or promotion?  3% max.  Got a new job?  Can't accept more than 3% more than what you earned last year.

Are they suggesting a cap on how much insurance can raise their rates to insure a property?  How about a cap on property taxes?  A cap on all the vendors the landlord has to contract when the tenant wants something fixed or updated?  A cap on utilities the landlord pays?  How about a cap on how much Walmart can sell a TV for?  Or Chevron for a gallon of gas?  

They just got through telling landlords they couldn't evict people for not paying rent, now they don't want them to earn more either but still pay all the bills and fix things.

I'm not insensitive to the fact there's people in communities with lower incomes and challenging situations.  Rather than attack the landlord, more focus should be geared toward other ideas such as higher education, helping people develop skills to increase their income,  pathways to home ownership,  and affordable housing programs/vouchers.  

Post: Help Me Understand the Fed's Most Recent Rate Hike?

Rodney SumsPosted
  • Laveen, AZ
  • Posts 582
  • Votes 526
Quote from @Scott Trench:

Up until now, I've been cheering the Fed on, grateful that Jerome Powell took his lumps for the way too easy money policies in late 2021, and cranked hard on interest rates to beat inflation. I think in 2022, this Federal Reserve acted more responsibly in the long-term interests of our country than any other central bank in the world, and made the hard, right choices, to preserve the dollar's status as the world's reserve currency for perhaps a few more decades at least. They certainly proved that they are, if not the best, then perhaps the "least bad" central bank in the world in 2022, in my mind. (And yes, I know that "best" and "least bad" is the same thing...)

But, I don't understand why they proceeded with the hike yesterday, or at least didn't slow down. 

Prices increased by 0.1% from October to November. If we carry that forward linearly over the next 12 months, that will lead to a ~1.2% increase in prices. This is less inflation than the Fed's 2% target. 

Now, inflation compared to last year is still up 7.1%. But, that's not because prices are currently going up too fast. That's because prices already did go up and we are now at a higher baseline. High inflation in late 2021 and early 2022 made prices 6,7,8,9% higher. We can't compare prices to a year ago when determining monetary policy. We have to examine where we are and where we will be. That prices are 7.1% higher than they were a year ago is sunk cost. It's over. Done. The Fed's job going forward needs to be to ensure that inflation over the next 12 months remains at ~2%. 

And right now, we are trending below that inflation target.

Inflation, unless the Fed is seeing something I'm not, is essentially over. It appears to me that all we have to do is sit and wait 12 months, watching things, and we are likely to see prices right at the 2% level that we target, maybe below.  

Why then, are we still raising rates? Raising rates increases the likelihood of deflation (if you thought inflation was bad, wait until we see deflation!) if the CPI data is to be believed. There are a whole bunch of reasons to believe that we are heading for a worsening recession (or the start of a recession - usage of the word "recession" to describe the current climate depends on your political affiliation here in 2022 - I welcome all viewpoints on this!) in 2023, with layoffs, a new higher baseline of rates, etc. On top of that, we have seen energy prices come way back down to earth, we are seeing housing prices falling, and a large percentage of inflation WAS tied up in supply chain issues, which are continuing to resolve. 

I think the risk now is not inflation continuing to loom, but rather a severe overcorrection and needless worsening of the economy and growth. Up until now, I thought I understood the Fed's motivations, but it appears I miscalculated. Rather than trying to beat inflation and guide us towards a 2% inflation rate artfully, they appear ready to bulldoze their way to... deflation? 

Anything I'm missing here or do other folks feel the same way?


 I'd like to ask anyone's opinion to this question in regards to the OP. 

How are institutional real estate companies doing these days, compared to how they do after a recovering recession?

Post: Who Pays for Water Damage in Rental?

Rodney SumsPosted
  • Laveen, AZ
  • Posts 582
  • Votes 526
Quote from @Austin Jones:

Hi Fellow Investors! I have a rental property (condo) and the tenant is the absolute best. She recently told me that the one kitchen cabinet was "wet", so I had a plumber go out to fix the problem. Come to find out that the dishwasher I installed a few years ago has been slowly leaking. It's now at the point where the base cabinets are swollen with water & mold is growing under the kick plate areas & up the bottom parts of the walls. How no one noticed before I have no idea, but it looks like I will have to replace all base cabinets, all wall cabinets (so everything matches), countertops, and do mold remediation. 

