Forum Replies Created
Be honest if I was going to Florida I would talk to Cheeves from this forum. Again not promoting or advertising but this could be a decent contact for the area.
Also send me PM I got a friend from Adelaide who purchased from a Australian reseller in Jacksonville and he has been basically left hung out to dry. Instead of me putting any ones name out their. Pm me and I will forward my friends his contact information so he can fill you in.
Good Luck on your trip Florida is nice this time of year. Heat has not set in just yet.
Pat007 wrote:Vivy wrote:After spending close to $10k, all up, on seminars … I still haven't bought my first IP. After the last "bootcamp" I went to (CCorp, cost $6k … and the lunch was RUBBISH!! I know you dont go there for the lunch but some sustainable brain food wouldve been appreciated. Not tiny crusty sandwiches for 3 days.) well after that, I have finally come to my senses and realised my foolishness. Now I just take all the free info I can get. I won't be spending another $ on any seminars or consultations or so called one-on-one mentoring. I gotta find a way to make it work with the knowledge I've gained so far. They must rake in the money from those seminars. The CCorp bootcamp costing $6k, had to have had 250-300 people attending. Such a rip off! To think you can become a property developer after 3 days training … I feel quite foolish that I believed it.Quite right, there are a wealth of books in public libraries, video's on youtube, forums for discussion and individuals where all you need to do is ask.
So true ,so much information right here at you finger tips. Take advantage of this forum and the internet.
lawsjs wrote:Promise I read it. I think alot of what some people here have been saying is coming to reality faster then any of us thought.
Hope all is well.
I have to be honest with you I actually had that converstation with my partners. In 06 we had Oh 50 mil plus in properteis of various types. and 30 mill out in hard money loans. If we would have just called all our loans and sold all our property and took 3 years off we woud have been MILLIONS ahead. but we did not and we are not….. So know we are just income averageing we are snagging every great deal we can get our handles on.[/quote]
For all who might not believe Jay, he is being 100 % honest. I was one of the guys fighting to get HM loans from his company( I did not know Jay though). We knew their company was one of the biggest lenders that the radio guys in LA were using for all of their teams like my company( turnkey guys ) . Even though real estate crashed, we were still in good standing with his loans. We only dealt with David ( one of Jay's partners with the loans ). As for the story of me never wearing shoes that he told Jay about, yes I am barefoot, even to rehabs and looking at houses is 100 % true. Bare foot in my office as we speak. LOL inside Joke
So long story short always nice to have solid reputation .
Jay, I hate to see the losses you all went through. I am only glad though because of that situation I have had the chance to meet with you and form a working relationship. When I lost out on the million dollar properties in Charlotte, that was hard pill to swallow for me. That was a big jump. I so look forward to those days again. We were buying homes for $1.2m to $1.5 m with appraised values coming in at $2.3m to $2.5 m. The rehab on average was $250k and up, but man, lots of room in those deals. I got 1 % of sales price up front for putting deals together. On the back end received 20 % equity split in profit. Cash guys both were 40% – 40 %guys . Those were the days I look forward to getting back to. Already working on retail rehabs as we been watching the market, so looking for entry level starter homes. In Charlotte for rentals thinking of jumping up to next level 2000 sq ft or larger. Just seeing the demand for these types of homes is slowly increasing again.
jayhinrichs wrote:talked to kevin today he is getting me numbers. I think we can folk that in to the TWH model quite nicely. Hey Jay I am back from the beach Kevin is actually going in am to see it him self. This is 13 unit apartment and it is located in Mrtle beach. Yes nice score for all of us.Holding there is much better then selling today. Myrtle beach is where I moved from NY when I was 18 years old to go to school. Just to rub that in that was in 92 . Yes 1992. LOLsend me pictures, I don't know if you know this but these modern phones you can take pictures with them then send the pictures over the airwaves and the pics end up on my I phone…. If you can figure out how to do that that would be great, I will have my secretary retrieve them….Pictures on my blackberry did not come out to well. Will say a day at the beach sipping coronas was a nice for a change. I feel I have been going 100 miles an hr since I took over rehab.
I like the look of the place and the location its an exicitng property. I have to go to Hood river tomorrow to check on our new construction and I made an offer on another 20 lot plat that we are going to build out. WE want to buld Eichlers on them. Any one who knows the Palo Alto CA market will know what an Eichler is… they built 40k homes after the war. Nice photos Man that is sweet. The lots in NC and SC how you want to proceed some keepers in the mix. Now that I know commercial units work I will be looking at a few more at the beach. Have some solid contacts their .
