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Real Estate Investing => Rehabbing, Fix and Flip, Rental Properties => Topic started by: BigLen on June 29, 2007, 02:31:56 am

Title: Saftey tips for inspecting vacant property
Post by: BigLen on June 29, 2007, 02:31:56 am
Hi ya all,

I have been looking at more vacant properties in higher crime areas and would like to know if you had any tips for me. 
Title: Re: Saftey tips for inspecting vacant property
Post by: LoriK on June 29, 2007, 06:04:38 am
Are you sure you want to be investing in high crime areas?

Here are ways to help keep you safe during your visits

- Don't go alone
- Bring a cell phone
- Always tell someone where you are going to be and when
- Only go during daylight hours (early morning is always good, criminals sleep late   :biggrin )
- When entering the building, call out to let anyone who might be present know that you are coming in.
- Carry a big stick
Title: Re: Saftey tips for inspecting vacant property
Post by: Rich_in_CT on June 29, 2007, 06:16:59 am
Get a gun.
Title: Re: Saftey tips for inspecting vacant property
Post by: petemfa on June 29, 2007, 06:54:08 am
Rich is right.

In most states if your a law abidding resident getting a "carry" permit is not a big deal.  The police will want to know why you feel you need one but just tell them you collect rents in high crime areas and you don't want to be unprotected.

Title: Re: Saftey tips for inspecting vacant property
Post by: JaredfromIndiana on June 29, 2007, 07:06:56 am
If your talking about buying a home in a high crime area, what are you going to do with it?  Flip?  Rent?  I would hate to see what kind of tenants you get in that kind of area. 
Title: Re: Saftey tips for inspecting vacant property
Post by: bizarrefun on June 29, 2007, 09:42:44 am
wake up early early...thats what i use to do years ago,,,and i'll be doing it again....

usually 5-6am is a good time to get there and wrap up early afternoon,.,,,

i try to stay in seedy areas...not very high crime....

also do all (try) your work in doors with everything locked (in basement),,,when someone knocks just yell out the window,,,never answer the door.....

also tell anybody in the neighborhood you are the contractor (whoever asks),,,,not owner,,,,,,,

p.s. there are lots of rehabb tricks if plan on renting it out section 8 .u have to know Section 8 rules and its easy......if u are going to flip get the tenant (section 8) in there....its more appealing to an investor...

my 2 cents

Robert A. Doncaster, Jr.
Import/Export Entrepreneur & Investor
*** DO YOUR HOMEWORK ***

Chicago Illinois USA
& sometimes Salzburg, Austria


Title: Re: Saftey tips for inspecting vacant property
Post by: Bluemoon06 on June 29, 2007, 10:15:17 am
Get a gun.

Get a gun and a stick.  If you get your carry permit you will learn that the rule of proportional defense.  That means that if you run into a crack head who doesnít have a gun then you canít shoot him.  So you have to beat him with the stick.
Title: Re: Saftey tips for inspecting vacant property
Post by: bizarrefun on June 29, 2007, 10:20:18 am
conceal and carry works for me  :)


also i keep a pipe in my car at all times....how many times i reached for the steel pipe and showed it will diffused most situations

i keep the 3 foot pipe hidden behind my visor,,,,,,for all you woman out there  do it!!!!!!  all i do is reach up and BAM WHAM SLAMMED~!~\\\

p.s. plus it helps me to break those lugs when i change a tire,,,leverage  hehe

my 2 cents

Robert A. Doncaster, Jr.
Import/Export Entrepreneur & Investor
*** DO YOUR HOMEWORK ***

Chicago Illinois USA
& sometimes Salzburg, Austria

Title: Re: Saftey tips for inspecting vacant property
Post by: motivatedceo on June 29, 2007, 12:38:35 pm
Pick yourself up a semi-automatic MAC10 from Masterpiece Arms. The guns are cheap as dirt, and can take out a whole gang of thugs or crackheads that could be hanging out in your rental property illegally. LOL!!! Just the sight of one of these things will scare off a thug - you probably won't even need to shoot him.

See http://www.masterpiecearms.com

It's legal in almost all states [probably not California though]
Title: Re: Saftey tips for inspecting vacant property
Post by: Rich_in_CT on June 29, 2007, 12:41:49 pm
Pick yourself up a semi-automatic MAC10 from Masterpiece Arms. The guns are cheap as dirt, and can take out a whole gang of thugs or crackheads that could be hanging out in your rental property illegally. LOL!!! Just the sight of one of these things will scare off a thug - you probably won't even need to shoot him.

