Tuesday tip:Investment Properties! #soldbythecraftteam #thecraftteam #craftrealtyteam #craftingnewbeginnings #followluke #nexthomerealtycenter #nexthome #cypress #tomball #spring #waller
I think one of the best ways to increase wealth and add versatility to any financial portfolio is with real estate. In my experience, one of the simplest real estate investments to manage and understand is the single-family rental; town homes fall under this description as well. There are multiple approaches to this type of investment, and you can begin this portfolio at any point in your financial life, but in my opinion, the sooner you start the better off you are. There are two models I think lend themselves best to the young investor.
Let’s say you’re a single 20 something and have managed to save enough money to cover the down payment and closing costs for a small single family or town home. I usually recommend keeping your budget low enough to be able to tolerate a 15 year mortgage so you can build equity faster, but that is not always the best option if you plan to hold the property for a long period or have limited cash reserves. There are two approaches that I have found work well for the first time, younger investor. Scenario 1 is to get a roommate with whom to split the rent and the carrying costs OR in scenario #2, have a roommate or live alone but make a plan to improve it and sell it within five years and buy another one or more rental properties. Doing either scenario under a 1031 exchange can help defer taxes. This is of course a topic to discuss with your tax advisor.
How will investing like this make money you ask. Financial discipline is the key to success in either model. Instead of spending all that rental income or counting on it to pay the rent, save it. This simply will not work well if you need that roommate rental income to cover your PITI. Let’s look at this from both examples.
Scenario number ONE:
This is basically a long-term rental. The idea here is to save some or most of the rental income to purchase another home and KEEP the initial purchase as a long-term rental.
Ideally, you will have a long-term income generating property, and you will be on your way to building a portfolio while investing in yourself with your own home. You may even want to follow the same model when purchasing the second home and get a roommate or buy a duplex and live in half while renting out the other side.
Either way, there are some snake pits you need to avoid or at the very least be prepared to address. First and foremost, in any real estate consideration is location. You will need to know the historic trends for this area. What has pricing done over time? Have there been any events that might stigmatize the area or put your property at risk (AKA flooding, earthquakes, mudslides, hurricanes, plant explosions, high speed rail to be developed nearby, etc.)? Have there been significant jumps in taxes? Any of these can kill your return on investment and ultimately make your investment a poor one.
Be careful about investing in properties older than 30 years that have not had extensive mechanical and structural updates. Older properties have older property issues such as galvanized pipe problems, roof issues, foundation problems, asbestos and lead. One or two of these may be addressable but could cost you and will requiring a greater holding time to recoup that investment and is something you will need to factor into your offer price. MAKE CERTAIN you get a thorough inspection and, in my opinion, it is worth the extra time and money to get additional inspections for roof, mecahnicals and WDI (wood destroying insect). For investment purposes, I love homes that have been structurally and mechanically updated but are stuck in their time period. Cosmetic updates can be done over time and as part of an income producing property may be deductible. Score!
Keep in mind, you will also be making this your home even if only temporarily so the location and layout need to work for you as well, and you will also need to factor in the cost of HOA fees and any potential assessment fees. Those amenities may be worth the extra cost as not only will you get enjoyment from them, but your future tenants will as well making the property easier to rent in the future.
Scenario number 2:
The same cautions apply here as with #1 but with less room for error because of the time frame. This is basically your hold and flip model. It’s often used by more experienced home buyers and investors, but even a novice can do it as long as he or she has some capital. This requires more market knowledge and a bit more luck. Since the plan here is to basically hold until you have maxed out the tax value, you need to be sure that the area is appreciating in value and the location is very desirable. You also do not have as much time to recoup large investments in items the consumer will not appreciate such as re-pipes, new windows, or foundation repair. Most consumers do appreciate new roofs, new mechanicals and new appliances so those will likely be worth the investment, but like with any RE purchase, any needed improvements should play a factor in your offer price.
With this property, the rental rate carries a much more significant weight as you only have a limited amount of time to profit from that … I tend to think of these more like a flip property. Can I make a significant profit between rental income applied to the PITI (principle, interest, taxes, and insurance) and resale value after improvement costs? On these, it’s not unusual to take a contractor along with you during a preview or in Texas during the option period to see what your “all in” cost will be and make adjustments to your offer price accordingly. Once you sell, you can roll the proceeds into another income producing property or maybe even two properties, or a duplex/triplex as mentioned in Scenario #1.
Real estate investing like any investment carries a certain level of risk. And there are other factors to consider. Can you tolerate the fluctuations of the housing market? Do you have a back-up plan if the market turns and you need to hold longer than expected? Do you have the personality to be a landlord? As with any investment, it is always best to seek out advise from an accountant, financial advisor and/or an attorney. And always consult a licensed Realtor who is knowledgeable about the area in which you are considering.
I watch a lot of HGTV. A LOT. It’s hard to resist– a bit like watching a fairy tale unfold in real time. The magic fairy (AKA witch) has cast a spell over me. I am now convinced that with the proper tools and access to Pottery Barn, I too can be a designer/contractor genius.
It begins innocently enough. I peruse the bathroom space – dingy Melamine cabinets with peeling sides, an ostentatious lack of hardware and several chipping baseboards. I make the call to focus on that and leave the wall paint and tile for another day. I don’t have a tile cutter after all and haven’t read that book yet. But cabinet paint, cabinet paint I can handle. I budget $200 and two hours of labor.
