All Forum Posts by: Shaheen Ahmed

You’re trying to invest for cash flow in a world where you’d make mor “cash flow” putting your money in the bank.

You have to appreciate the many over reasons people invest in real estate or you need to invest in something else. 

As I’m sure you know, Las Vegas is SUPER cheap compared to most of California, Miami, or NYC. And yet 1000’s, 10’s of thousands, maybe millions of people invest in those areas. The argument you make against Las Vegas is a joke compared to those markets, and yet people invest there. Why? 

Because real estate investing is not for people who NEED cash flow. Can you imagine the “cash flow investors” who needed that cash flow when COVID hit? They were told appreciation was speculation when it turned out cash flow was speculation. That won’t happen again you say? E government won’t use its ne found power to invalidate contracts to reward a bigger group of voters at the expense of a smaller group? I’d say that’s pretty naive. 

But it won’t take that kind of event for someone who needs cash flow to fail. If you have $150/mo cashflow and your $2,400/mo property is vacant 2 weeks during a turnover you’re down to $50/mo. Better hope paint,carpet,advertising, commissions, and utilities don’t cost $600 or you blew your cash flow, it’s zero. Or it takes a third week for your new tenant to move in, now your negative $200 if all the previous expenses were paid by the landlord fairy. (Do you really want an applicant who can and wants to move in tomorrow?

God forbid the ac dies 5 years or there goes 5 years of cashflow. 

On the other hand, if you “just” break even for 30 years on your previous primary home with 5% down. It will probably quadruple in value at less than 5% annual appreciation. So that’s a 8000% tax free return. Hopefully you did that 4-5 times in your lifetime and you’re sitting on many many millions in tax free equity you can pull out at anytime. Oh yeah, you can leave it tax free to your heirs, like an unlimited 401k. Oh look, you get to deduct your cell phone, your internet, your tax prep, all kinds of other things regular people don’t. 

If you truly don’t believe the property will appreciate and that rents will increase faster than expenses you should NEVER buy that property. Your cashflow will increase yoy if it does. It will go away if it doesn’t. 

In 10 or 20 years you can be told you “got lucky” because you invested back when houses were cheap. Because obviously there was no skill or courage involved, and houses will definately be cheaper in 20 years. 

Sorry the rent went on and on. But as I once heard a young entrepreneur say. “This is Las Vegas. If you can’t make it here. You can’t make it anywhere…”

@Shaheen Ahmed maybe look at this in a different way - where are you going to invest where property taxes are NOT an issue?

@Shaheen Ahmed

I don't know the Ohio markets as well as I know Pennsylvania but (1) taxes can vary widely among counties, cities, municipalities, etc. and (2) the problem right now is that interest rates are so high (although taxes and insurance increasing certainly doesn't help.)

What are you trying to accomplish?

Hi Shaheen! Yes, I do. My advice when you're checking out an investment property, don't get too hung up on property taxes. If the property is making money - and I mean really generating good cash flow - then those taxes are just another line item in your budget. The big picture is what matters. If the numbers still look solid after you factor in those taxes, then it's probably a smart investment. Property taxes are important, sure, but they shouldn't be the make-or-break factor that kills a potentially great deal.

Hi all,

So I was reviewing a list of reviews given by people on RTR (Rent to retirement) and was surprised to found not even one negative, which made me think of my experience and I decided to write a review so as to save people from this scam.

I came across RTR in 2022 through a referral, I researched their reviews and decided I will use them for my first real estate investment which is a turnkey property. I saved some money and decided to pull the plug in April 2024. They identified a property for me and sent me a house in Akron, OH. The point of contact for me was Adam. He gave me some pointers on how Akron is an upcoming city and investment here will be very good. They told me about this area Kenmore which is the next area to be transformed by the city and my investment will be very fruitful. I decided to go on with the property in Kenmore and went through the process. The seller was Steve Yoak from Yoak enterprises who bought the house and renovated it. I was told his work is the best and all his houses are top notch quality, I trusted their word thinking that things will come up in appraisal as well as inspection. the inspection was good, nothing negative was on the inspection, the appraisal was also correct. I was very happy but little did I know the worst was yet to come.

Steve Yoak got me in touch with KS Yoak enterprises who he said was his uncle and PM. RTR told me I should take them as they are good. I finalized the property on May 3rd and they told me they already have a tenant ready to move in (they did not take my approval or anything or even informed me their background). I was super happy. I thought this is so smooth. I got my first rent cheque in june for may rent and everything was good. From mid july I started noticing I have not received any deposits and I thought it might be a delay since it is a new property. Late july I tried to check in with KS yoak and they were confused. After 1-2 weeks they told me the tenants stopped paying rent after the first month. For the next 6 months, I had to deal with the incompetent behavior of KS yoak who could not solve my tenant issue and they had no idea what was going on. After I raised this issue with RTR, they knew they fu*ked and they paid me some money as compensation and asked me to stay quiet and not post anything negative (which I am clearly not doing). Till April 2024, I was the one who managed everything with the tenant and got all the rent and made them pay back. KS yoak basically made the situation worse. I cancelled their contract and when I asked them the security deposit be mailed to me in NJ, they sent the security cheque to some address in Philly. Overall, it was the most stressful investment I had.

Coming to 2024, I decided to sell this property as I am done with this headache. I bought it for 135k and the realtor is saying it will go for max 125k. The property has so much issues now, the basement which Steve Yoak worked on has openings and there are rodent issues. the air conditioning does not works, the house is having other issues with fridge as well. It is shocking that this TURNKEY PROPERTY is anyhing but turnkey.

Overall, I would very much avoid anyone who is using them. They are a scam and they make the most money. I know I am at fault here too that I trusted them blindly. I would appreciate people who can help me on what I do with this property.

 non owner occupied may get taxed at a higher rate than owner occupied. It makes sense for more affordable housing for owner occupants. Not saying I agree, just saying it makes sense.

Hi Shaheen, rental properties often get hit with higher tax rates because local governments see them as commercial investments. If the taxes are killing your cash flow, you'll need to either negotiate a lower purchase price to offset the tax burden or budget for some property improvements that could increase rental income and help balance things out. If the numbers don't work after taxes, you've got to be prepared to walk away or get creative with your offer. Sometimes telling a seller "I can only make this work if we adjust the price" can open up negotiations. Happy to connect and answer any other questions you may have.

looking for a cash flowing rental that I can buy and hold is why im not looking in miami. Thoughts?