Purchase Price: 110,000

Balance: 85,000

Monthly Mortgage/Taxes :1,090 (220ish to principal each month)

Neighborhood Comps: 220k

Interest Rate: 4.25%

I own a 3 bedroom one bath single family home in the Central New York area. Decent school district, decent fenced in yard. I've recently moved into my girlfriends house and am trying to decide on what to do with my house. I'm leaning toward renting it out, but I'd like to have this be a pretty passive income stream. So even though I'm handy, I'm likely going to go the route of hiring a property management company if I do decide to rent.

I feel like a reasonable rent for my house would be around 2,200 per month. Any repairs I do to the house would be minor prior to renting it out, likely adding some insulation to my attic or checking the airflow up there (Ice dams started for form at the end of the winter) and resealing the tub which is functional, but ugly. I think the expectation is that property values will continue to climb in the area because it is within a 15 minute drive of the new Micron plant being built in the area.

In my head it kind of feels like a no brainer to rent it out and just throw the profits into the SP500 or something, which is likely what I would do with the profits from selling the house, but I'm just looking for some perspective from those who have gone into this with a single property without plans of accumulating more property. Any input would be greatly appreciated.

 

What's the best free service to report eviction judgement to tenant's credit report?

I know I won't see a dime. I just want a free way to report it to their credit bureau after all the stuff they put me through. They 99.99 percent won't care but I want to.

Hello all! I am looking to get some advice and guidance on a home that I own and currently rent out.

We purchased the home in 2018 and owe approximately $165K on the home with a 2.3% interest rate.

It is currently rented out for $2150/mo in a great neighborhood and area. We unfortunately were tagged to move out of state for my job so we opted to rent out the home in 2021. The house is in great condition with a new roof, new siding, and a lot of major upgrades in the house. We currently have no desire to move back into the home or the area it is in.

Recently, a major construction/shopping center project was approved in the area, leading to some drastic traffic impacts on the particular street the home is on. My property manager told me that there is a lot of concern about it impacting property values, as it’s going from a side street to the Main Street and bringing in a LOT of traffic.

The home is valued at around $320K and we are contemplating selling it. Once everything is paid, we would be looking at keeping roughly $100K-ish in profits.

Originally, our plan was to dump the house around our ten year mark (take advantage of military members being allowed to skip capital gains tax if occupied for 2/10 years versus the 2/5 years) and then doing a 1031 exchange to buy our final home, but a recent change in my career trajectory has us now putting off that final home purchase until 2031 vs 2028 as we planned.

I can always dump the money into a brokerage account since I’m fairly certain we would be exempt from capital gains tax and hold the money in there until we are ready to buy again.

That said, what do you think is the best way forward? We have had a decent experience as landlords, but our overall plan was to retire from the military (four years left) and have a paid off house (we also own a few other properties to accomplish this).

If you were in my shoes would you continue to hold the property and see what the market does with the major change (and losing out on property value) or hold until the 10 years of ownership mark and then sell?

Are there any other factors or things I’m not considering with selling a rental property?

Im not currently working with a realtor. I have done multiple deals before. This one seemed pretty straightforward. Then we had an inspection and the inspector noted : 1) He thinks the house has structural issues & that one of the beams on top of the post is crooked/twisted and there are cracks on the walls he thinks are from that & that could be a $10k or $100k problem 2) trusses in the attic have cracks and need to be repaired and he’s estimating thats another $10k. Im getting mixed feedback on it though and want to know in situations like these how do you even handle negotiations with seller. Their agent told me they did a clean pre-inspection and everything was clean on their end. So I was surprised to find these major issues on the house and not sure if it is exaggerated or not. I have already reached put to a few engineers. How would you handle this with ?

Trying to figure out if I'm the only one dealing with this or if it's normal at small-mid operator scale.

