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Discussionsomeone asked, the room worked it out Happening Nowlive deals, numbers on the table Wins & lossesit finished, here is how it went Pollsone click, then see the split Storiesthe tenant, the seller, the sideways closing All

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PollAccessory Dwelling Units (ADUs)

Build to the zoning maximum or build the smallest thing that rents

I've been sitting on this for four months and I want to hear how the room splits before I sign anything. My lot allows a detached unit up to 1,150 square feet. Two bids, same buil…

ehernandez74PO2BPRO70 replies

DiscussionListing Content / Social Media

Same work, and the two agents were paying $400 and $900 for it

Two agents in my building asked if I'd take over their Instagram and I quoted nothing, because I genuinely don't know what this work goes for. One said her last person charged fou…

monica_tran3SF4CPRO11Answered4 replies

Happening NowListing Content / Social Media

Paying $900 a month for content with attribution I cannot make work

This line item has beaten me, which is a little embarrassing given what I do all day. We hold 31 doors across two small markets plus a rotating three or four flips a year. Nine mo…

dpatel_reCS4AAnswered4 replies

LossLuxury Specialist Real Estate Agent

Listed at $4.35M, sold at $3.55M eleven months later, and $58k of marketing did nothing

This was a house I ended up owning through a partnership unwind, 6,800 square feet in an established high-end suburb, 2006 build, good bones, dated kitchen. I decided to run it li…

30Hhannah_west29 Get yours1 reply

LossLand Banking (Buy and Hold)

Lost the ag valuation in year two, and the rollback ate five years of gains

Bought 22 acres at $6,100 an acre, $134,200 all in, planning to sit on it until the road widening pushed development east. Taxes at closing were $340 a year because the parcel car…

16Rryanmck27SC2C6 replies

PollMid-Term Rentals (30-90 Days)

Do you turn the unit yourself between mid-term tenants or hand it to a cleaner

Renovation is my normal lane, so when the turn came between a 60 day tenant leaving and the next one arriving, I wanted to just do it myself. Four hours, strip beds, deep clean, c…

omar_haddadActivePRO175 replies

DiscussionSenior Housing (Independent Living)

The 55-plus deal I got sent has an 8% pref. Is that basically a note?

Someone forwarded me a private placement on a 132-unit active adult community. Sponsor is raising $9m of what the deck calls preferred equity, 8% pref, then a 70/30 split after a…

raj_mehta14CapitalPRO133 replies

Happening NowSenior Housing (Independent Living)

Master lease or management agreement on a 210-unit independent living lite asset, both drafts on my desk

I have two drafts in front of me for the same building and I have to pick one this month. The asset: 210 units, independent living with a light service package, meals and housekee…

13Ddmitri_v6CapitalPRO710 replies

LossAssisted Living / Residential Assisted Living (RAL)

Put 50k into an RAL joint venture, got 21k back. Here's where it broke.

This closed out last month so I can write the whole thing down. Two houses, one sponsor, plan was to convert both into 6 bed licensed homes in a metro with genuinely long placemen…

11Kkevin_lombardPG1BPRO17Answered6 replies

DiscussionAssisted Living / Residential Assisted Living (RAL)

Sprinklers, fire marshal, license fee: what does the conversion round on a 6-bed cost before anyone moves in?

I'm pricing a conversion rather than buying a running home. 2,400 sf ranch, and I've got two sprinkler retrofit bids at $18k and $31k for the same scope, which already tells me I…

aliyah_bAU2APRO9Answered8 replies

Happening NowSelf-Directed IRA (Capital Deployment)

96k in an old 401k, an idle crew. Can I fund my own flips with it?

Renovation is what I actually know. Scope creep, change orders, subs who vanish on Fridays. Money is where I'm dumb, so bear with me. Situation: left a job four years ago, 96k sti…

omar_haddadActivePRO17Answered18 replies

DiscussionSelf-Directed IRA (Capital Deployment)

Paper inside the IRA, buildings outside it. What breaks in that logic?

I've got a couple of small multifamily buildings held personally and an old employer 401k I can roll. The reasoning I keep landing on is that depreciation, cost segregation and 10…

32Rrenee_dubois Get yoursAnswered4 replies

PollLand Subdivide and Sell

Do you buy the parcel that's already zoned for the split, or the one that needs a rezone and costs half as much?

Two listings I've been circling for a couple months in the same county, both about 30 acres, both with county road frontage. The first one is zoned in a way that allows the lot si…

jordan_ellis2ActivePRO92 replies

Story

He slept on the couch for five nights rather than tell me the mattress was wrong

We manage nine furnished units for two employers and a relocation firm, and the one I think about was a four-week placement that turned into a complaint I never got. Project team…

tonyv88SO4CPRO60 replies

PollLand Banking (Buy and Hold)

Cash only on raw land, or is financing a hold ever sane?

I've got money sitting from the service business and I'm looking at a 9 acre piece an hour out. Two people I trust told me two different things in the same week. The first said la…

monica_tran3SF4CPRO111 reply

Happening NowOpportunity Zone Investing (Passive Angle)

I'd wire $95k into a deal with management at 4% of collections on a 34-unit walkup

I sold my interest in a management book this spring, gain is about $95k, and I've got a QOF offering in front of me from a sponsor I've worked around for years. Reasonable people,…

tonyv88SO4CPRO62 replies

DiscussionSelf-Storage (Capital Scale)

Nobody will tell me the entry point on an institutional storage fund

I've been doing due diligence on a couple of storage sponsors and I can't get a straight answer on the entry point. One deck says $250k minimum, one says $1m, and a third told me…

marcus_hale41CG4A8 replies

Happening NowSelf-Storage (Capital Scale)

Storage fund is showing me a 6.1% going-in cap on assets they haven't bought yet

Working through a $75m storage fund, first close done, second close is the one I'd be in. Blind pool apart from two seed assets. The model shows a weighted average going-in cap of…

ehernandez74PO2BPRO71 reply

Happening NowHome Staging

an agent handed me three listings to "stage" and I own zero furniture

I run a paint and finish carpentry outfit, five years, four guys. An agent I've done punch-out work for since year one asked if I'd stage her next three listings because her usual…

monica_tran3SF4CPRO11Answered10 replies

WinSelf-Directed IRA (Real Estate)

All-cash Roth purchase closed, though the funding window nearly ate it

Closed on a 2 bed 1 bath, 1,040 square feet, in a county seat town in the midwest. $118,500 all cash from a Roth SDIRA. Rents at $1,150, taxes $1,340 a year, insurance $890, PM at…

27Ttashaford30PB2APRO4Answered4 replies

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