every post in the forum, newest first
The county parcel viewer in the two rural counties I'm working lists 41 properties with a land use code for manufactured home community. I figured that was my whole universe. It w…
A common structure in mobile home park investing is converting park-owned rental homes into resident-owned homes on leased lots, since that shifts maintenance and turnover risk to…
Sponsor's investor page: 14 acquisitions, 4 realized, average IRR 24% on the realized ones. All four of those were acquired between 2014 and 2017 and sold before 2020. The other t…
This one closed in Q3 and I've been sitting on the numbers for a month before writing it up. Structure: $85k into a 214-unit garden multifamily deal in a mid-size southeast market…
Take a full gut on a 1,340 square foot three bedroom, all in around $228,000 including purchase, listed at $265,000. A typical agent-preferred marketing shop quotes something like…
I'm getting ready to list two parcels and the agent's marketing person sent over a menu. There's a one-time line called brand kit at $1,200 and then per-listing packages under it.…
Looking across draw schedules and construction budgets on the lending side surfaces a consistent pattern: the marketing line item on flip and small development budgets ranges anyw…
Running a bid on a first lien and I can't make the math survive the calendar. UPB 180k, last payment 31 months ago, borrower still in the house and not responding to the current s…
Take a rural note offered at 19k, unpaid balance 58,300, no payments since late 2024. The property is 3.1 acres with a 1998 double-wide on it, tax record showing land and improvem…
Deal page lists the sponsor as "$400M+ transacted, 40+ projects" and that's it. Nothing about how many of those went full cycle, no realized returns, no mention of the ones that d…
Value-add multifamily on a portal, 96 units, 1978 construction, three story walk-ups, two markets over from where I do my renovation work. $28.5M purchase, $1.77M renovation budge…
A first BRRRR is a useful case for showing how a seasoning clause can wreck an otherwise sound plan even when the loan documents were read carefully. Take a small three bed house…
Working through a typical bridge-to-DSCR term sheet is a good way to check the arithmetic against how long-hold investors actually think about carry cost. Say the deal is purchase…
Take an investor who wants income without becoming a landlord and starts small enough that being wrong will not matter. Say 2k into each of three pooled offerings across two platf…
Picture the owner of a four unit on its third water heater in two years, who has just spent a Saturday on the phone about it. That night the arithmetic on a small single tenant re…
Side work I picked up last year: a small bridge lender pays me to drive out and photograph job sites before they release draws. Two hundred a visit, sometimes three sites a day. I…
The statutory language on the primary residence exclusion says two of the last five years, which reads as cumulative rather than continuous. Most plain-language explanations descr…
Consider a live-in flip at the two year one month mark. Bought at $268k, roughly $74k of work, basis call it $350k with closing costs. Comps sit at $470k. For a married couple fil…
Consider a 65k bridge piece behind a 480k senior on a 7 unit, where three units are offline, the plan is to finish them, season the rents about four months, and refinance around m…
Bought 14 months ago at 5 percent down conventional, 6.875 percent, PITI 2,610 with escrow. Property taxes reassessed on my purchase price in year one and went up 380 a year, whic…
One for every strategy in the guide. Each has its own discussion, live deals, outcomes and polls.