Across my portfolio I have: single-member LLCs, TIC co-ownership structures (one with a capital partner doing 1031 proceeds), syndication GP entities with  LP investors, and  holding LLCs that sits above operating LLCs.

My tax accountant deals with it transactionally. My attorney creates legal documents for each entity individually. But when I try to answer a simple question like "what’s my equity in the portfolio" or "how much of last year's appreciation flowed to me personally after accounting for all the entity stakes" — I'm building Excel for two hours.

Some questions for other operators with layered structures:

Are you using any software that actually handles ownership-graph rollups? I personally use Yardi Breeze Premier, but my research tells me other software are all property-centric in my experience, not ownership-centric. (Unless you buy pricey Investor modules)

How often do you present LP reports where you need personal-vs-entity-vs-property views?

Is this a "me problem" or a common headache?

Insights & best-practices would be appreciated.

You put in some info, Claude tells you it's 99% certain. Then you point out a flaw and Claude says "you're absolutely right, my bad!". Of course, it's a tool like anything else, and you need to do real, in-person DD. But has anyone successfully done a deal at least in part with Claude assistance?

Materials cost 1,645.71 and labor is $4,844.00. So total is 6,489.71. Triplex and I plan on renovating the other 2 units within the next 3 years

Tile Removal (Labor)

$1,440

Plumbing Installation (Labor)

$384

Plumbing Removal (Labor)

$384

Vanity Installation (Labor)

$192

Light Fixture Installation (Labor)

$192

Tile Installation (Labor)

$1,440

Painting (Labor)

$192

Electrical Work (Labor)

$420

Logistics Fee

$200

TOTAL AMOUNT

$4,844.00

Renovating the bathroom can increase rent and home values, I know that. The bathroom needs to be renovated. Trying to see as an investor should I possibly try to go cheaper.

I am currently deciding between purchasing a duplex, or two single family rental properties.

Typically I’d always go duplex, but in this case, the duplex needs severe renovations. it’s about 70 years old, has aluminum wiring and all cast iron plumbing. Because of this, insurance is through the roof and I’ve only found one insurer that would cover the property after working with multiple brokers.

The total up front costs (down payment, renovation, insurance, & closing) are almost equal. The two single family homes are more expensive, and would also require some up front renovations but nothing too crazy.

All in all, what would you prefer?

The duplex would require about $125K between down payment, closing costs, renovations, & insurance.

The 2 single family homes would require $140K for the same.

Net monthly cashflow post renovations is a bit better for the duplexes. Property appreciation, liquidity, and tenant quality is better on the single families.

the 10 & 30 year returns are about similar and have more to do with local area changes than their economics today, so it’s somewhat of a shot in the dark there.

Curious to hear from other investors. My current portfolio consists of both SFH and duplexes.

Monthly Motivation Thread

Welcome to this monthly series. This post will repeat monthly, on the 21st of every month.

This is your opportunity to share your successes, accomplishments, as well as provide us with an update on your goals and strategies as they pertain to Real Estate Investing.

Example Questions:

1. What are you hoping to accomplish this month?
2. What method(s) are you using?
3. Have you closed any interesting deals recently?
4. What mistakes did you make, and what did they teach you?
5. Anything else you learned and would like to share with others?

Veteran investors feel free to provide useful tips and feedback to other people's goal, as well as some of your recent successes, or failures.

I'm trying to add a mezz level of debt to reduce my equity raise/increase IRR and wondering if any lenders to construction-to-permanent loans on multi-family residential buildings?

Thinking if I can raise the necessary deposit first, get the const-to-perm loan, start demo and building while I work on the MOU permit (turning the building into a boutique hotel), keep raising for the soft costs. Plan is to have the MOU in place at the 24 month period and refi into a SBA 504 for the soft costs and furnishings to launch the property.

Is this doable? I mean, I know it will be complicated and the timeline will be tricky and nothing is guaranteed. But does such a loan exist? Anyone have experience doing a similar deal?

