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All Forum Posts by: Mark S.

Mark S. has started 157 posts and replied 1275 times.

Post: Personal Finance Personalities to listen to after Dave Ramsey

Mark S.
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,308
  • Votes 528
Quote from @Lane Kawaoka:

It depends on where you are at in the journey. Most people (90-99%) of people just have bad spending habits or don't make enough income. Those people need to typically get to baseline and Dave Rambsey is a good program for that. But once your networth goes 100k-1M you need to open your mind to different ideas such as taking on good debt that meets 1.0 Debt service coverage ratio and build up your assets.


1.0 DSCR will get you in trouble real quick.

Post: Personal Finance Personalities to listen to after Dave Ramsey

Mark S.
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,308
  • Votes 528
Quote from @Kila Keuma:

Hello,

I saw a short story of Robert Kiyosaki where he was talking about financial advising personalities.  He said that if you are poor you listen to (name I didn't catch).  If you are middle class you listen Dave Ramsey.....

It got me wondering if there is a personal finance personality to listen to once you've grown beyond Dave Ramsey.  I'm not bagging on him in any way; I used him way back in the day and his advice really helped, I got out of debt and fixed a lot of bad habits.  Those good habits have put me in a place where his advice and "steps" don't really apply to me anymore.  Now I put my efforts towards real estate, but I wonder if there is someone I could listen to in the background that would have advice (non-specific to real estate) for someone like me.

Does anyone have recommendations?

Thanks,

-K


 Keith Weinhold and Get Rich Education podcast. 

Post: Suggestions for Travel Credit Cards

Mark S.
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,308
  • Votes 528
Quote from @David Martz:

Good afternoon!  I am new to the biggerpockets community and excited to be a sponge.  My wife and I are working on saving money to buy properties.  In the meantime, we want to take advantage of building points on credit cards for traveling.  What are your recommendations?  We want to accumulate as many air miles and hotel points as possible.  What are your experiences that we can learn from?  Thank you in advance for your input!

Chase Sapphire Preferred.  Happy to chat about how to use this card and why it’s one of my favorites.  

Post: Financial Planner / Advisor With Real Estate Experience?

Mark S.
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,308
  • Votes 528

@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.
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,308
  • Votes 528

@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.
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,308
  • Votes 528
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.
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,308
  • Votes 528

@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.
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,308
  • Votes 528

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

Mark S.
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,308
  • Votes 528

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.
Posted
  • Rental Property Investor
  • Kentucky
  • Posts 1,308
  • Votes 528

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?