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DiscussionFix and Flip (Cosmetic)

Kitchen cabinets on my first one: paint the old boxes or replace with stock units

The house is a 1970s three bedroom, everything works, carpet is shot, kitchen is oak with the orange finish everyone hates. Layout is fine. The boxes are solid and the doors are a…

megan_doyle15 Get yours5 replies

DiscussionSelf-Storage (Passive Hold)

150 units in a rural market: fully unmanned with a kiosk, or keep a part-time body on site?

I've held this facility eleven years and the manager who came with it is retiring in the spring. She works 22 hours a week and costs me a bit over 26k all in with payroll taxes. O…

karen_whitfieldPG4APRO71 reply

From the desk:Probate Real Estate Investing

One of three heirs won't sign until the house is cleaned out

Filing came off a court-sourced probate list last month. Personal representative has been appointed, letters issued, so there's authority to sell. Property is a 1,400 square foot…

jessreyes12AU1APRO16Answered7 replies

DiscussionProbate Real Estate Investing

Who actually signs the contract on a probate house?

I've got a lead where the owner died about a year ago. Three adult kids, all out of state, and the one who called me back says she's the executor. When I asked for a copy of the l…

carlos_nunezActiveAnswered11 replies

DiscussionCommercial Development

First commercial development check: chase the data center wave or take the boring healthcare shell?

Every LP position I hold today is an operating asset with a rent roll I can read line by line. Ground-up is the part I keep circling and not committing to, and I'd like to hear wh…

marcus_hale41CG4AAnswered14 replies

DiscussionCommercial Development

Lender wants 60% preleased, anchor tenant won't sign until permits are issued

42,000 sf medical office building, all in at roughly $16.8M, so about $400/sf including a $85/sf TI allowance for the anchor. Construction loan quoted at 62 percent LTC, SOFR plus…

jessreyes12AU1APRO16Answered12 replies

LossListing Content / Social Media

Made 34 reels over two months and got three calls, all unusable

Wanted to test whether I could do content myself before paying anyone. Two months, mostly evenings and Sundays. I tracked hours because I track everything, and it came to 61 hours…

luis_carrera Get yours6 replies

DiscussionSelf-Directed IRA (Real Estate)

Buried in the custodian agreement: I owe them a value on this house every year

Reading the account agreement before I fund it, and there's a clause I hadn't thought about at all. Every year I have to provide the custodian a fair market value for each asset t…

wendy_park48CapitalPRO1513 replies

DiscussionPreferred Equity

10 to 15 percent is the quoted range for pref, so where inside it does a first-time pref investor belong

Everything I read puts pref equity returns in roughly the 10 to 15 percent band. That's a wide band for a single asset class and I don't yet have a feel for what moves you across…

31Sstephen_ok9CO2CPRO42 replies

DiscussionTimberland / Vineyards / Orchards

Growth I can't spend versus rent I can bank: which one for a first land buy?

Two listings open on my screen and they are almost opposites, so I want to put the choice to the room before I talk myself into whichever one I looked at last. The first is 70 acr…

33Ttashaford30PB2APRO412 replies

DiscussionTimberland / Vineyards / Orchards

Trying to price the tail: what actually happens to my number if the one mill in the basin shuts

Running a 1,400 acre southern pine tract, mixed ages, roughly 40 percent in sawtimber-eligible stems by the cruise. Base case underwriting assumes stumpage roughly flat in real te…

12Llaurenkim53PassiveAnswered6 replies

From the desk:Timberland / Vineyards / Orchards

He says the timber on 35 acres is worth 40k. How would I check?

This isn't the rental I've been posting about. My parents' neighbor is selling 35 acres about two hours out, mostly mixed hardwood with maybe 8 acres of planted pine along the roa…

paulgrant17PassivePRO7Answered4 replies

WinSelf-Storage (Capital Scale)

Twenty-two weeks of street rate data re-traded a portfolio by $1.4M

Still no deal of my own. But this worked, so here it is. Last winter I started tracking published street rates weekly across 40 facilities in three submarkets, unit by unit for th…

jordan_ellis2ActivePRO97 replies

DiscussionBRRRR Method (Passive Angle)

How do underwriters treat the rehab invoice trail when there's no seasoning yet?

I'm looking at this from the lending side rather than as an owner, and the cost-basis question keeps coming up. On a delayed financing setup, the file is supposed to document the…

sonia_alvarez Get yoursPRO60 replies

WinBRRRR Method (Passive Angle)

Assumed zero cash back on a triplex BRRRR. It returned 21%.

Posting the numbers because the thing that made this work was a modeling choice, not a market call. 1920s triplex, two ones over a two one, in a streetcar suburb of a mid sized mi…

26Hhannah_west29 Get yours1 reply

DiscussionCold Calling / SMS Lead Generation

Spent $1,120 on 40 leads, got no contracts, switching to hourly

Spent $1,120 with a per-lead shop, took 40 leads, worked every one myself. Two got to an offer, both went cold on price. What I think happened is that per-lead pricing pays them t…

joe_delgado5AP4CPRO4Answered2 replies

LossCold Calling / SMS Lead Generation

Built an SMS lead service for three clients, lost $6,400 in four months

Posting this while it's fresh. I set up a small texting operation last year, signed three investor clients on $900 a month retainers, and shut it down in month four. What I spent.…

derekj19SB1BAnswered9 replies

DiscussionMultifamily Property Management

Renewal at flat rent or push 4% with a lease-up two blocks away

Been reading operating statements for a 190-unit 2018 build I may take a small position in, and the renewal policy is where I keep getting stuck. Current in-place average is $1,58…

12Sstephen_ok9CO2CPRO414 replies

DiscussionVirtual Assistant Agency

Client wants my seat rate cut to $9 because "the AI does the dialing now"

Two clients on full-time seats at $13 an hour. One of them sat through an AI SDR demo and came back asking for $9, saying the human is mostly supervising a machine at this point.…

mitchell_ray4 Get yoursPRO127 replies

LossVirtual Assistant Agency

The conversion clause cost me $9,400. I had read the contract.

Signed a two seat agreement with a VA agency in the spring. Two years later I wanted to bring one of them in house directly, and the exit cost was $9,400. I want to be clear that…

wendy_park48CapitalPRO154 replies

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