Has anyone experienced something similar? How did you handle? Who paid: landlord, tenant, insurance, other creative ideas?

Thanks!


 Unless you can demonstrate the tenant did something willfully to cause a leak that'll be your cost.  If you weren't implying the following then excuse me.  I understand you may feel she should have noticed and told you sooner.  The same can be said for you doing your routine inspections of the property if you were doing them.  You can file a claim with your home owner's insurance.  You'll have to fork over the deductible.

Post: Air Bnb deletes reviews

Rodney SumsPosted
  • Laveen, AZ
  • Posts 582
  • Votes 526
Quote from @Lauren Kormylo:
Quote from @Rodney Sums:
Quote from @Lauren Kormylo:

Here's the main problem with reviews on Airbnb and VRBO, the companies view anything less than 5 stars as a failure.  A place with a 4 star average can be shut down and booted off the platforms, when in other settings, 4 stars means very good.  So owners have to fight to keep their averages up.  Airbnb is notoriously pro-guest, so who knows why in this instance the review was removed. I'm sure it was on a technicality. 

I thought that may be true. I saw nobody with anything below like, 4.2. Often lower rated places tend to be reflective of budget lodging. This particular platform determined that's not the case and there's no money to be made from that? 

They do have budget lodging, some 1 bedrooms are way under $100/night, and Airbnb also allows renting out a room in your own home.  But those places are expected to get 5 stars too.   You are expected to get 5 stars if your place is clean, and is accurately described and pictured, and you have good service from the host.  The star rating is not to tell the level of luxury or amenities like a "5 Star Hotel" would be rated.  VRBO has the same rating system as Airbnb.  


 Sorry I meant budget relative to what you're getting. For example $100 a night might  get you a 4/10 review score hotel in San Francisco but the same $100 gets you an 8/10 room in Tucson. 

Interestin to know they have such high expectations despite censoring feedback thank you for sharing. 

Post: Anyone still buying with increasing interest rates?

Rodney SumsPosted
  • Laveen, AZ
  • Posts 582
  • Votes 526
Quote from @Jessie Kristie:

Hello,

Just wondering if any investors are still buying in Huntsville/Madison area with increasing rates in current market. In CA, I’ve been seeing price reductions with some remaining on market for longer than 90 days. What do y’all think about the Huntsville market?


I'm gonna use the S word:

 I stopped momentarily. Last couple deals I had this year the sellers had the perspective they don't have to offer any concessions, should get above appraisal and not fix anything. 

Low and behold rates, DOM, and inventory are increasing with some prices coming down. 

That's just me, I certainly don't take the position everybody needs to pause or that nobody is having success right now. 

Post: Housing crash deniers ???

Rodney SumsPosted
  • Laveen, AZ
  • Posts 582
  • Votes 526
Quote from @JD Martin:
Quote from @Jay Hinrichs:
Quote from @Greg R.:
Quote from @David Song:

@Greg R.

Housing prices will always go up. Buy anytime. - bigger pockets.com

Reality: numerous REI lost their life savings in 2009 and maybe 2022. Over leveraging, insufficient reserve, short term loan with balloon payment, etc.

Flippers bought in Q1 2022 will learn the lesson now. Many of them are losing their shirt. None will tell you publicly.

The price decline started in April 2022, and has been declining for the last 4 months. The bottom has not been reached yet. This is nationwide, from CA to Texas, everywhere. 

Couldn't agree more. There seems to be a fantasy land that some folks are living in where prices never go down, and no matter the conditions - it's always the right time to buy. And you're right, the people who've lost everything from the flips they bought in Q1 are awfully quiet right now. Too much ego/ pride to come on BP forms and expose their foolishness. 

