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All Forum Posts by: Ruben Kanya

Ruben Kanya has started 30 posts and replied 126 times.

Post: Is an HOA a deal breaker for a cash flowing quad?

Ruben KanyaPosted
  • Short Term Rental: Realtor, Investor, Manager
  • Atlanta, GA
  • Posts 138
  • Votes 84
Originally posted by @Will Barnard:

HOA's for any buy and hold investment will raise concerns and they have their negatives which, in my opinion, outweigh the positives. The positives being the CC&R's make it difficult for other owners to paint some obnoxious color on the exterior, park cars on the front grass, and things like that. The negatives are the added costs, the chance the HOA gets sued or runs low on money creating the need to assess all homeowners an amount beyond the dues, dues can dramatically increase, etc.

Typically, HOA properties and the fees involved will cut into your cash flow which is already difficult enough to obtain in our competitive market.

This is certainly not meant to be a hard fast rule, just my opinion on the matter.

Much appreciated Will, I agree that the unforeseen anticipation of an assessment can dramatically increase your costs and completely cut into your cash flow moving onwards. Additionally HOA fees don't go anywhere but up...The only next best thing I could foresee is really looking at the history of the HOA and it's performance to outweigh your anticipated risk...thank you

Post: Is an HOA a deal breaker for a cash flowing quad?

Ruben KanyaPosted
  • Short Term Rental: Realtor, Investor, Manager
  • Atlanta, GA
  • Posts 138
  • Votes 84
Originally posted by @Tyler Gibson:

@Ruben Kanya this is a great questions. I would think the HOA would not in and of it's self be a deal breaker. You could always include any HOA restrictions in your lease agreement and stipulate that any fees incurred due to an action of he tenants would be passed on to them. What does the HOA provide in terms of services to you the home owner? do they do maintenance to the lawn or common areas or the structures themselves? The other consideration is if the HOA does maintain the structures or roads or common areas how does it seem they are doing? Ask about the financial health of the HOA. Do they have reserves or will they need to do special assessments. I typically do not Like HOA's myself but that is because the additional cots typically kill my cash flow. But if the numbers work and the HOA seems to be well managed I would just include additional requirements in my lease to cover my liability of the tenant breaking HOA rules and incurring fees.

@Tyler Gibson fascinating answer I really like the idea of checking in on the status of the HOA...taking the level analysis to a deeper level...are they in good or bad standing? Additionally I appreciate you giving insight on putting on special stips in the contract to pass on the responsibility to the tenants making them responsible for any violations. Very well thought out. Great response. Thank you!

Post: Is an HOA a deal breaker for a cash flowing quad?

Ruben KanyaPosted
  • Short Term Rental: Realtor, Investor, Manager
  • Atlanta, GA
  • Posts 138
  • Votes 84

Would you have any pushback or concerns on a cash flowing quad in an HOA community? Is the HOA a deal breaker for you? Slight concern or major concern? If so why?

I was speaking to a partner in my network and they had some concerns around the risk being on the landlord for any tenants' violation to the HOA board...almost similar to a condo...hence why we usually run in the other direction...but what are some other risks or things that you think should be taken into consideration? Or reasons why HOA may not be bad? Open to hearing your thoughts / experiences...thanks!

Post: OPT Meetup in NYC - Last 4th Quarter Huddle

Ruben KanyaPosted
  • Short Term Rental: Realtor, Investor, Manager
  • Atlanta, GA
  • Posts 138
  • Votes 84

For those who attend regularly you know where to find us! For those new ones, call/text me if you get lost 925-209-3686

Post: OPT Meetup in NYC - Last 4th Quarter Huddle

Ruben KanyaPosted
  • Short Term Rental: Realtor, Investor, Manager
  • Atlanta, GA
  • Posts 138
  • Votes 84

Hello BP nation! Excited to host our last OPT meetup of the year! It's been great watch a lot of you who attend make progress on new deals, partnerships, opportunities etc. It's a pleasure to see! It's all about inspiring each other to exceed our goals while sharing notable insights on some of the strategies we are executing to propel us forward collectively. That's what the mastermind is all about! It's also a chance to form strategic partnerships. (I just helped an investor close on a house-hack duplex, he was a former meetup attendee).

As always say I am your plug in NYC for the market in the south in Atlanta (Atlanta Commercial Board of Realtors) and any operations /lead generation services you might need from my real estate virtual staffing agency, just ask. Additionally if you're a syndicator or limited partner looking to invest let's build a relationship with the attendees and myself. I'm working on some strategic partnerships for the 4th quarter with some additional syndications in early 2020. Just a few words from me, but this mastermind is about YOU so come with questions, situations, case studies and insights and let's problem solve, value add and build collectively.

Let's build!