I buy the equipment. Carefully chosen hardware from the local hardware store’s sale bin, plastic drop cloths, painter’s tape, paint, drill, sandpaper, and hardware guide. I am good to go. I get to floating and taping.
Huh. The painter’s tape isn’t sticking. It just curls off … and then sticks to itself. Hmm. Well. That’s no good. I set the tape down on the drop cloth. Now it sticks … to the drop cloth, my shoe, and my dress. No problem. I was going to need to change. I toss the green tape in favor of good old blue, and trade in the sundress for shorts and a tank top. I re-do the plastic drop cloth. Much better.
Paint tape, check. I move on to the hardware. Being a veteran DIY viewer/reader, I know enough to prep for the hardware before painting. I pull out my hardware marker and start marking. Perfect. I line up the drill and voila! Beautiful holes. I want to see how fabulous my handiwork is. I line up my handle. Hmm. Holes are too close together. I re-measure. 1/16” off. No problem. That’s why they make wood filler. I quickly fill in the hole and move on to the next one. This time I get the spacing right, but it’s crooked. Maybe there’s something wrong with my level. I shake it. Bubbles are fine. It must have slipped. I’m starting to wonder if I have enough wood filler.
An hour and a half later I have completed my hardware holes and am down two jars of wood filler. Not a huge blow to the budget – just a measly $5.00. The new hardware will cover most of the holes. I am filled with renewed confidence and am ready to tackle the peeling Melamine.
I pull out the wood glue and begin my first peeling section. I work both sides until they are tacky, hold them together, and voila! Fixed Melamine. I move on to the next door … and see the Melamine from the first pop off. Huh. Maybe I need to hold it longer. Six tries. No luck. I decide to head back to Home Depot for a clamp.
$30.00 later and the clamp just slides down the door. Melamine hates me. I officially hate it back. I take a deep breath. It’s just a little hiccup. I decide the paint will seal it.
I am way behind schedule. I re-think priming. I decide to prime the peeling sections only. Seems to be working – somewhat. Between the glue and the primer, the peelings are sticking. Aside from a few unsightly drip marks, they look remarkably better. While attempting to correct one cabinet, I notice the bulge on the bottom side of the other. Huh; didn’t notice that before. I investigate and discover water damage from an overturned shampoo bottle. No problem. Sand and prime with Kills -– take that Melamine!!
I begin my sanding with my heavy gage sandpaper – no fine grit for this job! The cabinet appears to be shredding. I now have a mess of wood shavings on the floor. I google “water damage and wood shredding upon sanding.“ The news is not good. You shouldn’t sand water-damaged particle board. I say a bad word. I google, “wood sealants.” And I embark on another trip to home depot.
Wood sealant and can #2 of Kills – $94.23. Budget is starting to take a hit.
Hour three and I am ready to paint. I am back on track and rocking it! This is my forte: the paint is looking good. Nice clean brush strokes, beautiful cross hatching, a few loose brush hairs and some sawdust … wait. That’s not good. That’s not good at all. I cuss a little. I take a paint cloth and wipe down that section. I’m ready to repaint when I tip over my paint cup. I cuss a little more. It’s OK. I congratulate myself on my flawless drop cloth application. No harm done … until I sit in the paint. Words I didn’t know I knew fly out of my mouth. I decide I need a break and opt to get some water.
Walking back, I see it — the trail of oil-based footprints leading to and from the kitchen. What can only be described as a primordial scream escapes from my throat. I scrub off my foot with mineral spirits. I remove my shorts before cleaning the floor. Pretty smart. No sense risking more paint on the wood floor.
I make my way back to admire my paint job and toss the shorts in the corner. It doesn’t look as good as I thought. It probably just needs a second coat. I read the label. Three hours between coats. Are you *&%$ing kidding me??? It’s Ok. I can test out one of the handles and see how it looks.
So far, so good. Screws are a little long, but I have extra nuts. I’ll just double bolt. Not bad. As if to taunt me, the faux drawer slips, revealing a gap. Great. It’s broken. I pull at it a little and the whole face comes off in my hand. I yell many, many more bad words. I recall the ineffectiveness of the wood glue and opt for super glue instead. Stupid drawer thinks it’s going to get the better of me – think again drawer face!!
I spread some super glue on the cabinet and set the faux drawer face in my lap. Sweat keeps running into my eyes and I am pretty sure I have paint in my hair. I’m getting dizzy from the fumes from the glue and the mineral spirits. I persevere. I spread the glue on the drawer face and let it sit a minute to get tacky. I’ve got this! I lift the piece up. Drawer face has won.
I have super glued it to my bare leg. I hear myself sob. I rip it off my leg. … along with a chunk of my skin. Now, I’m bleeding. I crawl over to the toilet and pull off some toilet tissue to stick on the wound.
And it is at this point that my husband walks into the room to assess the progress. He doesn’t say anything at first. He just raises an eyebrow. I look around. I am half naked and bleeding, covered in paint and sweat. The room is covered in a mix of paint, sawdust and hardware … with my shorts tossed in the corner and a broken drawer face at my paint-stained bare feet.
He finally breaks the silence, “Call the guy …” and walks out.
I start to protest and then finally nod in tearful agreement. The HGTV siren has guided my ship toward the rocks once again …