12/30/2022
REAL ESTATE or REAL MISTAKE?
Anything that generates good and sustainable income
At RISK, unless properly managed, are Chalets, Properties with Defects, Properties after Fire, neglected and with a total absence of Care and Love that is Visible...Bad Vibes..kind of possessed or abandoned...Chalet Rental works if it is managed well but there can be 10 months of the year with no rentals and heavy yearly charges..so that is not viable as an Investment..unless you have Deep Pockets and can subsidize the heavy losses (revenues less Carrying Charges).
Land in Cities no matter how small is scarce and maybe find a narrow lot and build something original..or a shabby old house and find a way to renovate (most of these fixer-uppers are often for an ‘’in’’-opportunistic crowd of Agents, Brokers..low hanging fruit.) and maybe instead find room to add a new Structure even 12x16 over 2 levels..a tiny House..as long as you get permitted for it..maybe it’s an Old Garage that can be turned into a swell tiny townhouse..it is all about Good Design, Originality and seeing opportunity that Others have overlooked...The Pros know where to find the Deals because they pay their Agents well and full commission..no sharing commissions..the full 5% and repeat business by being in Good Faith, Honest and Fair.
The Pros also have either the Experience or Humility to turn for Help... Getting a Draftsman to Design Something For Permis..and Getting a Designer to Draft Something truly architectural and unique..are often 2 distinct things.
For Permitting, usually, be Scant about Details and avoid too many Questions. What matters to them is primarily the Outside Appearance, the Height, and the Openings (because they can invade on your Neighbor’s Privacy ), if too close. Also, some Cities limit the % of Openings on a Wall..stuff like that but I am swaying off your Question.
Condominiums are at the greatest risk because they are a Dime a Dozen and also have heavy monthly HOA expenses..New units are continually being built so you are Competing with New Condo Developers..and they have also modified the economics of rentals…so in some Towers, you may see Owner Occupants only (quite rare..maybe on Nuns Island), a few Rentals by Ex Owners that got divorced or moved, Speculative Owner..(many from China or the Arab States that pay Cash and Buy and Hold..with no rental), Wise Guys that rent AirBnb for a Season, then lose that Income. If you have a Portfolio of 12 units (some houses, some townhouses, a few big apartments 5 1/2, in triplexes and Duplexes..those are steady earners-keep them long term-never sell them, then you have Multiplexes that get hit by a 2x4 as Rates and Go up..because they are more sensitive to Interest Rates.,.and their Value goes down from 12xrevenues to 6 times revenue, especially if it looks shoddy with shoddy tenants.
https://www.youtube.com/watch?v=L7W0IdM5eTIYou can put up with a lot of Pain and BS if there is a GameChanger, like that sweet loft and garage that you add from the Ground up like in the Video above (prefab) or fix up an existing Garage in the Yard-Expand it with Lean-too/ addition (add square footage if you can..you will get it back when you sell..and it can generate Income (could be an Airbnb next to your Dwelling).
Tenants are there for a Long Time so pick them carefully. You can choose the tenants you want when your place is very attractive..so work on that..add Features that are potentially useful..terraces...Saunas?, Bike Storage, Nice Landscaping) and over 10 years, you can morph a shoddy-looking Plex into Something of Enduring Value. Low Quality finishes like laminate floors are great for a Season but consider adding the real 3/4 inch Hardwood Floor..it will pay off in the long term..also changing doors with real wood quality (more fireproof, better sound absorption) doors can up the Vibe.
https://www.youtube.com/watch?v=-quJ1AfJNF4**BUILDING A DIY GARAGE W/APARTMENT | TRENT & ALLIE**
Look at the Replacement Value Beneath..how much is it a Square foot? Often in high-rise Condos, they’ll sell for 250$ to 500$ per sqft..and the price goes up about 7% per year on average (inflation will not go away hélas)...
So Land in Cities Goes up double the Inflation Rate..especially if they allow going Higher..if you go from a District 2 stories and they now allow R-6 or R-10, it is 20X in Value..so that is where the big money is made. My Family-in-law in Casablanca explained this to me..many of their Friends made fortunes that way..because of Rezoning..and usually the ‘’in’’ crowd, the opportunists are there long before you and they’ll start buying around a future Light Rail Station, years in advance.
The Patient, the Ones that play the long game win out..but invest for a Reason, not just for a Season.
Redevelopment opportunities are born in a Bad Economic Climate where an Old Refrigeratewd warehouse of 25,000 sqft (selling for $2 million) gets redeveloped into Mixed Use, A Mix of Offices, residences and Coffee shops or Banner Outlets like Whole Foods or Nike..the Banks will fund those Endeavorsz but you have to spend the Money on the Architectural and Design Work..and sell your Vision to Renters, to Banks, to Suppliers that can Fund you.
LOVER LIFE LOUD AND CLEAR
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