All Forum Posts by: Ron D.

My rental is located in McAllen, TX, but it's not in a flood zone.

I recently received a quote from a broker that seems competitive compared to others I’ve reviewed, so I’m hoping to get some feedback from those familiar with insurance products or companies.

The property is a fourplex — four units side by side with shared walls, and all units are two stories. Initially, the broker had selected “residential owner” as the property type, implying that I live there and rent out part of it. But I’ve never lived there. After correcting the property type to “rental,” the premium dropped significantly from around $1,400 to just over $500...for all 4 units.

The broker also sent me a screenshot showing how my property is classified. It’s listed as a condo with four units, not a multifamily, which he says is a different insurance product. I’ve always considered it a multifamily property, so this was a surprise.

Lastly, the flood policy he quoted is through Neptune, which I’ve never heard of. It sounds like a private insurer. My concern is whether they’re reliable — especially in the event of a catastrophe elsewhere. I don’t want to be dropped suddenly just because something happens in another part of the country or even near my rental.

Any feedback or experiences you can share would be appreciated! And if anyone wants to sell me a better and more competitive flood insurance pls PM me. 

Hello, my rental flooded due to heavy rains during the recent storms in McAllen. It is currently being dried, and the biggest bummer is that I have no flood insurance since the home is not in a flood zone. Is there anyone in McAllen or the nearby area who knows a reasonably priced general contractor or someone with a team to assist with the restoration? Please share contacts.

thank you,

RD

Hello, my rental flooded due to heavy rains during the recent storms in McAllen. It is currently being dried, and the biggest bummer is that I have no flood insurance since the home is not in a flood zone. Is there anyone in McAllen or the nearby area who knows a reasonably priced general contractor or someone with a team to assist with the restoration? Please share contacts. 

thank you,

RD

I own a fourplex in McAllen, TX, and recently dealt with a major plumbing issue. A few days ago, one of the units experienced a toilet backup. The plumber determined that the issue was caused by someone driving over the cleanout, breaking the pipe. The repair was extensive and costly, requiring excavation (about 3x6 feet) to replace the broken section and clean up the mess. Once fixed, the plumber confirmed everything was working 100%.

Fast forward 3–4 days, and now multiple units are reporting toilet backups. When the plumber removed the cleanout cap, water started coming out. Upon inspection, they found sanitary napkins and assumed that was the issue. They snaked the lines from the affected unit, which temporarily resolved the problem. However, after waiting and testing again, the backup reoccurred.

At this point, the plumber snaked the line from the cleanout towards the city’s main sewer line. The cleanout is about 10-15 feet from the curb, but they had to snake 70 feet, suggesting a potential city sewer issue.

The plumber mentioned that if I report this to the city, they will likely request a secondary cleanout closer to the curb, which I would have to install at my expense (a costly job). Only after water is visibly coming out of this secondary cleanout would the city take responsibility and investigate further.

Questions & Concerns:

• Does this process make sense from the plumber’s perspective?
• What if I install the secondary cleanout and the issue still persists? The plumber insists that this is definitely a city issue, but I’d like to hear from others who have dealt with similar situations.
• Would the city reimburse or help cover part of the expenses for the secondary cleanout?
• Can I call the city directly to file a complaint? The plumber mentioned that they can lodge a complaint, but it may take a few days. However, they have a direct contact in the department who can come out sooner once the secondary cleanout starts backing up again.

Would appreciate any advice or insight from those who have dealt with a similar situation!

Hello, fellow RE family.

I just completed my first flip in Sachse, TX (a suburb of Dallas) and only have a few final touches remaining, with the decision on SOD being a high priority. Just like any flip story, my first flip expenses almost doubled (different story for another day 😊), so we are being cautious with any additional expenses. I'm attaching pictures of the front and back lawn (it's pretty much all mud). We have decided to go with the renting route, but we feel the mud needs to be replaced with something more appealing. Renters or home buyers aren't going to like seeing mud for their new home.