 Foolishness   little harsh dont you think ?   WE flip a lot of property and build new..  what i have seen is new builds sales are not nearly what they were a few years ago and more in line with 2016 pace.  So far for me at least prices have held ..  In the cash flow deals we do its nothing has slowed down at all so all those cash flow flippers are doing quite well as rents have risen to the point that higher rates the cash flows are just the same and those that have low interest debt are really looking good right now for buying in Jan Feb.. :)  

I think if/when we have a crash it will be the same suspects as 08  CA VEgas Phx  were values ran up real quick.. I sold one of my Vegas properties that went up over 30% in one year and then when i put it on market I sold it for 40k over ask and that was in May of this year.. 

The other thing people are not mentioning and most dont really know.. Is it really depends on the state your in.. For owner occ.. Purchase Money mortgages there is no deficiency judgement allowed by law. This is true in  CA OR WA NV AZ and a few others.. In other states does not matter the lender can and will go after deficiencies ( think Texas) .  This  is one reason the melt down was so severe in  CA NV and AZ in 08  the only thing owner occ's lost was equity and credit score they did not have anyone coming after them ( unless they had second mortgages those the lender can get a deficiency. 

I wanted to add some real stats for my Oregon new builds.. Price points 675k to 850k.. I started 14 specs in Q 1 I have sold 8 of them all for full price plus extras..  No bidding wars of course as I dont really like that  but Zero concessions and Extra's of course carry a nice mark up for all the time and effort we take to customize these homes for the buyers.

But lets talk about these buyers.. 6 of the 8 are empty nesters one paid cash two paid very large down's and decided to use their VA loans so their loans were less than 50% ARV. The others sold properties are put 20 to 40% down.. Again though we are going to have to work for it unlike the years past were it was taking orders. We also have substantial equity in this project with a great bank and banker so if we have to hold its only going to cost me about 10k a month to hold 40 million worth of retail sales and we can do that for a very long time if we needed to.

On our mid west east coast fundings for flippers for mainly investor purchases IE these are rental houses.. so our clients either sell to the cash flow investor or they are BRRR even with rates going up to 7 to 8% on BRRR my clients are in these good enough and rents have risen enough ( even section 8) that these still cash flow with very little or no money out of their pocket.

I just did two in N. Ohio for one of my clients I 100% funded it for them plus i fund 100% of rehab. So all they do is pay utls.. and they refinanced with local bank got 25k cash back and are positive over 600 a month on the two..  that was two weeks ago in just one of the 5 markets i do this in.  Of course I only work with very experienced locals I dont do this for the general public.


 Jay, what makes you think you know anything about this subject? You've only been involved in this stuff for the past 50+ years 🤣🤣

I have been hearing about "the crash" pretty much since I arrived on these boards 8 or 9 years ago. I have no idea what metric "the crash" is, but what I do know is that investors like Jay have just plugged along and kept making money. 

Frankly, I don't even see the point in a post like this. If you're wrong, you just look like a fool. If you're right, so what? What's your carnival prize if you win - rubbing it in the face of BP forum members? 




 LOL you said carnival prize. Nice

Post: Air Bnb deletes reviews

Rodney SumsPosted
  • Laveen, AZ
  • Posts 582
  • Votes 526
Quote from @Lauren Kormylo:

Here's the main problem with reviews on Airbnb and VRBO, the companies view anything less than 5 stars as a failure.  A place with a 4 star average can be shut down and booted off the platforms, when in other settings, 4 stars means very good.  So owners have to fight to keep their averages up.  Airbnb is notoriously pro-guest, so who knows why in this instance the review was removed. I'm sure it was on a technicality. 

I thought that may be true. I saw nobody with anything below like, 4.2. Often lower rated places tend to be reflective of budget lodging. This particular platform determined that's not the case and there's no money to be made from that? 

Post: Air Bnb deletes reviews

Rodney SumsPosted
  • Laveen, AZ
  • Posts 582
  • Votes 526
Quote from @Bruce Woodruff:

@Rodney Sums has a history on here of being factual and fair. I doubt it was anything specific he said that caused the removal. I find AirBnB to be very heavy-handed and authoritarian (among other things). That is just their style.

Their market share is dropping (both in my own experience and in the news) and it may reflect this vert attitude.

Although I keep AIR as a host, I always look to VRBO when I am travelling.


 Thank you Bruce