Skip to content
×
PRO
Pro Members Get Full Access!
Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
Advanced networking features
Market and Deal Finder tools
Property analysis calculators
Landlord Command Center
$0
TODAY
$69.00/month when billed monthly.
$32.50/month when billed annually.
7 day free trial. Cancel anytime
Already a Pro Member? Sign in here
Pick markets, find deals, analyze and manage properties. Try BiggerPockets PRO.
x
All Forum Categories
All Forum Categories
Followed Discussions
Followed Categories
Followed People
Followed Locations
Market News & Data
General Info
Real Estate Strategies
Landlording & Rental Properties
Real Estate Professionals
Financial, Tax, & Legal
Real Estate Classifieds
Reviews & Feedback

All Forum Posts by: Mark S.

Mark S. has started 157 posts and replied 1272 times.

Post: Financial Planner / Advisor With Real Estate Experience?

Mark S.
Pro Member
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,305
  • Votes 526

@Nikunj Merchant, to answer your other questions, this is from their ADV:

Item 5: Fees and Compensation
Please note, unless a Client has received the firm’s Disclosure Brochure at least 48 hours prior to signing the investment advisory contract, the investment advisory contract may be terminated by the Client within five (5) business days of signing the contract without incurring any advisory fees. How we are paid depends on the type of advisory service we are performing. Please review the fee and compensation information below.
Ongoing Comprehensive Financial Planning
Fees for Ongoing Financial Planning consist of an upfront charge of $250 - $1,000 and an ongoing fee that is paid either monthly or quarterly, in arrears, at the rate of $250 - $750 per month ($750 - $2,250 per quarter). ​The fee may be negotiable in certain cases. Fees for this service may be paid by electronic funds transfer or check. This service may be terminated with 30 days’ notice. Since fees are paid in arrears, no refund will be needed upon termination of the account. If a client elects to engage RE|Focus for both Ongoing Financial Planning and Investment Management Services, a $1,500 discount will be applied to their Ongoing Financial Planning fee.
The upfront portion of the Comprehensive Financial Planning fee is for Client onboarding, data gathering, and setting the basis for the financial plan. This work will commence immediately after the fee is paid, and will be completed within the first 30 days of the date the fee is paid. Therefore, the upfront portion of the fee will not be paid more than 6 months in advance.
Project Based Financial Planning
Project Based Financial Planning engagements are offered at a rate of $300 per hour (2-hour minimum). The fee may be negotiable in certain cases and is due at the completion of the engagement. In the event of early termination by the Client, any fees for the hours already worked will be due. ​Fees for this service may be paid by electronic funds transfer or check.
Investment Management Services
Fees for Investment Management Services consist of a fixed annual fee, paid either monthly or quarterly, in arrears. The annual fee is $1,500 when RE|Focus manages up to 2 (two) investment accounts for the Client. Each additional account will be billed an additional annual fee of $500. A minimum account balance of $100,000 is required for the first 2 (two) investment accounts. Each additional account must have a minimum account balance of $25,000.
The fee may be negotiable in certain cases. Fees for this service may be paid by electronic funds transfer or check. ​This service may be terminated with 30 days’ notice. Since fees are paid in arrears, no refund will be needed upon termination of the account.
Other Types of Fees and Expenses
Our fees are exclusive of brokerage commissions, transaction fees, and other related costs and expenses which may be incurred by the Client. Clients may incur certain charges imposed by custodians, brokers, and other third parties such as custodial fees, deferred sales charges, odd-lot differentials, transfer taxes, wire transfer, and electronic fund fees, and other fees and taxes on brokerage accounts and securities transactions. Mutual fund and exchange-traded funds also charge internal management fees, which are disclosed in a fund's prospectus. Such charges, fees, and commissions are exclusive of and in addition to our fee, and we shall not receive any portion of these commissions, fees, and costs.
7

Item 12 further describes the factors that we consider in selecting or recommending broker-dealers for Client’s transactions and determining the reasonableness of their compensation (e.g., commissions).
We do not accept compensation for the sale of securities or other investment products including asset-based sales charges or service fees from the sale of mutual funds.

Post: Turnkey providers? Do they work on weekends?

Mark S.
Pro Member
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,305
  • Votes 526

@Gloria C., most office people are not working weekends, likely including most property management employees of the turnkey provider, but they should have 24/7 maintenance on staff for emergencies.   

Post: Memphis/Shelby County Emergency Rent Assistance Program - Accept?

Mark S.
Pro Member
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,305
  • Votes 526
Quote from @AJ Singh:

Just let her stay till mid sep. She could have signed a one year lease and still moved out middle of the month.