The amount of sod needed is approximately 10-11 pallets for the front and back, which will cost close to $4K-$5K, and that's steep. I am looking for ideas from experienced BRRRR folks on how they would handle such a situation with a tight budget, especially with fall approaching and SOD going dormant. Here are some ideas/thoughts:

- Leave it as is (I don't think any potential renters/home buyers would like to see mud).

- Put down SOD in the front only and do the back later. This will save a little until rental income gives us additional funds to use for the back. Or even leave the back just mud (not sure). Another challenge is the large trees in the front. I know there is palisade grass for shade, but these are more expensive.

- One idea suggested is to put pebbles or small landscape stones. I am not a fan as it would not give a homey feel or look.

Anyway, I would love to hear cost-effective ideas for either the long term, short term, or both.

Thanks for your time.

Hello, I have been approached by a realtor about investing in Alton, TX. I have properties in Mcallen and they have done ok. I have no clue about Alton, TX. This is a new construction 4plex with rent possibilities of 1400-1600/unit and an asking price of $500K-$540k. I did talk to a few ppl and the feedback I got is crimes are high, and a lot of illegal and gang-related activities. I am not trying to bad mouth the place or jump to conclusions. I am sharing the feedback I received from a local person who lives there. Any input would be appreciated. Any input would be appreciated.

REgards

RD

Hello, I have been approached by a realtor about investing in Alton, TX. I have properties in Mcallen and they have done ok. I have no clue about Alton, TX. This is a new construction 4plex with rent possibilities of 1400-1600/unit and an asking price of $500K-$540k. I did talk to a few ppl and the feedback I got is crimes are high, and a lot of illegal and gang-related activities. I am not trying to bad mouth the place or jump to conclusions. I am sharing the feedback I received from a local person who lives there. Any input would be appreciated. Any input would be appreciated. 

REgards

RD

Hello, need to replace my current stackable washer/dryer in my rental and looking for places in mcallen where i can find reasonably priced and hopefully good quality. I live in Dallas which is why i am asking this question on BP. I did check on the usual sites, homedepot, lowes, bestbuy but not finding anything reasonably prices. 

Any help would be appreciated.

RD

Hello, have a basic question. My rental property is under LLC and is under contract. Can the sales proceed be deposited into my personal account vs LLC checking account? The rational is use the proceed to purchase another property under my name (as mortgages are easier to secure with favorable rates) and then transfer new purchased rental to new series LLC name.

The LLC is a series LLC with myself and my wife as members in state of TX.

I just want to ensure this is legal and don't want to miss out on any tax benefits by depositing into my personal account? Title company can make the change to transfer my rental under contract from LLC to my name they just need to know what i decision is.

Thanks,

RD

My tenant has vacated (she had till end of May to complete her 12 months lease) the property without notification (no final walk thru) and no forwarding address. After much effort and digging my txt reached out to her daughter (as mom (tenant) wouldn't pick up my call) who said they left the key under doormat, electricity and water disconnected as of May 1st. This is unacceptable considering the fact she owes me rents for 1.5 (Covid being an excuse) , late fee balance, and the place is deplorable state. 

My current focus is getting place back to rent ready and just based on quote the security deposit will not be able to cover the amount of damage she left behind. 

My plan is to take her to court to teach such tenants a lesson. As LL i try to help my tenants during their tough times (not only during covid but with issues with kids, health, etc) but when I get this in return is a hard blow to the gut. I won't get the money for sure but need they need to understand not to repeat with other LL.

I need help with below questions

- How can I find her latest address? I have her DL, SS# (hopefully she gave me the right one :-))

- Apart from keeping pictures, notes of damages , and a bill from handyman, sms exchanges, late fee records, anything else I need to do to strengthen my case infront of Justice of Peace court. The property is located in Collin county, Texas. 

- If there is anything else i should do please add.

Regards

RD