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All Forum Posts by: Ryan Overcash

Ryan Overcash has started 13 posts and replied 52 times.

Post: Connecticut Investor Looking in (Eastern) North Carolina

Ryan OvercashPosted
  • Real Estate Agent
  • Raleigh
  • Posts 53
  • Votes 35
Quote from @Sagar R. Parekh:

Hello BP Family!

I am a CT-based multifamily syndicator interested in 50+ unit apartment complexes, anywhere in Eastern NC! 

I am hoping to build out a local team in that area, starting with an investor-friendly agent / commercial broker.

Please DM me with any ideas on where to start or any leads.

Thank you in advance, and I hope you have an outstanding day!

Hey Sagar glad you have interest in the great state of NC! Have you thought about specific regions of Eastern NC? There are inland cities such as Greenville and then of course there are beach cities like Wilmington. Personally I like both those markets and would feel comfortable buying properties in either

Post: Is it still a good idea to invest in Tulum, Mexico?

Ryan OvercashPosted
  • Real Estate Agent
  • Raleigh
  • Posts 53
  • Votes 35
Quote from @Account Closed:
Quote from @Ryan Overcash:
Quote from @Account Closed:
Quote from @Ryan Overcash:
Quote from @Account Closed:
Originally posted by @Mike Lambert:

@Account Closed

Let me ask you a question: Is it fair to me or to the readers to take my words out of context by omitting to quote part of the paragraph that I wrote?

For the record, this is what I wrote in its entirety, as everybody can see above:

"As pretty much everybody knows, Mexico sadly has an issue with drug/cartel related crime, that has been going on forever. In spite of that, more and more foreigners visit, move to, invest and buy real estate Mexico year after year. Why? Because nothing bad happens to 99.99% of them and they feel safe. So they keep coming back in ever greater numbers.

Many people actually feel safer traveling to Mexico than to the US. In the US, they can be randomly shot at a supermarket, a school or a nightclub. In Mexico, that won't happen; you'll be shot if you get involved in the drug business, which most people won't do. Sometimes (rarely), people will accidentally get shot in the crossfire between gangs like a few days ago in Tulum but that type of incident occur pretty much everywhere but you just don't hear about it. When it happens to tourists in Mexico, the press is having a field that with it. Savvy visitors to Mexico avoid certain areas and taking part in certain activities, like they would actually do anywhere."

What is mentioned in that article is very sad but these are local people linked to drug activities, with sadly some innocent (overwhelmingly) local victims as collateral but the shootings rarely happen in the places where tourists go. Countries like the US and Canada have travel advices letting you where not to go (and what not to do).

If you want to succumb to media sensationalism and headlines meant to sell, be my guest. However, for the purpose of a healthy and helpful discussion, I invite you to the the do the following exercise to get the facts first:

1. Check Mexico's tourism statistics. They will confirm to you that the number has been steadily increasing year after year (Covid or recession effects aside). They will also give you the current yearly number of visitors.

2. Find out how many visitors have disappeared or been shot in Mexico over the last few years. You'll find articles for every single death. You can bet on that.

3. Divide the number of visitors who disappeared or were shot over the last twelve months by the number of actual visitors. The result will be even way less than 0.01%, which corresponds to the 99.99% I mentioned in my previous post. But don't take my word for it; do the calculations for yourself;

4. Find out how many people died from a random shooting in the US over the last 12 months. Compare it to the number of visitors who were shot or disappeared in Mexico. You'll find out that the number of victims in the US is way higher.

If you don't trust official figures 100%, you might want to complete your research by getting some anecdotal evidence. Go to the closest airport. Check out the first arriving plane from Mexico and ask people such questions as: How was your trip? Did you feel safe? Would you go back? Alternatively, you might want to travel to Mexico and check for yourself on the ground. And, who knows, maybe, like many before you, you'll decide to buy real estate there during your trip. :)

Finally, I completely agree with you that this cartel-related violence is sad. Because of the stigma of it, many people won't want to buy real estate there. And that's all good. This means more opportunities for the investors who can see the forest from the trees and it also means that I don't need to participate in a bidding war when I want to but a property there.

The point you seem to be overlooking is:
Nearly 100,000 people in Mexico have disappeared. Are you saying they don't count if you can't find the bodies? 


