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LossInvestor-Friendly Real Estate Agent

Paid $3,000 for off-market deals and got four MLS listings

Wrote this up because it was avoidable and I didn't avoid it. We run a small service business on the maintenance side and I've been trying to get onto the ownership side for a whi…

angela_burkeServicePRO12Answered4 replies

From the desk:NNN Leases (Triple-Net)

Sale-leaseback offered to me on an auto parts box by a non-rated regional operator. Unit economics look better than the credit

I do land and long holds, so this is off my usual path, and that's exactly why I want other eyes on it. A regional auto parts operator with 31 stores across two states approached…

nicole_adeyemiPassivePRO14Answered3 replies

DiscussionNNN Leases (Triple-Net)

Sale-leaseback rent is set by the seller and that bothers me

Working through a couple of sale-leasebacks that came out of an operator refinancing after an acquisition. In both, the seller-tenant chose the rent, which sets the cap, which set…

29Ttashaford30PB2APRO41 reply

LossRV Parks / Campgrounds

The seasonal contracts I bought were month to month in every way that mattered

Closed on a 54 site park last spring, 38 seasonal sites and 16 nightly. The seller's package showed 38 signed seasonal agreements at 3,200 for the season, which is roughly 122k of…

wendy_park48CapitalPRO15Answered17 replies

DiscussionCommercial Wholesaling

One asset class or all of them, when you have no closed commercial deal yet

Two leads sitting in front of me that have nothing in common. One is a 14 unit brick walk-up, four units down, seller inherited it and lives out of state. The other is a 22,000 sq…

jordan_ellis2ActivePRO90 replies

DiscussionReal Estate Agent (Buyer's Agent)

Can I skip having my own agent and just call the listing agent?

I've been looking at a couple of small houses in a town about an hour out. Both times the sign had the listing agent's number on it and I just called that number. Nobody made me s…

aaron_fitz10 Get yoursPRO151 reply

DiscussionReal Estate Agent (Buyer's Agent)

Do you underwrite the buyer-side fee as your cost, or as a seller credit you expect to get?

I've been rebuilding my acquisition template since the August 2024 rule changes and I keep hitting the same fork on one line. Option one: put the buyer-agent fee in as a real cash…

marcus_hale41CG4AAnswered10 replies

From the desk:Timberland / Vineyards / Orchards

310 acres of age-16 pine, stocking says thin now, pulp stumpage says wait

Bought this two years ago as the boring end of a portfolio that's otherwise flips and a small BRRRR stack. Loblolly plantation, planted in a good year, 310 acres of which about 28…

samantha_ruizAU4APRO5Answered9 replies

LossLand Wholesaling

Contract in 40 minutes, out 3,100 because I never read the HOA docs

Fast is my whole thing and it cost me this time. 6.2 acres, wooded, in a platted rural subdivision from the seventies. Owner in another state, inherited it, hadn't paid attention…

joe_delgado5AP4CPRO41 reply

LossSeller Financing (Capital Provider)

My note buyer found a legal description problem in documents I wrote myself

I sold a small two bed one bath in a low price market last year for 62k. Buyer put 6k down, I carried 56k at 9% on a 20 year schedule. Payments have been perfect for 13 months, wh…

devon_pierce Get yoursPRO145 replies

LossSelf-Storage (Passive Hold)

Sold an 88-unit facility at a loss after 26 months, the move-in assumption was wrong from day one

Closed August of the year before last, sold this past spring, out about 118k including closing costs on both ends. First facility I ever bought and I'd read everything twice, whic…

24Kkevin_lombardPG1BPRO175 replies

DiscussionSenior Housing (Independent Living)

The owner wants to cut the lifestyle director because residents run half the calendar

We manage a 130-unit 55-plus community, twelve years old, sitting at 95 percent. Full-time lifestyle director costs the property about $71,000 loaded. Owner pulled the activity ca…

tonyv88SO4CPRO63 replies

DiscussionHotels (Capital Deployment)

Exit cap on a select-service hotel when going-in RevPAR growth is 1.5%

Underwriting a 142-key select-service asset in a secondary market. Trailing twelve is 71.4% occupancy, 152 ADR, so 108.5 RevPAR. Total revenue 6.1m, GOP 2.45m (40.2%), base manage…

dpatel_reCS4AAnswered6 replies

From the desk:Hotels (Capital Deployment)

Operator agreement on a 140-key select service: incentive fee threshold is doing all the work

I've been reading the management agreement on a select service deal a group I know is putting together, 140 keys, secondary market with a hospital and a state university inside th…

mitchell_ray4 Get yoursPRO12Answered10 replies

From the desk:CRM Setup / Systems Consulting

Moving four years of email into a CRM, where the history might be worthless

22 units, three spreadsheets, and four years of Gmail. I'm moving to a real CRM this month because I've got two properties under contract and my system is a filter labeled "units.…

32Bbrandonlee36Passive2 replies

DiscussionCRM Setup / Systems Consulting

Quotes for the same CRM build came back 500 to 15,000

Trying to figure out what people pay for this. I asked in a chat and got answers from 500 to 15,000 for what sounded like the same thing, which tells me either the market is wild…

jessreyes12AU1APRO162 replies

DiscussionBuyer's Agent (Investor-Focused)

He wants six months exclusive, I asked for one property

Agent sent me his buyer agreement to sign before he'll show me anything. Six month term, exclusive, covers all residential purchases in two counties. I asked whether he'd do a ver…

mitchell_ray4 Get yoursPRO121 reply

LossBird Dogging (As Service)

Paid per address for six weeks. 470 were already in the client's CRM.

Six weeks of paying someone per address and the invoice math came out worse than if I had done nothing at all. Setup. I hold a small portfolio and started running leads on the sid…

13Bbrandonlee36Passive4 replies

DiscussionVirtual Wholesaling

Memorandum of contract on every remote file, or only when the seller starts wobbling

Two title agents in the same state gave me opposite answers last week, which is why I'm asking here instead of picking one. The setup: I'm building the file template for out-of-st…

38Rryanmck27SC2C3 replies

DiscussionLand Subdivide and Sell

Gravel to every lot before listing, or sell them raw and price the discount in?

27 acres, six lots, preliminary plat conditioned on access. County will take either a shared private drive built to their gravel standard with a turnaround, or a dedicated paved r…

angela_burkeServicePRO1219 replies

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