All Forum Posts by: Ryan Robbins

@Michael Bilezikian congrats on the recent real estate ventures! 

The other thing to be on the lookout for with tax deeds is previous liens as there are occasions where other liabilities will be tied to the property and you'd be responsible to pay those to obtain clear title.  

@Aleksandra Vallejo @Marcello Oliveri 

There are plenty of areas to look into for investments in Jacksonville and others that historically many say to avoid. It really comes down to what time of investment your looking for (single family, multi-family, mobile homes etc.) along with the class of area and expected return. 

Some popular zip codes that investors look within include 32210, 32211, 32216, 32246

Zipcodes often avoided include 32254 and 32209

***only speaking on my local market***

My biggest issue with these 'turnkey' providers is what you're actually being sold. If your ONLY concern is the return on your dollar based upon the figures they are providing, then sure it probably makes sense, but that appears to be the only thing considered in these cases. 

I see countless 'turnkey' properties that are sold for 30-50k+ more than the next TRUE comp in the area. Sure you're buying a new house (built with the CHEAPEST material)... but you're buying it in a D class (or worse) area. They typically place sub-par tenants on extended leases and overcharge based on market rent (this all helps those great numbers!). 

If you ever look into these properties they are NEVER sold on the market. All deals tend to be sold to investors in large nationwide 'get rich from real estate & networking' groups that they are connected to. Once the deal is done the property is placed on the market with 1 photo, closed out showing 0 days on market and wah-lah they've created their own comp! Now they can justify the ridiculous prices to the next person they are after... that sounds ethical right? Don't worry though, you wouldn't know on the surface because if you pull the taxes you'd never tie it to them as they use countless llc's to protect the cause.

Oddly enough for as large as they are they still have other agents (not related to their group) place the homes on the MLS and then close them out to create said comp. They do own the management side of it as well and have showing/buyers agents (as they are always making offers from their own group) so it's not that they are incapable of listing their own homes.

All of this to say do your research on a true market value. If down the line they press you to sell through them and yet your house never hits the market here's why.  It's being re-marketed to other investors in your exclusive real estate group that everyone paid thousands to be apart of and thinks they are getting these great off market deals. Likely they are pushing off you finding out about the true value and the only way for you to not uncover said truth, is to reel another unsuspecting investor in. 

Rant over... sorry guys

I'm happy to pull true comps or help you dig into the background on any property. 

I'm not sure if this is allowed on this forum so if I need to remove please let me know! 

I currently have a handful of listings on the market and approximately 5-10 hitting the market every month for the next 3-6 months. With that, those listings not currently on the market would be available for purchase prior to listing. If you or someone you know is looking for single family rentals in the Jacksonville Florida market feel free to shoot me a message and we can jump on a call to see if anything fits your criteria. 

Most of these homes are currently tenant occupied and fall within 32208, 32209, 32210 and 32211 although there are a few scattered in other areas. 

You can see what I currently have active by following this link 

What title company performed the closing? It sounds very odd to me that an open permit wouldn't come up during the closing process. I've run into this situation before but it always it has always been addressed by title and handled prior to closing. There may be a way to cancel or void that permit but you would need to call and speak to the building department directly. Generally open permits expire after an extended period of time. 

I don't know Holistic REI but I can personally tell you horror stories about many people that Jax Investments has scammed/screwed over. If Holistic REI is a break-off of that or the same owners are affiliated (which may be a reason for the name change) I would be very cautious. They had some severely flawed business practices years ago, looks like they are re-investing their previous heist into the turnkey venture. I'd love to hear from people that have worked with them and their affiliates for the previous 5-10 year.

@Irene Marie, what do the numbers in Holiday Hill look like? I know there has been some recent lower end apartment complexes in the area that have been bought and refaced which has helped change the look of the area but there is many duplex style homes scattered on Century 21st Dr along with Ivey Rd that increase foot traffic in the area. Decent C class area to invest at the RIGHT price. The duplex style (individually deeded) and older SF homes through there are selling anywhere from $100-170k anything over that price has been a new build. 

@Kyle Jensen I focus mostly on Cedar Hills, Hyde Park and Lakeshore within that zip. I've flipped throughout the years in all 3 areas but have a rental in Lakeshore 

Kyle congrats on the purchase! What part of 32210? I love that zip right now from the buy and hold side. 

Welcome to the game @Blake Moody!

@Matthew Miller comes across some turn key properties within the management portfolio from time to time. He would be a good connection to touch base with on properties that would not only be turn key but would also have rental and maintenance history available!