~ These meetups are for anyone who realizes that 'teamwork makes the dream work', regardless of experience in real estate. You either have a skill/knowledge, money or time to offer and/or could use another’s in return. ~

"The OPT meetup mastermind was inspired by my first deal I made with an investor from Bigger Pockets. I imagined...what if I had multiple of these quality partnerships? OPT's mission is to offer the very same opportunity for all of us." - Ruben

Ruben Kanya, Real Estate Agent in Georgia (#382750)

Post: Virtual Assistant for beginners

Ruben KanyaPosted
  • Short Term Rental: Realtor, Investor, Manager
  • Atlanta, GA
  • Posts 138
  • Votes 84

@Jonathan. McGee

I use virtual assistants across my business cold calling, social media, etc - we actually provide our real estate virtual assistants to our partners / clients. However I would say it is very important that you understand how you would do your cold calling or any other tasks that you delegate before you delegate.

I think you should be cautious to outsource things as a newbie without understanding how it works, what the nuances are etc because essentially you should know your business before you outsource things...doesn’t mean you have to be an expert but knowing it is vital. Knowing it may entail doing it prior to outsourcing...you avoid the chance of being taken advantage of in the future...and you will have more control of your business. That being said if you feel we can help - do reach out, would be glad to help and give further guidance on do’s and donts based on my 5 years of experience working with dozens of VAs overtime.

Post: Have $500k to start RE investing- wwyd?!

Ruben KanyaPosted
  • Short Term Rental: Realtor, Investor, Manager
  • Atlanta, GA
  • Posts 138
  • Votes 84

@Noelle Pritchard Barkley

Good for you! I would say this in order:

1. Be careful who you get advice from (including me!) - get advice from someone who has the long term goals that you want to have, if it’s passive income then learn from a person that has passive income.

2. Based on your end goal, I would agree with the rest of the forum on getting educated on the type of investing you want to do and the market. I would make relationships with experts ( investors, brokers and property managers as your team). I would be looking at more than +4 units (Commercial Multifamily Apartments) so that your margins are large enough for you to have a quality property management company paid for by the Apartments Cashflow (usually 8% of NOI)

3. I would use syndicates to learn from them but investing with them as a passive investor vs actually controlling the deal are two different things. I would rather be in control of the deal and or pull in partners but you may not even need partners with 500K. Your partners will be your bank if you put down 25-30%. Your non-equity partners will be other investors who can help you underwire your deal. Use a quality broker and interview quality property management company to all help you underwrite the deal....where you will look at existing CASHFLOW as the number 1 driver. You can make the decision whether you want to buy turnkey or value add but remember value add Apartments is not a passive investment and will require being involved on the ongoing value add project ....so again your end goal matters.

4. With the above comments - 500K is most likely going to get you a class B, class C Multifamily apartment which would require some value add which is great for forced appreciation but again this will probably be somewhat of a learning curve of the process and market. While 500K with class A will probably not get you up to +4 units. If it Cashflows and you can afford a property management company then bingo! The only thing is Class A’s debt services are usually higher because these apartments are in great neighborhoods, less then 15 years old, great employments , therefore the cap rate is usually on the low side which hence means less Cashflow which then probably means property management will reduce Cashflow even more which would be a good equity play but wouldn’t take you out of the 9-5 grind anytime soon. Because you also need to factor in capital expenditures and reserves for the building - therefore I wouldn’t count on the building to also feed the family...(but many other markets may offer differently but I can only speak on Georgia)

5. With all that said - I will echo what our peers have already said. If any of the above terminologies are foreign take sometime to learn and PARTNER with someone who knows...it doesn’t have to be too many people - do it with someone who has the knowledge but may not have the capital available or ideally has both. More importantly you probably want to get new investor friends that talk about this openly over coffee...friends that are in the position that you want to be with. By the way I’ve made these “friends” starting in this forum and that is genuinely and honestly what they are - I love bigger pockets for that so great start!

6. I have to speak out on this because I feel strongly about it - I heard someone say talk to a financial advisor or real estate lawyer - I’m a huge believer of using these people as resources for their specific subject matter expertise for specific questions but if these people aren’t where you want to be ....I would rather take advice from someone that is...that whole paradox of practice thing happens too often...now that doesn’t mean they can’t help you with key questions and or give good advice but I think you get my point. To a hammer everything looks like a nail - be careful who you get your advice from.

CHEERS you’re off to a great start!

Post: OPT Meetup in NYC - 4th Quarter Huddle

Ruben KanyaPosted
  • Short Term Rental: Realtor, Investor, Manager
  • Atlanta, GA
  • Posts 138
  • Votes 84

Hello BP nation! Excited to host our growing OPT meetup outside of Georgia for the 7th time in New York City as we look to start the 4th quarter of 2019! I've been able to watch a lot of you who attend make strides, on new deals, partnerships, offers, etc. It's a pleasure to see! It's all about inspiring each other to exceed our goals while taking notable insights on some of the strategies we're using collectively, that's what the mastermind is all about and of course a chance for key strategic partnerships.

