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All Forum Posts by: Frankie Woods

Frankie Woods has started 29 posts and replied 1244 times.

Post: ROI excel spreadsheet

Frankie WoodsPosted
  • Investor
  • Arlington, VA
  • Posts 1,285
  • Votes 491

I have forms, but don't use them anymore. 

After a transformation, I import information from Stessa (it auto-injects info from banks) into a relational database, run a few queries, and then do a cross-tab query to bring it all together into a report.  It's really useful for doing portfolio analysis, but you have to be diligent on identifying errors from Stessa.

Post: Two bed room vs one...what do you think!?

Frankie WoodsPosted
  • Investor
  • Arlington, VA
  • Posts 1,285
  • Votes 491
Quote from @Timothy Amukele:
Quote from @Frankie Woods:

Great discussion.  I am also in St. Louis, investing in S.City.  I can't speak for which is better since I am still seasoning both, but I have recently purchased two 4-plexs, all with 1br/1ba.  It seems that most of the properties coming on the market in 63118 where I am concentrating are 1br/1ba.  Fingers crossed!


 Hi Frankie, I'm an investor who is new to STL and considering a 1br/1ba 4-plex. Curious about your experience with your 4-plexes. Has your occupancy been okay? have you had high turnover?


 Hiya Timothy - it's been a mixed bag.  Some of the properties are printing cash.  Others have resulted in the majority of the headaches across my entire portfolio.  I think it comes down to location and management.

Post: HELOC?

Frankie WoodsPosted
  • Investor
  • Arlington, VA
  • Posts 1,285
  • Votes 491

@Trenton Dwaine Cottrell the short answer is yes. The HELOC will stay in place after you move and convert to a rental (in most cases).  Banks typically don't have the time to reassess their portfolio of loans, but you always need to read the fine print.  Risk is very low here IMHO.

Post: ROI excel spreadsheet

Frankie WoodsPosted
  • Investor
  • Arlington, VA
  • Posts 1,285
  • Votes 491

Post: ROI excel spreadsheet

Frankie WoodsPosted
  • Investor
  • Arlington, VA
  • Posts 1,285
  • Votes 491

@Ryan Santiago sure.  I made a copy as an example.  It'll take some explaining for those not familiar with Access, but it's pretty dang cool.  Send me a PM, and I'll send it over.

Post: Why hasn't R.E. gotten me a wife?

Frankie WoodsPosted
  • Investor
  • Arlington, VA
  • Posts 1,285
  • Votes 491

Haha, this is my proudest accomplishment on BP!  

Still single, unfortunately.  

However, the real estate game is progressing nicely.  About to be able to finally go full-time.  Then I'll find miss right...  After I can leave my house...

Post: New Investor from Albuquerque, NM

Frankie WoodsPosted
  • Investor
  • Arlington, VA
  • Posts 1,285
  • Votes 491

@Giovanni Benitez That's the best way IMO!  ABQ is a great market, but it's a bit difficult to find crazy deals out here in my experience.

Post: New Investor from Albuquerque, NM

Frankie WoodsPosted
  • Investor
  • Arlington, VA
  • Posts 1,285
  • Votes 491

@Giovanni Benitez I've bought near Taylor Ranch, La Cueva, and Downtown.  They've performed well, but nothing spectacular.  Just steady income. 

Post: Being Over-Leveraged in a Recession

Frankie WoodsPosted
  • Investor
  • Arlington, VA
  • Posts 1,285
  • Votes 491
Originally posted by @Kerry Boyle:
Originally posted by @Frankie Woods:

Agree with others: over-leveraged can be seen as not having enough cash reserves to cover months (or years) where you don't have income to cover expenses (e.g. PITI payments, MX, unexpectedly large CAPEX, etc.). It all comes down to your risk level. In good times, people start taking on more and more risk. In bad times, those who risk the most generally lose. General rule-of-thumb: keep enough reserves to cover 3-6 months of expenses. During times like now, you may need more; however, the government looks like it might step in this time. Not sure it'll help the little guys though...

 I was thinking about this some more, and I think it makes sense to say that you are over-leveraged the minute that you don't have the cash reserves to cover this exact moment of debt-obligations.

So if you hold 6 months reserves, make no money in 6 months and in month 7 can't pay the bills - you are over-leveraged. 

If you had a short-term loan that builds in all the payments, you couldn't be over-leveraged until you have to pay it off.

 The only problem with this is that no one will ever truly know how long a black swan event will last.  I think the consensus is to not be in a situation where you don't have cash reserves, credit, and personal relationships to cover hardships when they appear.  Run your business using the principles ascribed on BP and, if ish hits the fan, have alternate means to weather the storm.  Definitely don't be the guy running his business "paycheck to paycheck".  

Heck, there are expert reports that imply a large % of business only have a ~30 day buffer between cash on hand and bills needed to run it.  Scary thought given the current environment.  

I have cash reserves to weather about 3 months.  Then I have relatives that know what I do who would provide capital.  And finally, I have retirement accounts to weather another year or so.  This is the mentality professionals should be thinking about.

Post: Being Over-Leveraged in a Recession

Frankie WoodsPosted
  • Investor
  • Arlington, VA
  • Posts 1,285
  • Votes 491

Agree with others: over-leveraged can be seen as not having enough cash reserves to cover months (or years) where you don't have income to cover expenses (e.g. PITI payments, MX, unexpectedly large CAPEX, etc.). It all comes down to your risk level. In good times, people start taking on more and more risk. In bad times, those who risk the most generally lose. General rule-of-thumb: keep enough reserves to cover 3-6 months of expenses. During times like now, you may need more; however, the government looks like it might step in this time. Not sure it'll help the little guys though...