every post in the forum, newest first
A common misstep on a scattered portfolio: an owner with a construction background looks at the property manager's fee sheet on a 31 door portfolio, sees a 10% base plus a mainten…
A question that comes up on almost every small multifamily turn. Contractor bids come back higher than the budget wants and a good chunk of the gap is labor. The owner is reasonab…
Two deals in progress, both roughly 1,300 square foot three-beds in the same submarket, and I've deliberately run them differently to see what the appraiser does with it. House A…
Working out whether double closing pencils at my deal size. Purchase 185k from seller, resale 199k to a landlord buyer who already knows the street. Spread is 14k. The funders I'v…
Take a contract with a seller at 182,000, cash, 21 day close, and an end buyer, a local flipper doing three or four a year, signed at 214,000. That's 32,000 of spread. A double cl…
Two offerings on my desk this week, same national dollar-store tenant archetype, same small midwest trade area, roughly the same check. One is fee simple, 9,200 square foot box, 1…
Working out the sequencing on paper before I commit to anything. Say I buy a house, live in it 24 months, sell, and the gain is around $180k. Single filer, so under the $250k cap,…
Here is a live-in flip worth writing up as a case, because the sequencing is the whole lesson. House is a 1,650 square foot 1940s two-story in a first-ring suburb, bought at 218k,…
Take an agency running seven seats across four clients, all billed hourly at $14 to $19, with gross margin sitting around 41 percent. It's a common moment when a couple of clients…
I've owned land long enough that the holding cost is a tax bill and a mower, so budgeting for a building with roofs and boilers in it is new territory for me. I'm looking at a 12-…
First appraisal I've ever watched happen start to finish. Small three bedroom, nothing unusual about it, lender ordered it for a purchase. The appraiser arrived, walked every room…
I've been sitting on two tabs for about a month. Program A is run by a guy who is clearly still buying. He posts closing statements, he'll talk about a deal that fell apart last T…
The 2025 law added enhanced incentives for investment in rural opportunity zones and tightened which census tracts qualify at all, and the fund decks on both sides of that line re…
Ground-up on a small infill project, $3.2M total cost. Bank offer is 8.25% floating at 55% loan to cost, full recourse, and I'd be writing a $1.44M equity check. A debt fund offer…
Take two open-end debt funds under consideration for the same allocation. Fund A: 740M loan book, 118 loans, weighted coupon 10.4 percent, weighted LTV at origination 63 percent,…
I've spent the last year pricing new construction on land I control and nothing pencils. Hard costs on a garden-style shape came back roughly 39 percent above where I'd have model…
Take a service business built around seller leads that is choosing between two agency structures. One agency wants to run everything inside its own stack, landing pages, call trac…
A common setup in small rural markets: only one or two houses on the market fit the buyer's criteria, the same agent holds both listings, and she is also the agent behind most of…
Thin margins, fast deals, and I'm now hearing from a broker that dual agency claims are the ones that get agents sued and that carriers treat them differently. Is that a real thin…
Take a common listing profile: 180 units on a paved lot, keypad gate, no manager on site. The seller says he drives over twice a week, walks the rows, and does the rest from a lap…
One for every strategy in the guide. Each has its own discussion, live deals, outcomes and polls.