Your source is Fox News... Let's think about what fox news would gain from telling people Mexico is dangerous? It might have something to do with elections that happen every 2-4 years. 

Nah, my source is the U.S. State Dept.
https://travel.state.gov/conte...


Travel Advisory
August 17, 2022

See State Summaries

Reissued after periodic review with updates to the Risk Indicators, state Travel Advisory Levels, and U.S. government restrictions on personnel.

See state summaries and advisory levels below for information on your specific travel destination. Some areas of Mexico have increased risk of crime and kidnapping.

Country Summary: Violent crime – such as homicide, kidnapping, carjacking, and robbery – is widespread and common in Mexico. The U.S. government has limited ability to provide emergency services to U.S. citizens in many areas of Mexico, as travel by U.S. government employees to certain areas is prohibited or restricted. In many states, local emergency services are limited outside the state capital or major cities.

Do Not Travel To:

Reconsider Travel To:

Exercise Increased Caution When Traveling To:





 Nothing in that link says 100,000 people. 

You Lose the argument by presenting a "strawman". ;-)
Doesn't matter though. Just give the authorities your travel information and say a prayer before you go.
I don't think you know what a "strawman" argument is.

Post: Is it still a good idea to invest in Tulum, Mexico?

Ryan OvercashPosted
  • Real Estate Agent
  • Raleigh
  • Posts 53
  • Votes 35
Quote from @Account Closed:
Quote from @Ryan Overcash:
Quote from @Account Closed:
Originally posted by @Mike Lambert:

@Account Closed

Let me ask you a question: Is it fair to me or to the readers to take my words out of context by omitting to quote part of the paragraph that I wrote?

For the record, this is what I wrote in its entirety, as everybody can see above:

"As pretty much everybody knows, Mexico sadly has an issue with drug/cartel related crime, that has been going on forever. In spite of that, more and more foreigners visit, move to, invest and buy real estate Mexico year after year. Why? Because nothing bad happens to 99.99% of them and they feel safe. So they keep coming back in ever greater numbers.

Many people actually feel safer traveling to Mexico than to the US. In the US, they can be randomly shot at a supermarket, a school or a nightclub. In Mexico, that won't happen; you'll be shot if you get involved in the drug business, which most people won't do. Sometimes (rarely), people will accidentally get shot in the crossfire between gangs like a few days ago in Tulum but that type of incident occur pretty much everywhere but you just don't hear about it. When it happens to tourists in Mexico, the press is having a field that with it. Savvy visitors to Mexico avoid certain areas and taking part in certain activities, like they would actually do anywhere."

What is mentioned in that article is very sad but these are local people linked to drug activities, with sadly some innocent (overwhelmingly) local victims as collateral but the shootings rarely happen in the places where tourists go. Countries like the US and Canada have travel advices letting you where not to go (and what not to do).

If you want to succumb to media sensationalism and headlines meant to sell, be my guest. However, for the purpose of a healthy and helpful discussion, I invite you to the the do the following exercise to get the facts first:

1. Check Mexico's tourism statistics. They will confirm to you that the number has been steadily increasing year after year (Covid or recession effects aside). They will also give you the current yearly number of visitors.

2. Find out how many visitors have disappeared or been shot in Mexico over the last few years. You'll find articles for every single death. You can bet on that.

3. Divide the number of visitors who disappeared or were shot over the last twelve months by the number of actual visitors. The result will be even way less than 0.01%, which corresponds to the 99.99% I mentioned in my previous post. But don't take my word for it; do the calculations for yourself;

4. Find out how many people died from a random shooting in the US over the last 12 months. Compare it to the number of visitors who were shot or disappeared in Mexico. You'll find out that the number of victims in the US is way higher.

If you don't trust official figures 100%, you might want to complete your research by getting some anecdotal evidence. Go to the closest airport. Check out the first arriving plane from Mexico and ask people such questions as: How was your trip? Did you feel safe? Would you go back? Alternatively, you might want to travel to Mexico and check for yourself on the ground. And, who knows, maybe, like many before you, you'll decide to buy real estate there during your trip. :)

Finally, I completely agree with you that this cartel-related violence is sad. Because of the stigma of it, many people won't want to buy real estate there. And that's all good. This means more opportunities for the investors who can see the forest from the trees and it also means that I don't need to participate in a bidding war when I want to but a property there.

