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WinSmall Multifamily (2-4 Units)

First duplex closed after 18 months of planning. The boring parts carried it.

I've been the person in this room asking questions for a long time, so here's how the first one actually went. Side-by-side duplex, two bed one bath each, built 1988, vinyl siding…

23Ttashaford30PB2APRO4Answered1 reply

LossMarketing / PPC Agency (Real Estate)

$9,300 chasing note holders through paid search that nobody was doing

Five months, $9,300 total, 31 form fills, 4 conversations, zero notes bought. Writing it out because the failure was visible before I spent a dollar and I didn't look. The idea wa…

raj_mehta14CapitalPRO13Answered3 replies

From the desk:Bird Dogging (As Service)

I'm about to pick the wrong fee structure between two investor clients

I came at this from notes and paper and ended up bird dogging almost by accident, because the pre-foreclosure filings I was reading for note leads turned out to be worth more to h…

raj_mehta14CapitalPRO13Answered17 replies

DiscussionTax Lien / Tax Deed Investing

Who do I actually have to serve before the certificate turns into a deed?

I have a certificate approaching the end of the redemption period and I'd rather not spend the money to get to a deed that a judge can undo. Numbers: $6,800 all in with two years…

luis_carrera Get yoursAnswered6 replies

LossTax Lien / Tax Deed Investing

Eleven certificates at an average 1.75%, nine of them redeemed in seven weeks

This is the loss I didn't see coming because everything about it went according to plan. Bid-down state, online sale, I did the work. Pulled 11 improved parcels with owner-occupie…

luis_carrera Get yours0 replies

DiscussionCo-Living / Room Rentals

Is co-living just a rooming house with a website

I look at the service side of this business more than the ownership side, and the marketing language is confusing me. One listing calls itself co-living, monthly membership, commu…

derekj19SB1BAnswered1 reply

From the desk:Co-Living / Room Rentals

Rent is fine. People are the problem, so I'm rewriting the house agreement.

The rent side of this is working. Three houses, 14 rooms total, occupancy has held around 90% room-nights for the last year, and collections are fine. What's eating me is conflict…

jessreyes12AU1APRO16Answered5 replies

DiscussionLuxury Wholesaling

Would you take a 1.4M distressed estate under contract with zero buyers lined up?

Trellis here on the management side, so I see the tail end of these deals more than the front end. Two of the operators I manage for argue about this constantly and I want to see…

tonyv88SO4CPRO60 replies

DiscussionWraparound Mortgages (Wraps)

Servicing a wrap yourself vs paying a licensed servicer, where's the actual line?

I'm preparing rather than doing, and the piece I keep circling is who touches the money. In a wrap the buyer pays me, I pay the underlying lender, and I keep the difference. That'…

ehernandez74PO2BPRO75 replies

DiscussionCommercial Wholesaling

$50k nonrefundable after 15 days. Is that the deal or the trap?

12 unit brick walk-up, one market, one broker, seller is an estate. LOI accepted at $1.06m. Their attorney sent back a draft PSA with a 15 day inspection period and $50k earnest t…

bmoreno23AB1BAnswered6 replies

DiscussionResidential Property Management

Doors per employee going from 104 to 180 on automation. Do renewals survive?

I've been reading acquisition decks for management companies because the paper side of consolidation interests me, and the same slide keeps appearing in different fonts. Current p…

raj_mehta14CapitalPRO1310 replies

From the desk:Data Centers (Passive Hold)

Only 16 of 48 MW are energized and the promote clock starts anyway

Sponsor wants $6M from us by the 19th and I'm stuck on the phasing. Single asset vehicle, 48 MW of contracted critical load in an emerging Sun Belt market off the I-20 corridor. T…

22Sstephen_ok9CO2CPRO4Answered26 replies

DiscussionData Centers (Passive Hold)

Utility says the new substation is for a data center. Does that do anything for my land two miles away?

Small county, mostly pasture and timber. The co-op lineman told my neighbor the transmission upgrade going in on the highway is for a data center campus somebody optioned last yea…

10Llaurenkim53PassiveAnswered4 replies

DiscussionSenior Housing (Independent Living)

A developer wants my 22 acres. What am I selling into?

I've held 22 acres on the edge of a growing metro for eleven years. Taxes are low, I mow it twice a year, and the plan was always to wait. A developer approached me about an activ…

karen_whitfieldPG4APRO70 replies

From the desk:RV Parks / Campgrounds

Highway corridor park vs lake destination park, same price, completely different businesses

I have two offers I could write this week and they are so different I am not sure I am comparing them correctly. One is 56 sites on a travel corridor, ten minutes from an intersta…

jessreyes12AU1APRO16Answered3 replies

DiscussionRV Parks / Campgrounds

Should the store and cabin revenue get the same cap as site rent?

Asking $2.9M. 58 full hookup sites plus 6 rental cabins, T12 gross $640k, split roughly $410k site rent, $120k store and propane, $110k cabins. Seller's NOI is $232k, which is exa…

13Sstephen_ok9CO2CPRO4Answered4 replies

From the desk:JV Capital Provider

Two hats on one deal, and I don't know how to price either

I run the service side and have never owned anything. An extended family group (four households, roughly 900k they've been sitting on since a land sale) asked me to find something…

derekj19SB1BAnswered10 replies

DiscussionJV Capital Provider

My removal-for-cause right is worthless if the operator is the loan guarantor

Structuring JV equity into a $12.4M senior loan with $5.2M of equity behind it. My side is $4.6M, the operator puts in $600k and signs the recourse carve-out guaranty plus a compl…

sonia_alvarez Get yoursPRO6Answered2 replies

DiscussionOpportunity Zone Fund Investing

The new QOF reporting load and whether it prices out the small sponsors I actually like

The 2025 law that made the incentive permanent also put new reporting obligations on qualified opportunity funds, and I've been trying to work out what that does to the sponsor un…

marcus_hale41CG4A1 reply

DiscussionLand Wholesaling

The title stuff on cheap land is scaring me off before I start

I do a lot of due diligence on passive deals and I've been reading about land as something I might actually do myself. The pattern I keep seeing in write-ups is that the cheap par…

marcus_hale41CG4A13 replies

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