We want to take this retro design and build them up in this really cool town of Hood river Oregon… I invite any Aussies to google Hood river. you will see its a spectacular place. I actually just closed lot 11 to a couple she is an aussie re agent he is Us dude… the live there full time.Awesome met a developer here last week. So look forward to be able to jump on that side of the fence, nice new homes from the ground up.
Village at Rand rd. Hood River Oregon… might be able to see it on google with that description.
Man things are getting fun again…...Yes this is a good time , rentals is tougher as even here in Charlotte one house came on market for $25k nice 3 bed 2 bath in Charlotte. 15 offers first day. So I had to bid over to make sure I get it .
Talk Soon
SandyD wrote:Alex SC wrote:Sandy you going to get most people following up with responses. I was in Atlanta and still have 5 houses that we dumping for our cost to just get out. Atlanta is still a great market but competition is causing price wars. So hard to source the same properties we were getting months ago.Thanks Alex – when you say competition is causing price wars, do you mean that the purchase price of properties is higher than in the past, .Exactly some on here will tell you what we were buying months ago in Atlanta prices to high for me to make sense of it now.
or that rental returns are being squeezed because potential tenants are driving rents down because there is a glut of rental property on the market ? Still have not seen the rental prices dropping , I thought we would but not yet.
Interesting that you mention Florida and Detroit. The research I have done says that Detroit, and a lot of Florida are areas to avoid unless you have months to spend picking apart neighbourhoods . Just quoting some of the markets in General , being I am in Charlotte NC . There are alot of good markets really comes down to the team you are working with, your real estate goals. So was just speaking in general . No worries ask away , great forum to get answers . We no longer work in Atlanta but if you have any questions for that market. PM and I can tell you every thing we have done their. Still like Atlanta just choose to stay closer to home and prices were steadily rising. For sure one of the better markets for return on capital.
worldinvestor wrote:labradorinlove wrote:If you were drowning and you only had $100,000 USD to save you, which cities would you buy a few SFR foreclosures in and why?OK so that’s a bit melodramatic, but it you only had 100K left what would you do with it?Please don’t recommend me to enter into anyone’s property package or scheme, as that isn’t my question here.I would just continue purchasing foreclosures in Atlanta, there are other markets that do interest me, however I feel I need to stick to one area to reduce the risk/challenges. Great advice …. for example I love Florida for many reasons but logistics wise a night mare for me. So I do buy but in my brothers neighborhood only.
Its hard enough to find 1 good property manager let alone 5 or 6. Also logistically as a foreign investor I would not want to be travelling to 3 or 4 States. Even for me traveling back and forth to Atlanta was a nightmare and it was a 38 minute flight.
In Atlanta 100K USD wont buy much, I have been averaging around $60,000 USD per property, this is changing fast. Charlotte same thing .Homes priced $59k low end $89k higher end..
Alex
kylermrice wrote:I hear ya Alex, but there is a lot of truth behind what is said.He believes purchasing a home with ultra-low mortgage rates and holding it for the long-term has become a better investment than stocks right now. I agree, even better when you buy with cash$
sure I agree but in last month do you know how many USA and Over sea teams sent this to me. Saying buy now , Puke , puke , Puke . Okay better now .. LOL again this is what leads the blind to jump in and just get involved in real estate.
just my two cents
zmagen wrote:Wow. This is necessary in most places, is it? Wouldn't insurance cover something like that?True story brand new unit put in. Two days later it was stolen .Nice thieves as they took the whole unit . No mess or nothing broken. Very nice of them. Cost me about $3500 to put the unit in .
Insurance was going to give me 80%of value as it was used. Yes 2 days old and they already had me at 80 % of value. Not sure who the thieves were at this point .
As for cages not worth the investment simple pair of bolt cutters. I have since then just added sensor lights on all our rentals. For renters added security 3 per house. One for the front of the home , one for the back and one over the AC unit…
LOL crazy what we have to do in this world….
I can understand why you are happy with 20-30K profit per house, you have huge quantity, would your investor be happy with this?? You are correct for Jay who deals in Multiple markets ,or my self who buys in semi bulk can do this with multiple properties. Our clients are different as we build real estate portfolios, or leverage their cash for them. So again I guess it depends on your position.
