Instagram has become equivalent to the late night informercial for real estate “educators” that make their $ primarily off being a “brand partner” or “coaching” not real estate investments and they’re hocking whatever this week’s flavour of acronym is as a complete functional business plan.... and thousands of people are falling for it.

I wouldn’t be so ok with it if I had planned to do the equivalent of a 1031 and later found out I couldn’t.

Your JV partner will contribute the work/materials to build it and all parties agree this work will be valued at the equivalent of a $100k owner contribution on behalf of the named partner on or before an agreed upon date.

This is equivalent to a 1st grader telling us all how calculus works, lmao.

So in your opinion 25-40 doors divided up between 2-4 unit properties should outperform 10 SFROf course they would, but like I said, 25-40 small multi unit isn’t equivalent to 10 SFH’s.  

Here is my list of comprehensive items to account for when evaluating an investment: 1) Mortgage2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments6) Insurance Property Hazard InsuranceFlood InsuranceEarthquake InsuranceUmbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have some or all of these if your tenant is not covering them and/or during vacancy) Water § Sewer § GarbageElectricityNatural GasPropane9) General Maintenance (usually 5%) Upkeep § LandscapingSnow removalRepairsNew Appliances10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.)

Claiming 10% for yourself is equivalent to them giving you $90,000.

If the assessments go up in 2 years, you might not be able to raise rent by an equivalent amount if market rents haven't risen accordingly, leaving you stuck with reduced cash flow.

Search the forums on screening showing etc.Read YOUR STATES landlord tenant handbook or equivalent legal guideline.Read the fair housing guidelines.One tip on showings prescreen, block schedule them 15 minutes apart, and insisst they call to confirm one hour before showing and tell them you won't go if they don't call.

Tenant pays equivalent to two month's rent (this assumes they have a long way to go on their lease, not just a month or so) and walks away scot-free.