As always I am your plug in NYC for the market in the south in Atlanta (Atlanta Commercial Board of Realtors) and any operations /lead generation services you might need from my real estate virtual staffing agency, just ask. Additionally if you're a syndicator or limited partner looking to invest let's build a relationship with the attendees and myself I'm working on some strategic partnerships for the 4th quarter with some additional syndications in early 2020. Just a few words from me, but this mastermind is about you, so come with questions, situations, case studies and insights and let's problem solve, value add and build collectively.

Let's build!

~ These meetups are for anyone who realizes that 'teamwork makes the dream work', regardless of experience in real estate. You either have a skill/knowledge, money or time to offer and/or could use another’s in return. ~

"The OPT meetup mastermind was inspired by my first deal I made with an investor from Bigger Pockets. I imagined...what if I had multiple of these quality partnerships? OPT's mission is to offer the very same opportunity for all of us." - Ruben

Post: NOT going to college, what should I do?

Ruben KanyaPosted
  • Short Term Rental: Realtor, Investor, Manager
  • Atlanta, GA
  • Posts 138
  • Votes 84

@Josiah Patrick Zebarth

This is a very interesting topic that I enjoy discussing because I’ve experienced both and have two perspectives I can give based on your situation. Let me say one thing first a) be careful who you get your advice from (this includes me) ...

...I say this with the following - I have corporate world experience and ongoing business experience. I am in networks of individuals who have done very well for themselves in the entrepreneur space 7-8 figures level and although I often hear “college is a waste of time” it was still 50% part of their journey which cannot be isolated from their success...who are they to say that things would have turned out the same...?

I’ll give you a personal example ...my roommates turned out to be very successful entrepreneurs who sold their company in their early 20s while building a company in college ( like me) and THEY were actually the reason I got into entrepreneurship and got introduced to their network very early. To put things into perspective - the guy that was their mentor was also an older senior at our school who now frequently goes to necker island with Richard Branson and then some ( google him) ...to put things into perspective...I’ve heard them (twins) say college was a waste of their money and that’s when I often remind them that a) we would have never met (still business partners / best friends / and my mentors today) and it’s hard to say if they would have had as much success in their business without the mentor i mentioned above....yes they have a computer science degree which they don’t necessarily use today....but it is a foundation of knowledge discipline, environment and network they were exposed to.....I can say the very same for myself...I have a six figure income aside from my business - it was not related to the major I studied ( I went to school for 4 years - 3/4 paid wit scholarship) however it did set a foundation that lead me to my kind of work as an consultant today.

Additionally all the money I make I reivenest into more education for my businesses and or investments into them or real estate. I’m figuring it out just like everybody else but remember whatever business that you pick - you have to think about the ability to sustain it. Nothing stops you from doing business and learning just like nothing stops you from working 100 hours a week to run a business and work in your career. All proceeds made from the business I don’t eat it for lifestyle consumption it gets reinvested back so its one of two things - you may need to feed yourself from a business but have the luxury of giving it atttntion full time or you can supplement it with a job and Partnerships which is what I do today.

This is why having a clear picture of what you may have in mind will give you the biggest return on your investment. College can be a waste of time when you don’t have a roadmap to begin with ...which unfortunately a lot of people don’t... a lot of people coast just like some others have a plan and are committed to getting it done no matter what the circumstance....so I would say the decision is more about what you want to do and what capacity you know you can handle. My college network still pays me dividends to this day. Am I optimizing for full time in my business? absolutely. Currently in the process.

I think someone mentioned in this post, college is what you make of it. Just like what @jameswise said regarding having a license. 90% of people sit and do nothing with it. Well whether you went to college or not - you reap what you sow.

Lastly business route will always be greater in my book same reason real estate as scale is good for paying yourself first, tax write offs etc.. just remember the right business model is just as important as what you want to study in school if you chose that route. Some people work for themselves and are worst off then some people who work for others financially and emotionally. You don’t want to work 80 hours to have less stability and make less then a guy working 40....it’s all about what you’re optimizing for....running a business isn’t sexy...it’s necessary but it’s a process ....the less you take out of it ....or the more you put back into it the more it Weill grow wether it’s years...which is usually the case - it’s important to have the end goal in site.

Best book I’ve read thus far that covers all of the above is “the Millionaire Fastlane by Mj demarco” I wish I would have read that 5 years ago.

Good luck my man - continue to stay educated - school or no school and listen to the right folks (the folks you want to become - not the ones who practice a paradox of practice ) you’ll see what I mean when you read the book.

Post: Tips for hiring a VA?

Ruben KanyaPosted
  • Short Term Rental: Realtor, Investor, Manager
  • Atlanta, GA
  • Posts 138
  • Votes 84

@Marc Winter wow I thought we had it bad dealing with no-shows virtually, I can't imagine what in-person no-shows feel like. It is the price of doing business that's for sure...no frog kissing  no thanks lol but certainly lots of screening involved to find the right person...interviews always get tricky because people always tell you what you want to hear but probationary periods tell the truth on their day to day actions and can protect you from a long term commitment that you may regret. Regardless sounds like you and your team got it figured out, well done!