I would also be interested to hear from Aussies and whether they would be happy to purchase land, no income. With Aussie investors the goal is cashflow. This would go against the grain I would think??For Aussies with Borrowed money this would not make sense . For cash strong investors who want to diversify this is just another avenue to go down..
just my two centsWI
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Jay again I feel since you would be the one of the ones who saw my board in my office very similar goals mine are slim capared to yours .
So my long range plan is this:
I am buying cash flow rentals in my TWH model,, IE: have bought just over 100 this in the last 9 months. And will accelerate that to 20 to 30 a month for the next 6 months then move that up to 50 a month as I bring on other markets… At the same time I am buying these lots that are just too good of a deal to pass up on… We are trying to Keep 3 to 5 homes out of the 20 to 25 we buy and sell each turn.
There is going to come a day and its going to be in the next 24 months to 36 months that cash flow rentals for the Net YEILDS we like to make will not be there in any great number… And we will start to sell off our houses to those that will pay us our profit and I am not looking for huge profits if we can sell and make 20 to 30k a house we will be fine....My homes are for long term buy and hold not wanting to sell anything that we keep. The development idea is to make sure we have avenues for our cash lenders to park their money into something. If we don't use their capital we lose their capital.
What will happen is that new construction will take off again in some meaning full way.. And I will be sitting on 500 plus lots that I paid next to nothing for IE 1 to 5k per…. and our profits on the new constructions sales will be very good. We are hoping for smaller scale 100 lots or so. Again I am just a buy and stay in my market type of guy. Again our plan was in 5 to 7 years when buying of rentals slowed down, banks loosed up . We would switch to development which I met with a large builder last week. This seems to be happening faster then I expected . We are already lining up some USA cash lenders to jump in on this. Looking at some retail flips again been a long time since we hit that market.
At least thats the thought.I am buying lots right now in Oregon for 50 to 125k per…. And building homes and selling them for 199 to 350k per.
In atlanta were I have bought these lots at like I said 1 to 5k per lot… I will be happy to build new homes and sell them at 125 to 150k per home… Very achievable and very profitable. That is what I was thinking first time homes buyers and $125k to $145k seems to be the sweat spot…
Texas:
Its not that I would not buy in Texas I would and may: my only caveot is that one needs to be very careful up front checking on property tax's…And one needs to be cognizant that in Texas its very easy to build new… The market there did not erode as bad as other areas but it also does not rise because new construction is always chasing exisiting stock.
I still think at the end of the day what we called finished lots IE shovel ready, that one can pick up for 5k and maybe be in including tax burden in 5 years for 7k,,, and that same lot cost 25k or more to develop IE streets and roads.. that is a good play. Well worth the risk again buying so cheap hard to pass on some of these lots.
JLH[/quote]
worldinvestor wrote:Hiya JayThis strategy just would not work for me, you need deep pockets to be holding this stuff and if you are not buying large parcels why would you bother, lots of pain during 2-5 years, or perhaps longer. True land does not pay right away and cost $ to hold . When Jay was here in town we discussed what I was doing with lots here in NC and SC. I was putting together a small fund For me ,and some other clients who wanted to diversify and look towards the future . Cost of holding would be paid by selling off some lots. Looking at either building or holding until banks started lending again. Then made sense to build and take our cash lenders from rentals to Development. Again for a single investor might not be the best investment plan , for a team like mine. We are looking for other options for our cash lenders should rental buying and selling slows down.
In Australia I like buying properties that are sitting on land which can be rezoned/subdivided, eventually bulldozing the house and building 3 or putting together plans and permits and onselling to an investor. However with this strategy you still have rental income to offset holding costs. I have a good friend that buys land ,and plays the rezoning game. I can say he has done quite well with this strategy.
I would be interested in understanding why you are buying land in a particular area, as mentioned Atlanta, what is the attraction here? When I was at Jays office in Portland we went over 3 lots he picked up in Atlanta. The homes in same area were $300k and above . I won't mention his price( super cheap dirt ) . For me I am buying lots in any area that house are being or were being sold for $100k and over. Now lots that were selling for $80k we are offering $5k .Really just looking at diversifying all aspects of real estate. Local area near me actually 2 blocks from my house. Lots were selling from $69k to $229k. I am offering $7500k but to buy all 29 vacant lots.
