every post in the forum, newest first
Five bedroom, two bath, about 1,900 square feet, bought in a college-adjacent submarket and run room by room since. Rooms are 690 to 780, gross sits around 3,650 a month. A whole-…
Take an LP position of $200k in a $6.4M LP raise, 3.1 percent, on the conversion of an older full service hotel into a dual-brand select service property in a secondary market, 14…
Everything in a land deal hangs off one number, what the finished lots sell for. That number lands two to four years after the deal is signed, which is the part that makes it hard…
Two forms that circulate seem to describe the same thing in different words. One says dual agency. The other says the agent will act as a transaction broker with no fiduciary duty…
Closed acquisition on a 1950s ranch six weeks ago, all in around 212k with the buy plus about 41k of scope. Comps in that pocket support 305 to 318 depending on how the kitchen la…
Consider an operator running direct mail at about 4,000 pieces a month, generating roughly 300 inbound leads a month including the low quality ones. Response rate runs around 1.2%…
Every platform pitch I sit through now leads with AI. Intelligent follow-up, predictive lead scoring, an assistant that qualifies inbound. I want to sell this because clients ask…
Land version, since most of the room is doing houses. 34 acres, mostly cleared pasture, 700 feet of county road frontage, an hour out from a growing small city. Seller was an out…
A housing authority owner briefing is worth attending before a first Section 8 purchase, even if the room is mostly veterans. In one such session, eleven attendees, most already h…
I'm on a live-in flip where the scope has grown from a kitchen and two baths into moving a load-bearing wall and redoing the whole panel. Original plan was to pull everything as o…
This setup deserves an honest look from both sides, because there isn't a clean answer. Picture a brokerage that runs management for a few hundred doors while its buyer-agent side…
I'm building out a pipeline of small multifamily this year, target 12 closings, average price around $260k. At 2.5% buyer-side that's roughly $78k in fees. The agent I want to use…
Consider a metro where two brokerages between them hold maybe 40 percent of the listings a buyer cares about. Hire an agent and the odds that the buy side agent's own firm holds t…
9-unit, 1960s brick, listed three weeks ago at $1.24M. Signed a 5% total commission, 2.5 each side. Rents are $8,900 a month, T12 NOI just under $84k, so I'm priced around a 6.7 g…
Take an 11 unit building where in place rent averages 810 and comps support 1,000 to 1,050 on a turned unit. Nine of eleven are month to month, long tenured, and paying on time. T…
Application is in, exam is scheduled for six weeks out, and in the meantime two investors I met through a rehab crew both want me sourcing off-market houses for them starting in M…
This isn't mine on paper. My aunt owns a 26 site campground on a river, an hour from a decent sized city, and she asked me to run the books and the bookings two years ago because…
Here is a pattern in conversion fund decks worth examining. One project is described as adaptive reuse where, as far as the floor plan shows, the building stays an office building…
This is a structure worth studying closely, because the coupon on paper and the remedy in practice can be two different things entirely. Say an investor takes preferred equity in…
Plenty of buyers hear a seller say that half his street is on vouchers and that it is the only reason the block has stayed occupied since 2020, then nod along on the phone with no…
One for every strategy in the guide. Each has its own discussion, live deals, outcomes and polls.