You can have your PM do a pre move out inspection and that way you get an idea about turnover cost

Check on ZIllow and Rentometer to get an idea about market rent and make sure PM is not too far from that. Shelby county has raised property taxes and its a min $70 to $80 raise for investors who bought the properties a few years back. WE are raising $100 min on renewal to make up the tax increases....

@Mark S.

Thanks.  I got clarification from PM that she actually got 3 (not 2) month’s rental assistance and all the rent money was already in-houss, so we are letting tenant stay through September.  At that point, she can choose to sign a lease (will probably increase rent this time - if she signed in July, was planning to not raise her rent) or move out, we turn it, and get it re-rented for even more.  

Post: Memphis/Shelby County Emergency Rent Assistance Program - Accept?

Mark S.
Pro Member
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,305
  • Votes 526

@Chris Seveney, I get that part.  But what about the Update section.  Do I now allow her to stay without a lease for an extra 1.5 months or do I tell her to pound sand, rerent it for more, and move on?  She originally gave notice to vacate at end of July and now wants to stay until mid-September without signing a lease.

Post: Memphis/Shelby County Emergency Rent Assistance Program - Accept?

Mark S.
Pro Member
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,305
  • Votes 526

Post: Memphis/Shelby County Emergency Rent Assistance Program - Accept?

Mark S.
Pro Member
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,305
  • Votes 526

Update: We decided to accept the rental assistance.  She paid June’s rent on her own.  Rental assistance is covering July.  Lease also ends in July.  Based on her situation, I decided to not raise her rent on the renewal (PM said we’re about $70/month under market at current rate).  Tenant gives notice to vacate by end of July.  Now, tenant is asking for us to let her stay through mid-September and PM asking me if I want to approve this. 

Been playing phone tag w PM to try to get more info.  My gut says no, but don’t want tenant to trash the place if we have her move out by end of July as originally planned.  If I let her stay, rental assistance will cover August and end, and she may or may not be able to pay September.  We also can’t evict for the 45 days for non-payment, so realistically, I could be stuck until mid-October at a minimum with no additional rent and likely longer due to eviction process.  Could go to end of year or even into next year.  

Don’t want to say no and then tenant signs 1-year lease and plans to move out in middle of it (mid-September) anyway.  I feel like I was being nice by not raising her rent and now she wants to basically go month-to-month for 1.5 months.  Part of me says to put my foot down and not approve the request - sign lease or move out.  Other part of me says to grant the request because realistically, tenant will likely do what they want (or trash the house if not) anyway.

Accepting mid-September would delay the inevitable turnover costs but I’d have to get it re-rented going into winter, which would be tough.  I’d rather get it turned now (what’s 1.5 months?), get it re-rented for closer to market rate, and have a better chance of actually getting it re-rented during the summer than later this year. 

What do you guys think?  Lease or Buh-Bye and turn/re-rent now or let her stay and roll the dice for later?  This is in Memphis, TN.

Post: Sagging Roof In Front on Turnkey

Mark S.
Pro Member
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,305
  • Votes 526

Hey Everyone,

I’m under contract to buy another turnkey rental in Memphis, TN.  Inspection just came back with several items (to be expected), but one of particular concern is the visibly sagging roof after the turnkey provider just put a brand new roof on.  Planning to question them on this (and ask for them to repair the other findings), but wanted to get some opinions here first.  

I have a builder friend who mentioned that it could be due to a sagging rafter but hard to tell from just an external picture.  I’m wondering how in the world the provider didn’t notice this when putting the new roof on and if this could be a deal breaker.

I need to circle back with the inspector for more info, but the report basically has a CYA statement that recommends further evaluation by a licensed contractor.  Does this appear to be a big deal or quick fix?  Bigger question is that this is a very large turnkey provider and whether or not something like this is indicative of them now cutting corners and their work quality declining?

Post: How to get $100k IRS refunds without those fancy tax strategies

Mark S.
Pro Member
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,305
  • Votes 526

When does his course come out and how much is it?

Post: Real estate vs Stocks (Thoughts and Numbers)

Mark S.
Pro Member
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,305
  • Votes 526

Do both.  You can invest passively in the stock market via index funds and the like.  You can also invest passively in real estate via turnkey rentals, syndications, and the like.  You might not have the most exciting story to tell at cocktail parties, but there’s nothing wrong with doing both.  I’ve seen great results in both areas over time.  I like to call myself the most ambitious lazy person I know.  It’s worked out quite well for me so far. 

Post: MEMPHIS MEMPHIS MEMPHIS

Mark S.
Pro Member
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,305
  • Votes 526
Quote from @Aj Parikh:

@Sakib J. Thanks for the heads up. Will do. 


 AJ, how’s your experience w Renshaw been?  Feel free to PM me if you’d rather not say publicly.