Also, you stated in one of your posts that you would not buy in Texas – oversupply land/blocks? Jay is not high on Texas but I can tell you from USA investors Dallas and San Antonio are two markets with alot of USA investors are buying. I really cant comment on that being I am more familiar with the east coast of the USA.Hope all is well
Alex
Cheers WIjayhinrichs wrote:Alex,,, Cheeves… should investors be scooping up shovel ready lots in your minds. I just had one batch of 300 come accross my desk bout 30 are in charlotte ( Alex I will talk to you offline) and bunch in Florida, want to talk to Cheeves about those. A few I looked at were in the High CA desert and have no value.. there is 100 or so in Atlanta were I have been methodically loading up on lots. Curious for Aussie investor feedback… Do you folks ever speculate on land…. And or make investments that have the potential to return 10 to 30X return but no cash flow for 2 to 5 years…. At a price that is less than a down payment on a car per parcel…But you got to buy 300 of them at once…..Jay first and foremost you are stealing my ideas. On my board in my office I showed you my game plans. One is to be largest land owner in 60 mile radius. Figuring the opportunity would slow down with rentals. We could direct our clients back in to development area with the land we purchased. I will look over the lots in the am. Hard to find a moment to do anything heading to the beach in the morning . looking at 10 unit apartment building that I want to buy and hold and KEEP
Chris@AREI wrote:Hello Everyone,I thought I would share this article that I read about Warren Buffets take on the current real estate market in the US. Happy Investing. Enjoy:
Warren Buffett, the billionaire investor and Berkshire Hathaway CEO, said on CNBC's "Squawk Box" recently that he'd "buy up a couple hundred thousand" single-family homes if it was practical.
Buffett said that's because he believes purchasing a home with ultra-low mortgage rates and holding it for the long-term has become a better investment than stocks right now.
"Housing will come back, you can be sure of that," Buffett wrote in his annual letter to shareholders recently.
Buffett forecasts an increase in household formations, as more people who moved in with their parents or family members during the recession look to move out and get their own home soon.
"People may postpone hitching up during uncertain times, but eventually hormones take over. And while 'doubling-up" may be the initial reaction of some during a recession, living with in-laws can quickly lose its allure," Buffett said.
Buffett said the recovery in the housing market could vary quite a bit among local housing markets, however. He did not provide a timeline of when he expected a full housing recovery, admitting that his prediction last year that a housing recovery will take shape within the year turned out to be "dead wrong.
If I see that Quote from Warren Buffet one more time I promise I will be sick. Media hype is so over rated …
SandyD wrote:Thank you JD for your advice. Kyle – am interested as to your comment and where you think stronger opportunities may lie? I am looking for cash-flow of 12-14%, without expecting any kind of capital growth for the coming five years. My research shows that Atlanta provides this. SandySandy you going to get most people following up with responses. I was in Atlanta and still have 5 houses that we dumping for our cost to just get out. Atlanta is still a great market but competition is causing price wars. So hard to source the same properties we were getting months ago.
Quite a few markets out their that give a great return.
Just this Forum alone sure you can find.
Texas
NC
Florida
Kansas City
DetroitNot saying these are all great states or markets but these are common places investors are buying.
Sincerely
kylermrice wrote:I'm just going to post about A and B type neighborhoods anymore, lol. I just really like the numbers of the C stuff. Jay thinks all i do is the hood.Never back down because some one does not like what you do.Hell I went searching for Jay to introduce myself at one of the seminars we were both at LA .I thought he was mean guy and wanted to briefly introduce my self. LOL Yes intimidation does work…
worldinvestor wrote:kylermrice wrote:I'm just going to post about A and B type neighborhoods anymore, lol. I just really like the numbers of the C stuff. Jay thinks all i do is the hood.There is a Aussie spruiker (wont mention his name) who promotes his properties using these categories, A, B and C, I find it amusing that there are investors who actually believe this stuff.
My point is – how the hell would he know?? I guess if you are paying more then you must be buying an A grade property
Wi
I really don"t like a b c I look at it all as cash in and cash flow out. Then take some of the other factors ,weighing in the risk I am willing to take.Then I decide on dollar amount I am willing to spend.
worldinvestor wrote:Alex SC wrote:jayhinrichs wrote:this is exactly what I do we made a business out of it…I will talk to the odd tenant, but thats rare,,, I do view each house I buy at the time we buy and after rehab.
