Replied in bold below.
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I'll probably think of some more later but had a few quick questions before I head out the door to work.
Do you try to keep all your properties in a single area either same street or same city or spread them out? Reason I ask is I can see how that makes sense, however at the same time I'd love to have one property in Chicago, another in South Carolina by my parents, etc. Maybe I go live in S Carolina for a year, get bored there rent that place out and move back to my Chicago place when between tenants. Debating if that would be smart to do or not though. I have all of my properties in the same general area, focusing mostly on an excellent local school district. One of my properties is outside this district, a little rougher area (C neighborhood) but nothing in the hood. I can use the same contractors for everything, same managers, same agents, they know the area very well, know me, know my properties. This is my niche and I’m going to exploit it as much as possible. When property prices come up (meaning people start buying again) to where I’m only making 10% ROI instead of 20%, I’ll just transition into flipping. But I’d like to keep everything in the same area. Right now, I’m split between two zip codes and one primary local school district.
You mentioned lowballing MLS and contacting home owners. Do you ever mess around with short sales and foreclosures? I hear shortsales are a complete waste as you get buyers playing games with no intention of selling just buying more time in house. Foreclosures I think is a quicker process. My home was a foreclosure though I'm still not super saavy on how to look for them and the process of buying them. I’ve submitted a couple of offers on short sales. They didn’t really go anywhere (as I found out 3 months later when the bank finally came back). No foreclosure auctions for me. As my volume picks up next year, I suspect I’ll get a little more involved. However, everyone hits those auctions. Not everyone hits the old lady that has a home down the street sitting empty as she moved out of state two years ago. Cash is king. Even with simple e-mail offers, I attach a screenshot of my bank account to let them know I’m serious.
As far as cash offers. Don't mean to get all up in your business but were you well funded going in or did you start slowly? I had my personal savings in addition to the funds that I liquidated out of my brokerage accounts as mentioned earlier in the thread. I have a solid career, working tons.
Reason I ask is I don't have a ton of cash, though plenty for downpayment even if 20% required. Should I focus on cheap properties like sketchier areas where I can pickup a house for 30k and rent it to some illegals in my neighboring city or should I focus on more expensive properties? There are some cheaper homes in a good school district near me but a deal would probably be 60k, more likely maybe 75k to 90k. I don’t have that kind of cash but could easily put down 20% if necessary. That’s the thing though…in my area, 30k homes are the homes in the PREMIUM areas. Not huge 2000 sq ft but small, 3br/1ba 900 sq ft homes with off-street parking but in the BEST local school district. Families scramble to get their kids anywhere in this school district. So 30k can buy you trouble free rentals. 20k and you’re into the C class neighborhoods (but not warzones!). You and I would live there if we had to do so. 10-15k are the warzones, areas I don’t like to drive through (but have) and areas that my partner wears his jacket & carries the .40 & 9mm.
You can also finance, yes. You’ll see your cash on cash returns skyrocket to 30%+ using leverage (and buying in good areas). I wouldn’t finance anything outside of my premium school district area.
Have you ever utilized those "investor financing" deals? Whats the deal with those, typically on properties that need some work they say only investors special investor financing no approval process. I'm guessing its basically a hard money loan at like 10% but was just curious if you've ever dealt with anything like that? I have not. I’ve utilized private money once (close friend) for bridge gap funding when I saw a sick deal I had to jump on. He was paid off the following month.
Are banks more hesitant to lend on an investment property than one I'll live in? Will I be expected to buy cash or can I get a mortgage just have to put more down payment down? Yes, primary residence will always be easier to obtain funding for. However, while I haven’t financed any properties yet, I have been pre-approved for the 30-40k properties in my premium area so…financing isn’t an issue (of course, based on income+credit+debts, etc)
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I'll probably think of some more later but had a few quick questions before I head out the door to work.
Do you try to keep all your properties in a single area either same street or same city or spread them out? Reason I ask is I can see how that makes sense, however at the same time I'd love to have one property in Chicago, another in South Carolina by my parents, etc. Maybe I go live in S Carolina for a year, get bored there rent that place out and move back to my Chicago place when between tenants. Debating if that would be smart to do or not though. I have all of my properties in the same general area, focusing mostly on an excellent local school district. One of my properties is outside this district, a little rougher area (C neighborhood) but nothing in the hood. I can use the same contractors for everything, same managers, same agents, they know the area very well, know me, know my properties. This is my niche and I’m going to exploit it as much as possible. When property prices come up (meaning people start buying again) to where I’m only making 10% ROI instead of 20%, I’ll just transition into flipping. But I’d like to keep everything in the same area. Right now, I’m split between two zip codes and one primary local school district.
You mentioned lowballing MLS and contacting home owners. Do you ever mess around with short sales and foreclosures? I hear shortsales are a complete waste as you get buyers playing games with no intention of selling just buying more time in house. Foreclosures I think is a quicker process. My home was a foreclosure though I'm still not super saavy on how to look for them and the process of buying them. I’ve submitted a couple of offers on short sales. They didn’t really go anywhere (as I found out 3 months later when the bank finally came back). No foreclosure auctions for me. As my volume picks up next year, I suspect I’ll get a little more involved. However, everyone hits those auctions. Not everyone hits the old lady that has a home down the street sitting empty as she moved out of state two years ago. Cash is king. Even with simple e-mail offers, I attach a screenshot of my bank account to let them know I’m serious.
As far as cash offers. Don't mean to get all up in your business but were you well funded going in or did you start slowly? I had my personal savings in addition to the funds that I liquidated out of my brokerage accounts as mentioned earlier in the thread. I have a solid career, working tons.
Reason I ask is I don't have a ton of cash, though plenty for downpayment even if 20% required. Should I focus on cheap properties like sketchier areas where I can pickup a house for 30k and rent it to some illegals in my neighboring city or should I focus on more expensive properties? There are some cheaper homes in a good school district near me but a deal would probably be 60k, more likely maybe 75k to 90k. I don’t have that kind of cash but could easily put down 20% if necessary. That’s the thing though…in my area, 30k homes are the homes in the PREMIUM areas. Not huge 2000 sq ft but small, 3br/1ba 900 sq ft homes with off-street parking but in the BEST local school district. Families scramble to get their kids anywhere in this school district. So 30k can buy you trouble free rentals. 20k and you’re into the C class neighborhoods (but not warzones!). You and I would live there if we had to do so. 10-15k are the warzones, areas I don’t like to drive through (but have) and areas that my partner wears his jacket & carries the .40 & 9mm.
You can also finance, yes. You’ll see your cash on cash returns skyrocket to 30%+ using leverage (and buying in good areas). I wouldn’t finance anything outside of my premium school district area.
Have you ever utilized those "investor financing" deals? Whats the deal with those, typically on properties that need some work they say only investors special investor financing no approval process. I'm guessing its basically a hard money loan at like 10% but was just curious if you've ever dealt with anything like that? I have not. I’ve utilized private money once (close friend) for bridge gap funding when I saw a sick deal I had to jump on. He was paid off the following month.
Are banks more hesitant to lend on an investment property than one I'll live in? Will I be expected to buy cash or can I get a mortgage just have to put more down payment down? Yes, primary residence will always be easier to obtain funding for. However, while I haven’t financed any properties yet, I have been pre-approved for the 30-40k properties in my premium area so…financing isn’t an issue (of course, based on income+credit+debts, etc)