The point you seem to be overlooking is:
Nearly 100,000 people in Mexico have disappeared. Are you saying they don't count if you can't find the bodies? 


Your source is Fox News... Let's think about what fox news would gain from telling people Mexico is dangerous? It might have something to do with elections that happen every 2-4 years. 

Nah, my source is the U.S. State Dept.
https://travel.state.gov/conte...


Travel Advisory
August 17, 2022

See State Summaries

Reissued after periodic review with updates to the Risk Indicators, state Travel Advisory Levels, and U.S. government restrictions on personnel.

See state summaries and advisory levels below for information on your specific travel destination. Some areas of Mexico have increased risk of crime and kidnapping.

Country Summary: Violent crime – such as homicide, kidnapping, carjacking, and robbery – is widespread and common in Mexico. The U.S. government has limited ability to provide emergency services to U.S. citizens in many areas of Mexico, as travel by U.S. government employees to certain areas is prohibited or restricted. In many states, local emergency services are limited outside the state capital or major cities.

Do Not Travel To:

Reconsider Travel To:

Exercise Increased Caution When Traveling To:





 Nothing in that link says 100,000 people. 

Post: Is it still a good idea to invest in Tulum, Mexico?

Ryan OvercashPosted
  • Real Estate Agent
  • Raleigh
  • Posts 53
  • Votes 35
Quote from @Val Berechet:

My wive and I were in Tulum for the second time in about a month's time and love the whole Riviera Maya.
So much so that we are thinking about buying an investment condo in a new development that just blew our mind. The development is the Solemn Ocean Living and we are considering a top floor unit with ocean views (development is 1640 ft from the coast)

We were super excited the past two days about it...then got home and I started researching if its actually a good idea and if its a good investment.

The concern is the rapidly rising crime in the area. Up until about 3 yars ago, it seems Tulum was a quiet coastal town, but its grown immensely in tourist and that has attracted the cartels and hence the crime.
Seems though this is a concern throughout Mexico...so is Mexico just a bad idea altogether for vacationing/investing?

We are also wary of putting so much money as a down payment on a development that isn’t even scheduled to start construction until Dec/Jan. The developer is offering a 20% discount if an 80% down payment is made. 

We love the fact that there is a direct flight to Cancun from Phoenix (then about a 1:30 drive to Tulum) and the jungle setting up against the beach is amazing. The food is outstanding as is the whole vibe of the area. 

I’ve also read Mexico is also currently building a new train system, scheduled to open in 2023 that links Cancun and Tulum (and other cities) as well as the new Tulum International Airport also scheduled to open in 2023 from what Ive read...so tourism to the area is expected to explode even more, which obviously from a rental investment perspective would be great...unless of course people are scared to go there.

Additionally, can anyone provide any input on the developer? They seem to have several projects in the works but I think only one is near completion and the developer (Akela Development Group) is a very new company. 

I think this is a great idea that can provide an ROI on finances and life! I've been to the Riviera Maya 7 times, and have had nothing but amazing experiences. Most of the people of Mexico are so friendly, and of course every country has its bad apples. I'd encourage you to find a local real estate agent that can help you navigate this and make sure you're not missing anything. I'm sure you can find an agent in Riviera Maya that has experience working with Americans!

Post: Is it still a good idea to invest in Tulum, Mexico?

Ryan OvercashPosted
  • Real Estate Agent
  • Raleigh
  • Posts 53
  • Votes 35
Quote from @Account Closed:
Originally posted by @Mike Lambert:

@Account Closed

Let me ask you a question: Is it fair to me or to the readers to take my words out of context by omitting to quote part of the paragraph that I wrote?

For the record, this is what I wrote in its entirety, as everybody can see above:

"As pretty much everybody knows, Mexico sadly has an issue with drug/cartel related crime, that has been going on forever. In spite of that, more and more foreigners visit, move to, invest and buy real estate Mexico year after year. Why? Because nothing bad happens to 99.99% of them and they feel safe. So they keep coming back in ever greater numbers.

Many people actually feel safer traveling to Mexico than to the US. In the US, they can be randomly shot at a supermarket, a school or a nightclub. In Mexico, that won't happen; you'll be shot if you get involved in the drug business, which most people won't do. Sometimes (rarely), people will accidentally get shot in the crossfire between gangs like a few days ago in Tulum but that type of incident occur pretty much everywhere but you just don't hear about it. When it happens to tourists in Mexico, the press is having a field that with it. Savvy visitors to Mexico avoid certain areas and taking part in certain activities, like they would actually do anywhere."

