every post in the forum, newest first
Saw a name with a 65% payout ratio and thought it looked conservative, but FFO has been down three quarters straight. So is the ratio even the right number to watch here?
Happened last week. One of my three agents missed a deadline on an inspection contingency, went unreachable for about six hours during the window. The deal survived but barely, an…
I closed a sub-to in Fresno six weeks ago, 287k existing loan at 3.875, seller wanted out of a property she'd been managing remotely for four years. Deal makes sense, cash flows f…
Specifically the working capital safe harbor. Every QOF data room shows a written plan, but very few show what happens if deployment runs past the 31 month window. Picture an inve…
I pay a photographer per shoot and he hands me finished photos, so I don't touch editing at all. But two of the properties I'm involved in had some pretty rough listing photos bef…
An accountant looking at a QOF for the first time will often say the tax tail is wagging the dog, and the phrase deserves a closer look. Picture a 96 unit workforce housing deal i…
I've been trying to figure out if that means deals pencil now or if costs moved so much that the spread still doesn't work. Looked at a 48 unit in Tucson last week, asking $4.1M,…
Here is a situation worth working through. An eight unit strip mall, 1.1 million purchase price, sourced off market, with a preliminary title pulled as part of due diligence prep.…
One roofer, same material, same pitch, one job done in March 2022 and one in August 2023. My CPA assigned 27.5 years to the first and 15 years to the second under some component r…
Trying to figure out if this is timing, fees I missed in the PPM, or something else. Fund is a closed-end bridge vehicle, 3-year term, I'm in for $50k. Manager said the gap was "a…
Take a 22 unit that costs about 4,200 a month to operate hands on, where an asset management fee set at 1.5 percent of gross comes to roughly 1,890. The 2,300 difference is real l…
What is the best social media to help investors find property to buy? I’m trying to hunt for properties myself and for other investors. Best way to market that?
Consider a purchase where the septic inspector reports that the drain field is probably fine right now but cannot camera the laterals under a 12x16 concrete slab and therefore wil…
$4.1M sale on a $3.8M basis, so the math looked fine going in. Property sat longer than projected, distributions got suspended in year 3, and the pref kept compounding. By the tim…
I came into this thinking a HELOC was the smarter move because the rate is lower and you avoid points. I have about $60k in equity in my primary in Phoenix, which pencils to maybe…
Here is a situation worth working through. Take the T12 from a listing broker on a 14 unit in Akron and rebuild it independently. The buyer's number comes out at 94k NOI against a…
Bought in Maryvale in 2019 for 218k. It's sitting around 340k now based on what the comparable two streets over closed at in February. My tenant is month to month, pays 1,480, and…
She asked me one question: what does it cost you personally if this goes sideways. Not the IRR, not the equity multiple. What does it cost you. I said I had 60k of my own money in…
Guy I fund draws for called me Tuesday, said his bank statement showed a $2,100 payment and he wanted to know why the loan was still at $271,400. I pulled the amortization on a 30…
Dallas, Lakewood pocket, 1958 ranch, bought at 187. The whole point of the layout change was to justify the 385 ARV I need to make this work. Open concept kitchen to living was wh…
One for every strategy in the guide. Each has its own discussion, live deals, outcomes and polls.
