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WinHard Money / Private Lending

Took the house back at month 9 and still came out around 12 percent

I usually borrow this money, not lend it. Sold a flip last spring, had $215k sitting between deals, and a wholesaler I've worked with introduced a borrower doing a full renovation…

carlos_nunezActive24 replies

DiscussionHome Staging

Is "staging" just decluttering someone's house, or is it something else?

A seller I know was told her house needed staging, and what the agent actually did was tell her to box up half her family photos and move a bookcase to the garage. No furniture ar…

raj_mehta14CapitalPRO13Answered6 replies

From the desk:Home Staging

the stager wants 8 weeks minimum. my last two sales took 61 and 74 days.

Selling one of the small houses out of the portfolio, three bed, listing around 289k. Quote is 2,100 for the first eight weeks on a vacant stage, then 450 a month after, prorated…

tylerbrooks9PassivePRO4Answered5 replies

LossMezzanine Financing

We had the mezz cure right and couldn't afford to write the check

$2.5m into a $6.5m mezz tranche, recovered $560k in month 31. The sequence matters more than the number, because the place I got it wrong was not where I expected. Deal shape: 190…

18Hhannah_west29 Get yours27 replies

DiscussionBuyer's Agent (Investor-Focused)

On a rental under $100k, is an investor specialist worth paying for?

I've been on job sites for eleven years, so I can read a house. What I can't read is a purchase contract, and that's the whole reason I'm looking at agents at all. Two choices in…

mitchell_ray4 Get yoursPRO126 replies

LossCorporate / Furnished Housing

Furnished a two-bedroom on a rumor. Sat on it 11 weeks.

I have six units across three small buildings, all unfurnished long-term until this one. A regional office about a mile from one of my buildings announced they were adding staff,…

10Bbrandonlee36Passive2 replies

DiscussionShort-Term Rental Co-Hosting

What does PriceLabs and a PMS actually cost per listing per month?

Land deals are what I usually do, and software subscriptions aren't a line item I'm used to paying. A friend with three condos asked whether I'd run them, and every co-hosting art…

nicole_adeyemiPassivePRO14Answered2 replies

From the desk:Short-Term Rental Co-Hosting

Two owners said yes the same week. Percentage of what, exactly?

Property A is a two bedroom condo in a beach market, about twenty five minutes from me. Last twelve months it did $41,200 in gross bookings, and $6,400 of that was cleaning fees t…

mikeoconnell7SP2APRO17Answered30 replies

DiscussionShort-Term Rentals / Airbnb

Seller wants $18k on a separate bill of sale for the cabin contents

Two bed cabin, listed as turnkey furnished and currently operating nightly. Seller wants the real property at his asking price and then $18k on a separate bill of sale for the fur…

wendy_park48CapitalPRO15Answered4 replies

From the desk:Short-Term Rentals / Airbnb

Six months of spreadsheets on two markets, and I still can't name the risk

Six months in, no deals, working on that. I've narrowed to two candidate markets for a first nightly rental and they fail in opposite directions. Market A is a mountain town, real…

jordan_ellis2ActivePRO9Answered4 replies

DiscussionFix and Flip (Full Gut)

Moving carry from 90 days to 150 killed a shell deal by roughly 5k

Running a shell in a market I've been watching for a year. ARV supported at 340k by three comps within a quarter mile, all renovated to the finish level I'd be matching. Contracto…

9Ttashaford30PB2APRO43 replies

WinFix and Flip (Full Gut)

Finished my first full gut in 147 days against a 120 day model, sold at 455

Closed the sale nine days ago. I'd been in analysis mode for the better part of two years, and the thing that finally moved me was building a carry model I actually believed inste…

luis_carrera Get yours11 replies

From the desk:Rural Land Flipping

Three of six parcels past 210 days, and every idea I have is a price cut

Bought six parcels in one county over eight months, all 20 to 40 acres, average basis around $2,050 an acre. Three sold inside 60 days at $3,400 an acre, which is what set my pric…

samantha_ruizAU4APRO5Answered3 replies

DiscussionRural Land Flipping

Selling a partial off a 15 year land contract to get my capital back, what discount should I expect?

Working through the capital recycling math on the owner-finance model and the numbers stop making sense to me. Say basis is $28,000 all in on 40 acres. I sell at $68,000 with $6,0…

chriswalton8CC1CPRO15Answered7 replies

DiscussionSyndications: GP / Sponsor

Would you rather a sponsor take real fees and a small promote, or almost no fees and a big one?

I'm slow about decisions and I'm three deal decks deep into comparing two sponsors who want money from me for roughly similar 100 to 150 unit value-add plans in similar markets. T…

ehernandez74PO2BPRO714 replies

DiscussionTransaction Coordination

Flat $400 TC fee eats a quarter of the commission on a $95k sale

Rural market, and my typical sale price is under $100k. Take a $95,000 sale at 2.5% to the listing side. That's $2,375 gross, and after the broker split there's roughly $1,600 lan…

28Llaurenkim53PassiveAnswered5 replies

From the desk:Transaction Coordination

Two agents want me coordinating at $375. I'm still in pre-license class.

I'm three weeks from my license exam and two agents I know from a local investor meetup have both asked if I'd coordinate their closings. Neither of them has ever used a TC. They…

28Rryanmck27SC2CAnswered28 replies

Story

There is a blank on the compensation page of my neighbor's listing agreement

My neighbor is selling and she knows I read paperwork for fun, so she brought me a stack and a pot of coffee. I told her up front I'm not her attorney and she should have one look…

wendy_park48CapitalPRO157 replies

DiscussionTimberland / Vineyards / Orchards

Catastrophe exposure on a single tract: insure the standing timber or spread the acreage?

Working through what happens if the thing burns. On a pine tract, most of the value sits in the standing inventory, and a single fire or a hurricane track can take a large share o…

paulgrant17PassivePRO74 replies

DiscussionResidential Property Management

Buy an hour from my house and self-manage, or buy 600 miles away and hand it to a manager?

I've narrowed to two shapes for a first purchase and they point in opposite directions. Shape one is a duplex about 50 minutes from me. Prices are higher, rent to price is worse,…

aaron_fitz10 Get yoursPRO153 replies

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