But when your rehabber and your PM are your PARTNERS life is just sooooo much better than trying to heard cats which is what it seems like when your trusting people that are not in your direct control to take care of your investments.
At least thats my take on it after owning 100's of rentals over the years and trying to either hire staff or hire vendors… The Equity partner is the only way to go for me… And the 90% of their equity comes when we sell…. So everyone is on board for the length of the ride…
And because we are in 5 markets and growing for me to make my goals of 20 a month its only 4 a month per team in each city which is easily attainable. Like Atlanta right now is darn tough…. If I had all my eggs in the Atlanta basket we could no way be getting the volume we need…
At the end of the day when I was making hard money loans I had it cranked up to 40 to 50 a month and each of those were to rehabbers.. So we were directly involved in that kind of volume… So instead of selling the hosues off we keep them… And just let our investors come along for a PASSIVE income ride that they never have to loose sleep over… Its a wonderful thing.
JLH
Quick note I am beating your prices. Looking at opening up a supply company myself with my brothers help the one who works for Corporate lowes.
Jay just bid on 35 properties here in Charlotte. Out of those, only 4 or 5 would fit your program. So we are looking to hit that 4 homes a month mark with your company. The other batch, we are looking to pick up 15 or more homes before the end of march. For me, a real estate month is actually about 60 days in my mind. From when we buy a home, which then includes rehab , and getting the property rented. So you know our goal is changing with the market changing. More capital coming in then ever before just not wanting to grow any bigger then we are. For me it is a common sense approach. If we can do 20 to 25 homes every 60 – 90 days and every one is happy . Why change things? There will always be the guys who own 1000s of units, which is great, but so is a nice simple system that works. Greed + stress seem to go hand and hand in this business.
"Jay " you and I having a similar mindset on partnering . For us, lately partnering with our over seas clients, long term seems to be better for all. I have cleaned the rehab system up with some of your advice, being I took over the rehabs completely from Kevin ( for all of you who do not know that is my Real Estate Partner) Jay has some great advice on rehabs, and I am not foolish. If something works for someone else, and I can add it to my system to make things better and it helps us and our clients. Well that is a no brainer. Also fired two crews and one handyman, so cleaned house. Running the rehab is a lot of work but to me, that is the fun part of this business.
Now on the other hand, I am not seeing the competition like you guys are feeling in Atlanta and other markets. Charlotte is just getting the recognition it deserves with investment homes. In the last three months, we have had some heavy hitters in the USA Real Estate industry come to us . Jay, being one of them, to work out some form of partnership with my company here in Charlotte. Which Jay is again correct, the USA buyers are now jumping back in and don't look for the super high return. ( side note Jay new client from Charlotte I met him on flight back from LA and after speaking on the plane .He is now buying and lending with us ) Inside Joke between Jay and I.
Now on a different note, the holding of homes. My personal goal is 100 units, which will be a mix of commercial and single family homes. With me I can take the risk and buy some properties like Kyler and Engelo speak about, while mixing in the homes that Jay and I like to deal with. Since I own the company and live here the risk is less for me when dealing with lower end stuff.
I will agree to disagree with most about lower end homes. For me cash flow is everything. Unlike some others I am not here to sell the properties I keep. These are long term investments for myself, my family, and hopefully for future generations to come.
Sleep in this business is rare. Lol.
Hi Alex
I am noticing lots of talk now about Charlotte, with so much competition investors will start buying up in Charlotte.
I see one of your US gurus is buying up for investors in this area.Cheers, WI
Yes and they going through my company to do it . That was main reason for us focusing here and not Atlanta. We knew we had a good market but more important a solid system and team in place. The word does spread so all good their. I do look forward to meeting if you fly over. Hope you make the short trip to Charlotte NC 38 minute flight from Atlanta to Charlotte NC and the margaritas are just as good in Charlotte as they are in Atlanta.
Talk soon
kylermrice wrote:A,B,C is what i picked up from my Aussie clients.It's something that is general to explain the type of investment properties i talk about:
A=upper middle class, buy for 40,000 to 60,000 depending on areas that will see more of a demand, cardinal rule number one in my book Location! Location! I'll spend around sixty for those. That's the best way to guarantee you will get that rock star appreciation. Rents around 1,000 to 1,200 a month.
