All Forum Posts by: Travis Hamilton

I'm currently building three, 1575 sq ft homes in Santa Rosa Beach, FL.  Construction costs here are slightly higher than they are a little further to the west and north but I'd be interested to see the types of houses being built for $70-$80/sq.  It runs us about $100/sq ft to build an entry level (or what I'd sell for entry level - I'm never going to build/sell a house with laminate counter tops for example) home not including land and fees (permitting, impact fees, etc).

@Anthony Caltabiano - if by multi-family you mean a duplex or triplex you might be able to track something half-way decent down in Crestview. Relatively speaking, Crestview is a pretty small town surrounded by lots of empty space...meaning the 4,8 and 12+ unit small investor multi-family opportunities are pretty limited. Most everything is SFR in Crestview and rural NW Florida. It's not that they don't exist - it's just there isn't a ton of that type of inventory out there.

Depending on how far you want to expand your search you might have better luck in Fort Walton Beach/Niceville/Valparaiso.  And if you really want to expand your area you'll have much better luck in Pensacola.  In Pensacola the affordable small multi-family units aren't going to be in the best areas but if you can locate something close to the base, even if it's not the best area, you can find very affordable options.

@Derrick O. - what price point are you looking at and are you open to other areas west of PCB?  I do a lot of direct mail marketing in the areas to the west of PCB (Santa Rosa Beach to Fort Walton Beach) and run across a ton of stuff that would be great vacation rentals.  

Feel free to give me a shout if you are interested!

There are a few of us running around down here.  Give me a shout or shoot me an email when you get a second and we can connect.

All the best!

@Jay Helms - you've likely already got this handled but if you still need a guy call Van Hibberts at SitePro.  He does all my inspections for me here in NW Florida.  He's a great guy, easy to work with and always does a great job for me.

Best of luck!

@Robert G. - Zach Taylor is the man to speak to.

@Trevor Ewen - feel free to shoot me an email or give me a call.  I live over in Miramar Beach/Destin and try to work that area a bit.

Best of luck!

@Mike Burton - shoot me an email or give me a call (all my info is in my profile page) and I'll see what I can do.  I wouldn't classify myself as a wholesaler but I do some direct mail and have some leads coming in this area.

I can tell you from first hand experience your going to have trouble finding rehab deals in that range (and at 70% of ARV minus rehab) in the Destin proper area. If you expand your radius some you'll have better luck.

Drop me a line and I'll see what I can do - or connect you with some wholesalers that are moving houses in the area.  

Some of the folks ask for more information on the the letters - so here are some scans of the letter and envelope.  To me, the best part about the mailings is the size of the envelope.  It's not a regular sized business envelope - it's a smaller 3"x5"ish size envelope.  You slap on a regular (I'm telling you Harry Potter works) stamp and it's really hard not to open.  

I did receive a couple additional calls back - so the "unofficial" response rate is slightly over 6% for this first 500 letters.  The next 500, different names, will get dropped off next Friday.

Happy Mailing :)

@O'brian R. - it is a higher equity / absentee owners list with homes that are valued up-to 5% over the median home price and that have some mortgage to worry about.

I am finding that most (not all) of the home owners that have zero mortgage on the house are calling but aren't as motivated.  A few leads that owe nothing on the house do want to get out but the leads that have a higher mortgage amount appear to be more motivated to do a deal.