I recently opened a chase business ink for my llc and wanted to pay my contractor with it. I’ve tried using Melio and Plastiq to send a wire but both seemed to reject the payment. ChatGPT tells me it’s because visa flags personal construction projects. My contractor only takes wire or Zelle.

This must be something others have used a business card for, I’m curious how you did it.

I’m out of state and can’t just buy the materials with the card either.

So I have an office so showings are more simple, but my son has a few rentals and got upset at how people wanted to see them at inconvenient times . I made him up some rules: please add or subtract make comments or warnings.....

Self‑Showing Lockbox Procedure

1. Drive‑by requirement

1.1. All prospects must first drive by the property and confirm they like the location and exterior before any access is given.
1.2. If the prospect has not driven by, do not give a code.

2. ID requirement

2.1. Before receiving a lockbox code, the prospect must send a clear photo of a valid government ID (front).
2.2. If no ID is provided, no code is given, no exceptions.

3. Sending the code and notice

3.1. When sending the lockbox code, always include the standard notice:

>

3.2. Include a time window for use of the code (for example: “Today between 3–7 PM”).

4. During the showing

4.1. Prospect may enter only during the agreed time window.
4.2. No one is allowed to remain after the showing, bring in belongings, or sleep in the unit.
4.3. No one is allowed to give the code to others; access is only for the person who was given the code.

5. Key‑back confirmation

5.1. Prospect must text “key back” once the key is returned to the lockbox.
5.2. If no “key back” text is received by the end of the showing window, the owner/manager must:

• Go to the property,
• Confirm the key is present and the unit is secure, and
• Address any issues immediately.

6. Code changes

6.1. The lockbox code must be changed between prospects.
6.2. The code is changed at the owner/manager’s convenience the same day, after:

• A “key back” text is received, or
• The unit has been checked in person if no text was received.

7. No possession without paperwork

7.1. Access via lockbox does not create any right of possession or tenancy.
7.2. No one is permitted to move in, stay overnight, or store belongings until all of the following are complete:

• Application approved,
• Lease fully signed, and
• Deposit and first rent paid.

7.3. Until those steps are completed, any presence in the unit beyond a brief showing is unauthorized and may be treated as trespass.

8. Documentation

8.1. Keep the following records for each prospect:

• Name and contact information,
• Copy of ID,
• Date and time window of showing,
• Lockbox code used, and
• Whether “key back” was received.

8.2. Note any issues (late key return, suspicious behavior, damage) in the file and do not re‑show to problem prospects.

Trying to keep this story short but not leave out anything.

I purchased a house for sale by owner in August of 2025, I was told by other investors in the area always have the septic system checked, so I paid the local health department to inspect the propertys' septic system.

The previous owner 'got' the report and said it passed everything, so I said great and proceeded with the purchase. The whole trust but verify went out the door here, definitely a mistake on my part.

Fast forward to today, we are having several septic issues, and I decided that I would have to bite the bullet and replace it all, we went to get a soil sample done and when the tester spoke with the county Health department, they said that they actually condemned the septic system in the house back in August (when the report was done) and that it needed to be addressed prior to selling the house.

Basically the previous owner lied to me about it, because she probably didnt want to lose the sale.

We did everything at a lawfirm/title company, I am wondering if there is any chance of me suing her since she blatantly lied, it is all in a Email string.

I am working with the firm to get all the documents that I signed and I am working with the health department to get the official report that I paid for prior to buying.

Canton IL is where the property is located (Fulton Co)

TIA

Edit update 4/14

I have a call on 4/15 with a real estate lawyer, I requested the docs from the health department, and I received all of the docs related to buying the property which I forwaded to the lawyer.

Update 4/15

Spoke with lawyer, we are still waiting for the inspection from the health department, but he says that with the email stating it was 'passing' and the actual inspection saying it is condemned (whenever we get it) this is a clear cut case for fraud and we can easily move forward to next steps.