What is mentioned in that article is very sad but these are local people linked to drug activities, with sadly some innocent (overwhelmingly) local victims as collateral but the shootings rarely happen in the places where tourists go. Countries like the US and Canada have travel advices letting you where not to go (and what not to do).

If you want to succumb to media sensationalism and headlines meant to sell, be my guest. However, for the purpose of a healthy and helpful discussion, I invite you to the the do the following exercise to get the facts first:

1. Check Mexico's tourism statistics. They will confirm to you that the number has been steadily increasing year after year (Covid or recession effects aside). They will also give you the current yearly number of visitors.

2. Find out how many visitors have disappeared or been shot in Mexico over the last few years. You'll find articles for every single death. You can bet on that.

3. Divide the number of visitors who disappeared or were shot over the last twelve months by the number of actual visitors. The result will be even way less than 0.01%, which corresponds to the 99.99% I mentioned in my previous post. But don't take my word for it; do the calculations for yourself;

4. Find out how many people died from a random shooting in the US over the last 12 months. Compare it to the number of visitors who were shot or disappeared in Mexico. You'll find out that the number of victims in the US is way higher.

If you don't trust official figures 100%, you might want to complete your research by getting some anecdotal evidence. Go to the closest airport. Check out the first arriving plane from Mexico and ask people such questions as: How was your trip? Did you feel safe? Would you go back? Alternatively, you might want to travel to Mexico and check for yourself on the ground. And, who knows, maybe, like many before you, you'll decide to buy real estate there during your trip. :)

Finally, I completely agree with you that this cartel-related violence is sad. Because of the stigma of it, many people won't want to buy real estate there. And that's all good. This means more opportunities for the investors who can see the forest from the trees and it also means that I don't need to participate in a bidding war when I want to but a property there.

The point you seem to be overlooking is:
Nearly 100,000 people in Mexico have disappeared. Are you saying they don't count if you can't find the bodies? 


Your source is Fox News... Let's think about what fox news would gain from telling people Mexico is dangerous? It might have something to do with elections that happen every 2-4 years. 

Post: 1% Rule good rule of thumb for multifamily?

Ryan OvercashPosted
  • Real Estate Agent
  • Raleigh
  • Posts 53
  • Votes 35

The 1% rule is a great, simple metric for evaluating a single family home. If you're trying to do quick numbers for a multiunit property, is the 1% rule still a good rule of thumb? Or is there any other metric you like to use?

Post: First-time STR - looking in and around Wilmington, NC

Ryan OvercashPosted
  • Real Estate Agent
  • Raleigh
  • Posts 53
  • Votes 35
Quote from @Ross M.:

Thanks for the replies!

@Garrett White - would be great to connect, and thanks for the offer!

@Bob Anthes - that's awesome, we'll try to make it to the meetup sometime. We're looking for an agent to work with, so any connections in Wilmington will be super helpful.

 Hey @Ross M., I may be able to help you find a reputable agent down in Wilmington. If I move there sooner than later, I'll be able to help;)

Post: Drywall installation recommendations

Ryan OvercashPosted
  • Real Estate Agent
  • Raleigh
  • Posts 53
  • Votes 35

One of my buyer clients is looking for a room to be drywalled and finished (carpet?) in Fuquay-Varina. Any recommendations?

Post: Just arrived in Raleigh

Ryan OvercashPosted
  • Real Estate Agent
  • Raleigh
  • Posts 53
  • Votes 35

Hi @Michael Douglas. Welcome to Raleigh! I've lived here for 10 years now, and it's really one of the hidden gem cities in America... although I feel that's changing due to growth in popularity. You'll find great industries in life science and tech here, and homes are currently appreciating 20% - 30% yoy right now in the area. It's a tough time to be finding deals here, but there's some serious wealth to be built fast if you can find the deals.

Post: Spreads in Raleigh/Durham, NC

Ryan OvercashPosted
  • Real Estate Agent
  • Raleigh
  • Posts 53
  • Votes 35

Tough in this market right now. I think you're doing well if you can find .8% rent to home value. I got lucky and bought my first property during the pandemic at $247k. Rent has skyrocketed from $1800/month to $2200/month since.