B=blue collar or working class, buy for 20,000 to 30,000 rents a little better than C class maybe 50 to 100 dollars. Much better tenants that pay on time, more reliable than C class, generally just hard working mid to lower class folks. When the factory working class jobs come back this areas could see good appreciation.
C=Da Hood, the poor, and lower class, i like to spend around 12,000 to 15,000. I have done quit a few for 6,000 (that's buying for 3,000 and rehab for 3,000) You really have to be on these people. I make the best money on these properties though, it's worth the pain in my butt long as the cash flows.CA$H FLOW KING KYLER
Kyler I am with you we buy in the same ranges. Here is my out look my wife is 5 ft 2 120 …ish .. Don"t want to get in trouble their with her. Simple put if she can go collect rent on a Friday night and I feel safe. Then I invest in that area. Simple said and simply put…Yes cash flow is king and long term wealth is buying and holding…
jayhinrichs wrote:this is exactly what I do we made a business out of it…I will talk to the odd tenant, but thats rare,,, I do view each house I buy at the time we buy and after rehab.
But when your rehabber and your PM are your PARTNERS life is just sooooo much better than trying to heard cats which is what it seems like when your trusting people that are not in your direct control to take care of your investments.
At least thats my take on it after owning 100's of rentals over the years and trying to either hire staff or hire vendors… The Equity partner is the only way to go for me… And the 90% of their equity comes when we sell…. So everyone is on board for the length of the ride…
And because we are in 5 markets and growing for me to make my goals of 20 a month its only 4 a month per team in each city which is easily attainable. Like Atlanta right now is darn tough…. If I had all my eggs in the Atlanta basket we could no way be getting the volume we need…
At the end of the day when I was making hard money loans I had it cranked up to 40 to 50 a month and each of those were to rehabbers.. So we were directly involved in that kind of volume… So instead of selling the hosues off we keep them… And just let our investors come along for a PASSIVE income ride that they never have to loose sleep over… Its a wonderful thing.
JLH
Quick note I am beating your prices. Looking at opening up a supply company myself with my brothers help the one who works for Corporate lowes.
Jay just bid on 35 properties here in Charlotte. Out of those, only 4 or 5 would fit your program. So we are looking to hit that 4 homes a month mark with your company. The other batch, we are looking to pick up 15 or more homes before the end of march. For me, a real estate month is actually about 60 days in my mind. From when we buy a home, which then includes rehab , and getting the property rented. So you know our goal is changing with the market changing. More capital coming in then ever before just not wanting to grow any bigger then we are. For me it is a common sense approach. If we can do 20 to 25 homes every 60 – 90 days and every one is happy . Why change things? There will always be the guys who own 1000s of units, which is great, but so is a nice simple system that works. Greed + stress seem to go hand and hand in this business.
"Jay " you and I having a similar mindset on partnering . For us, lately partnering with our over seas clients, long term seems to be better for all. I have cleaned the rehab system up with some of your advice, being I took over the rehabs completely from Kevin ( for all of you who do not know that is my Real Estate Partner) Jay has some great advice on rehabs, and I am not foolish. If something works for someone else, and I can add it to my system to make things better and it helps us and our clients. Well that is a no brainer. Also fired two crews and one handyman, so cleaned house. Running the rehab is a lot of work but to me, that is the fun part of this business.
Now on the other hand, I am not seeing the competition like you guys are feeling in Atlanta and other markets. Charlotte is just getting the recognition it deserves with investment homes. In the last three months, we have had some heavy hitters in the USA Real Estate industry come to us . Jay, being one of them, to work out some form of partnership with my company here in Charlotte. Which Jay is again correct, the USA buyers are now jumping back in and don't look for the super high return. ( side note Jay new client from Charlotte I met him on flight back from LA and after speaking on the plane .He is now buying and lending with us ) Inside Joke between Jay and I.
Now on a different note, the holding of homes. My personal goal is 100 units, which will be a mix of commercial and single family homes. With me I can take the risk and buy some properties like Kyler and Engelo speak about, while mixing in the homes that Jay and I like to deal with. Since I own the company and live here the risk is less for me when dealing with lower end stuff.
I will agree to disagree with most about lower end homes. For me cash flow is everything. Unlike some others I am not here to sell the properties I keep. These are long term investments for myself, my family, and hopefully for future generations to come.
Sleep in this business is rare. Lol.