Update 4/17

Report showed up but I'm a little confused the comments say it does not meet compliance but the check box says it does

I forwarded it to the lawyer

- purchased in 2022 for $312,000 (was listed $350,000)

- currently owe $278,000

- appraised value $350,000

- rental value $1350 each side

- mortgage $2950

- co-owner lives onsite. Only one side of double is rentable

- retable side currently vacant (did have a 1 month long lease for $2400)

- both sides need new AC. Quoted 12k or 0% interest $850 per month

My opinion:

Not cash flowing. Has not appraised much. Taxes and insurance keep going up. Southern city with annual hurricanes. Think it’s better to cut loses then continue to invest money in the hopes the market turns or we can STR.

I have other rentals that do currently cash flow that I own independently.

Co-owner opinion:

We are in an economic down turn so not a good time to sell.

I think as it’s their primary home it’s different for them to invest money in it or not make any off of it.

Over saturated market.

**

I would like to sell. If we don’t and I can rent it for $1450 or so furnished and I don’t pay anything else out of pocket and she covers all other expenses I’d be fine, but that’s not realistic with needing a new AC or maintenance cost.

So is it a good time to sell? Would you try and get STR approval? Would you try and do more monthly or mid term rentals and break even?

Wondering how best to deal with this. I own a commercial property with a parking lot and a small outbuilding that are being broken up by the roots of my neighbors ficus tree. Reading up on ficus, it looks like there is no real way to get it to stop ripping up the concrete, and would have to be removed. I’m doubting this neighbor would approve such a drastic action.

Are there any other remedies? If I salt the area the roots are intruding into, would it stop root intrusion? Anything else I can do?

What could I / should I ask of the neighbor?

Property is located in Southern California.

Thanks all

First time investor, and I have a decision to make regarding pets. This is a single family home that I just remodeled. I feel like everyone has a pet and I also don’t want to break up a family. But I also don’t want to let emotion ruin my investment. What do you experienced people do?

In my state, I’m not allowed to advertise the property until I close on it - so I’m looking for a way to meet other real estate investors in this town and sending them the deal and ideally wholesale it.

I don’t live anywhere near there.

If you were were in my shoes, how would you find a buyer for this while UC without advertising?

Monthly Blatant Self-Promotion Thread (Within Reason)

Welcome to this monthly series. This post will repeat monthly, on the 14th of every month.

This is your opportunity to promote a blog you run, a YouTube Channel, real estate related business, or additional content that otherwise may be removed from the sub. This thread will be lightly moderated and the Mods do not endorse or condone any information found on content linked within this thread. Perform your due diligence. Caveat emptor!

Rules

1. No coaching and mentoring
2. Must be real estate related
3. Pass the 'within reason' test

Following up on my last post where I got some great feedback of what to do with my self managed portfolio of small multis in the Northeast, I'm back for more advice.

I'm looking to buy a $2M–$3M property with a 1031 exchange and I’m considering ditch the Northeast for better numbers in the Midwest/South.

​My concern is, locally, I can visit the property and keep tabs to make sure it's in good working order. Remotely, especially in smaller towns, I’m at the mercy of a PM I’ve only met a few times in a town with maybe one reliable HVAC guy.

​Am I trading "known" headaches (taxes/age) for "lethal" ones (lack of oversight/small-town stagnation)? To those who moved capital long-distance: at what unit count/price point did you feel comfortable that the property was "large enough" to be managed professionally without you being there? I look at a lot of properties listed and it's hard to see it not being a struggle. I would have thought $2-3m would get your enough property to have safe scale but maybe I was being too optimistic.

To title company, "Hi, I’m assigning a purchase contract. Do you require wet funds from the end buyer for an assignment, or can you close with the buyer’s funds coming in at closing?"

I learned some title companies require funds while the "signatures are wet." Meaning, wholesaler needs the funds or transactional funding.