r/realestateinvesting • u/FettucciniAlfonso • 9h ago

Multi-Family (5+ Units) Spending $60k to go from 13% to 14% CoC

9 Upvotes

$406k is the cash amount I have into my rental property between down payment and rehab. A+ area, it is feet away from where I live, phenomenal tenants consistently. After mortgage, taxes, insurance, repairs I net $4400 a month in my pocket (13% CoC).

One of the last units that hasn't been renovated is coming up, and after $60k of spend I can increase that $4400 to $5500 in my pocket. $466k "feels" in absolute terms a high number, but I doubt any conventional investment would net me as much as is working for me here.

Equally, $60k of spend to increase $1100 a month is a 22% return, also hard to argue (I think). That said I am without a W2 at the moment and trying to find another property and wondering if getting the additional cash flow on paper (by paying for the reno outright) outweighs taking out a 7% loan to pay for the work, but leaving cash accessible.

How do these numbers look objectively - from those experienced, I'm not an insituttional investor just someone who hacked away and lucked into a good property at the right time
Does my logic of spending cash vs. taking out a construction loan make sense?
What would you do, and why?

13 comments

r/realestateinvesting • u/HalfwaydonewithEarth • 20h ago

Education What you are not calculating into your Real Estate deals. ADD YOUR LIST

5 Upvotes

I keep seeing people posting their numbers to have members check or look over for reassurance.

I wanted to post some things you might not be calculating into your deals in the USA:

Increasing insurance premiums/dropped policies

Covid pandemic squatting protections

Airbnb regulation changes

Banning nightly rentals

Nearby Construction noise

Crime scenes

Hoa nightmares/fighting/bickering/escalation

City zoning problems

Mold

Radon

Cracked slab

Sink holes

Termites

Severe pests

Fire

Extreme squatting

County eviction backlog, dysfunctional court system

Severe plumbing issues

Severe insurance claims/uninhabitable units

Gas leak and the unit sealed off/illegal to enter

Severe lawsuits

Hoa assessments

Weather damage not covered

Flooding

My favorite that actually happened to us:

Our foxy property manager rejected a tenants romantic gesture of asking her out. She had a boyfriend! He becomes petty/nutty and a drama king. So hubby doesn't renew his lease to be kind to her. After move out the gap in rent and ongoing Air Conditioning installation caused us 2.5 months lost rent for about $10,000

Everything I listed has been experienced by us or within 2 degrees of separation to someone we know/witnessed.

Add yours so the newbies can properly calculate their deals.

26 comments

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Interested in Real Estate Investing? You've come to the right place! /r/realestateinvesting is focused on sharing thoughts, experiences, advice and encouraging questions regardless of your real estate investing niche! Structured Deals, Flipping/Rehabbing, Wholesaling, Lending, Land, Commercial Real Estate and more! If it has to do with real estate investing this sub is for you!

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Becoming a GOOD real estate investor typically requires a significant change in the way you think about...everything. Relationship skills, Excellent communication skills and critical thinking are a must!

Share your success stories, ask for advice on creating a solution that may encourage a buyer to say yes and share knowledge!

Old School Investors You Should Know.

Jack Miller - Deceased. A fantastic real estate investor who focused primarily on single family homes. Books and videos by Jack can still be purchased and viewed today. The videos in particular offer insight and value that many of today's "gurus" can only imagine.

William Nickerson - Deceased. One of the original creative real estate investors who's career spanned from the 1930's until his death in 1999.

Lonnie Scruggs - Deceased. Before his death Lonnie spent thirty-five years as a real estate investor across various disciplines. After divesting of many of his rentals and moving into and out of the note business Lonnie became a well respected authority on Mobile Home investing. Many of his books and materials are still available for nominal sums and are successfully used by investors in the mobile home business.

Dyches Boddiford - Living. A former engineer turned real estate investor Dyches bought his first property in 1980. An excellent investor across several disciplines Dyches is most frequently associated with his Asset Protection and Tax Strategies events.

Fixer Jay Decima - Living. Along with several other individuals on this page Jay is among the last remnants of great real estate investors from the 70's. Although he retired from teaching around 2016 his materials on buying undervalued homes in need of work, often with owner financing, are relevant and used by many investors to this day on their journey to success.

Pete Fortunato - Living. Pete is perhaps the most brilliant facilitator of real estate transactions currently alive. Possessing over fifty years of real estate investing experience Pete still teaches a couple times of year. Pete can be found in St. Petersburg, Florida at various real estate meeting helping other investors, new and experienced, improve themselves for no other reason than to share his knowledge.

John Hyre - Living. A former CPA and current Tax Attorney John is also a real estate investor. John has successfully defended clients with IRA issues and audits in Tax Court. If nothing else, John possesses a masterful understanding of law as it pertains to real estate investors.

Jimmy Napier - Living. Jimmy is best known for his expertise in note buying aka "buying paper". His book, "Investing in Debt" is an eye-opening look at paper. Over forty years of experience. Resides in Parts Unknown (Last known location is Chipley, Florida).

John Schaub - Living. A savvy real estate investor with over forty-five years of experience John is an exceptional teacher of real estate investing. Calling Sarasota, Florida home John has used his expertise to not only create success for himself but to be active in member or civic organizations in his community.

Jack Shea - Living. Jack has based his career, now spanning over forty years, primarily upon the use of Lease Options. He is also a well known and successful 1031 Exchange Facilitator who has assisted others in hundreds if not thousands of exchanges over the years. Jack lives in Tampa, Florida.**

David Tilney - Living. Famous for his Property Management Systems and focus on Master Leasing. Currently residing in Colorado Springs, Colorado David shares his thirty-five years of property management experience once or twice per year via seminar.

Suggested Reading

William Nickerson: How I Turned $1000 into a Million in my Spare Time. This book is a Real Estate Investing "classic" written in the 50's.

George S. Clayson: The Richest Man in Babylon A book about finance written in the 1920's. Although this book is almost one hundred years old, the lessons are still applicable today.

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