All Forum Posts by: Thomas Hudak

Monroe and North Ave (2 blocks off of North Ave).  Thanks!

I'm a Realtor/Investor in the Philadelphia market.  I do a lot of marketing for off-market deals on paid Facebook ads.  Lately, my lead flow has struggled (CTR-ALL has been declining and CPL has been significantly increasing).  Some of this might be do to seasonality (I don't have anything to compare to because I started marketing on FB about 9 months ago).  Recently, I began calling expired investment property listings.  It's been a while since I have done this.  Wondering if anyone has a benchmark of #of calls-to-lead conversion rate for this activity?  Also, interested to hear what other investors are doing.  Feel free to reach out to discuss further.

Investment Info:

Single-family residence buy & hold investment in Baltimore.

Purchase price: $35,000

Off-Market Single Family Residence purchased in May 2019. Only needed $5,000. Very light rehab. This one was rare in that it offered both high cash-flow and equity.

What made you interested in investing in this type of deal?

High cash-flow and equity

How did you find this deal and how did you negotiate it?

Networking/Marketing

How did you finance this deal?

Commercial mortgage and credit line

How did you add value to the deal?

Light cosmetic rehab

What was the outcome?

High cash-flow and equity

Lessons learned? Challenges?

At times I wish I cashed out the equity via refinance. Then I could use tax free capital to purchase additional investments.

Investment Info:

Small multi-family (2-4 units) buy & hold investment.

Purchase price: $50,000

Purchased an off-market duplex Baltimore City - October 2017. Acquisition price $50K. Put approximately $10K into the deal. I financed 85% with a commercial note and used an unsecured credit line to fund the closing and light rehab. At the time, it only appraised for 52K. However, I did not run away from the deal. I was able to rent both units out at $695. The high cash-flow more than offset the lack of equity.

What made you interested in investing in this type of deal?

High Cash-Flow.

How did you find this deal and how did you negotiate it?

Networking/Marketing

How did you finance this deal?

Commercial Loan and Credit Line

How did you add value to the deal?

Basic Cosmetic Rehab

What was the outcome?

High Cashflow

Lessons learned? Challenges?

Overall, this was a very smooth transaction