All Forum Posts by: Alex M.

Hey Steve,

I live in the bay area and have SFH and a Duplex in the bay area. I'm currently adding a SFH and Triplex in the midwest this month. Hit me up if you want to exchange some thoughts if you like.

1k !!!  I know these places dont appreciate much, but WOW. 

My inlaws all live in the area so I bought these places in working class neighborhoods. I will post a summary after we're done with both places. 

We just closed on a SFH and will be doing the same on a triplex this week! Both properties are in the Cedar point Ohio area and we're in California. While visiting the inlaws I was able to scout multiple properties and the plan was for us to buy something while I was in town and have my wife stay in town for 2 months to manage the rehabs. I have been wanting to invest in Ohio for about 2 years now and I am finally doing it!!!! Well, my wife is doing it since I will be busy continuing to work my traveling job :-). If I were doing it my way I would have done it in the BP organized fashion, but I'll let my partner figure it out the hard way!

So here we go:

SFH: This is a 2,400sqft property with 4B/2B and is generally in really good shape. I generally do not like large houses as rentals, but @ 16k with rents bringing $800 monthly I could not pass it up. I estimate repairs under 5k. The only damage to the place was ceiling and floors in the kitchen from a plumbing leak. We are now taking out the plumbing supply lines which are copper/galvanized plumbing and changing to PEX as a countermeasure for potential leaks down the road. I hope to have a PM and tenant in place by Feb 2015.

Triplex: Property has seperate utilities, new roof, new windows and vinyl siding. Two units are a complete gut job with complete electrical, plumbing supply, drywall install. I'm a 50/50 partner with my brother with purchase price at 15k and our rough estimate is another 15-23k to complete here. Gross total rents on the low side are $1600 monthly.   

Thanks jeremey! 

I purchased the triplex for a good price, so its worth the investment.

Can anybody recommend a good electrical contractor and re-pipe plumber? I am looking to rewire an entire property and re-pipe as well. 

Any leads appreciated!!

Not estimating the cost to split utilities in a duplex I just purchased as my primary. I knew the split would involve electricians, utility company and possibly permits, but I did not see $360 electricity bills from a 2k sqft duplex with minimal electrical usage from myself and my tenant.

I'm going to start the process to split now, but the timing is bad.

For 2014, verifying split utilities in multifamilies is now a priority.

I'm curious what problem the plumber will find. One time the children of my tenant pushed the tank every time they sat down and it caused a huge leak which flooded the bathroom and ceiling which resulted in an expensive fix. I couldnt exactly prove it, so i changed the toilet to a one peice toilet and instructed the tenant how to sit on the bowl.

If the wax seal under the toilet was broken then I imagine any flushed water still flow down the pipe and then worst case partially discharge to the surrounding floor joist area or pool in the bathroom. It doesnt seem like a flush would immediately cause the problem you saw?

Shutting the water supply to toilet will just cut supply to the tank.

I have a few rentals that are within my reach which range from half hour to several hours away and when something breaks I send a handyman to meet my renter. Many times because I rent to blue collar folks they tend to fix or troubleshoot their own problems or have a connection to a reasonable repairman who is usually friends or family.

For an out of state investor relying on a PM I don't have any experience. I did notice a handful of BP members who offer PM services as realtors, wholesales and turn key property providers. These guys have shopped around plenty of repair man services and they know who will get the jb done and reduce expense. When I go out of state I hope to do this or leverage connections from family who live in the area of my properties if getting a one stop shop PM is not possible.

@David Doyle

Do you have a standard recipe for plumbing/fixtures to make plumbing problems cheaper and easier in rental houses? You mentioned good quality and service friendly fixtures earlier. For example,

• I install the standard ball valves underneath every fixture/sink,
• use TOTO Drake toilets (strongest basic flush system ever!! It will take even a plumbers best log),
• install vinyl/lino floor under sinks and dishwashers to catch leaks.. etc

For saving space, money and reliability, which type of tankless hot water system is best for landlords?

For clearing out the entire diameter of our sewer laterals rather than a small portion with smaller rooter tools, what question should I ask a rooter service to make sure the entire pipe is cleared? Somebody mentioned that the tools used are larger than generic rooter equipment.

-Alex from the SF Bay Area

East bay guy here checking in... 30 yrs old and sorta new at this too.

The Fresno has treated my family well. I started off being the PM for my dads 4 SFH's down there and was able to learn the ropes at about 21 years old. I currently own 1 sfh and 1 mfh in the bay area and I'm looking for out of state as well.

Make sure to post your experience after taking the plunge.