See http://www.masterpiecearms.com

It's legal in almost all states [probably not California though]
Ah the Mac10, the spray and pray.
Title: Re: Saftey tips for inspecting vacant property
Post by: Monte7101 on July 05, 2007, 12:47:09 pm
I go into abandoned properties in bad parts of Cincinnati all day, everyday.  I don't carry a gun neither does anyone in my office.  I suggest a 4-cell Mag-Lite.  Good reach, heavy and also can provide light to see mechanicals in the basement.  Also we are trained to leave the front door unlocked and open.  Why bar your best chance for escape.  When entering an abandoned property I always make it clear I am not with the police usually identifying myself vaguely as "with the bank."  You don't want to startle anyone!!
Title: Re: Saftey tips for inspecting vacant property
Post by: propertymanager on July 05, 2007, 01:16:06 pm
Did anyone mention carrying a gun?

Mike
Title: Re: Saftey tips for inspecting vacant property
Post by: Rich_in_CT on July 05, 2007, 01:17:28 pm
Did anyone mention carrying a gun?

Mike
I did of course.   :cool
Title: Re: Saftey tips for inspecting vacant property
Post by: buffinvestor on August 17, 2007, 11:19:41 pm
I suggest you pay Rich's travel expenses from Ct. and take him with you... :bobble
Title: Re: Saftey tips for inspecting vacant property
Post by: jparkx1 on August 18, 2007, 02:25:02 pm
anyone actually ever have any serious run-ins?
Title: Re: Saftey tips for inspecting vacant property
Post by: bovine on August 18, 2007, 09:10:04 pm
I take my dog with me when I look at vacant homes. Here in Chicago it is amazing how fast my 40lbs girl can clear a sidewalk path full of 200lbs men. I think it is very very difficult to get a carry permit here and for most not worth the worry of police harassment. Ever been pulled over by the CPD if they are in a bad mood? I have and it aint pleasant.

When I enter the home I always shout out "Hello, hello anybody here? I've got a dog." I then take her off the leash and let her roam while I look around. She stays within eyeshot and watches my back. I dont want her to attack anybody, just give my some early warning.

So far I have never encountered anyone squatting, knock wood,  but if I did I would leave and come back later.

A Mag-lite and cell phone should be enough. Also try to have a sure and authoritative attitude if you do encounter anybody. Most crack/ meth addicts are used to responding submissively to figures of authority, i.e. police, lawyers, parole officers etc.
Title: Re: Saftey tips for inspecting vacant property
Post by: propertymanager on August 18, 2007, 09:40:50 pm
Quote
I think it is very very difficult to get a carry permit here and for most not worth the worry of police harassment. Ever been pulled over by the CPD if they are in a bad mood? I have and it aint pleasant.

Police harassment for legally carrying a concealed handgun?  If that ever happened to me, we would have a big problem.  I have a constitutional right to carry a firearm.  I have been involved many times with the police while carrying my handgun and have never been harrassed and I certainly would not put up with that!  A mag-lite and cell phone are fine until you run up against a crack addict with a gun.

Mike
Title: Re: Saftey tips for inspecting vacant property
Post by: Rich_in_CT on August 18, 2007, 10:31:23 pm
Cell phone....great weapon.  NOT!  Someone shot my brother in the face with an air rifle, nearly took out his eye.....took the cops about an hour to respond.  I've seen them show up in minutes or hours, you never know.  Besides, like Mike said a crackhead with a gun could be there and kill you before you can call or before they show up.  If you don't have cell signal do you die?
Title: Re: Saftey tips for inspecting vacant property
Post by: buffinvestor on August 18, 2007, 11:18:16 pm
I LOVE Bovine's response of taking the dog....that's a champion idea!!
Title: Re: Saftey tips for inspecting vacant property
Post by: bovine on August 19, 2007, 07:44:03 am
Most crackhead squatters dont have a gun because they would have traded it for crack. Besides what would you rather do, give the gun totting crackhead the cash in your wallet or deal with all the legal$$$ issues if you shoot the a-hole. Even if you are in the right it will cost you big time.

In my part of the world, Chicago, even being legal carrying a gun can cost you both lots of time and lots of money. http://www.gunowners.org/op0308.htm. I am very familiar with that area and trust me that you need a gun if the bad elements know you are collecting rents. But I would rather be robbed than have to kill someone or have a gunfight.

 Most police never have to discharge their weapons and they run into many more dangerous people than any of us on this board. A good cops best asset is his/her authoritative attitude.

propertymanager-
Have you ever had to branish your handgun on anyone in regards to your real estate business? If you have do you now in retrospect think the conflict could have been resolved without the gun.

 
Title: Re: Saftey tips for inspecting vacant property
Post by: Rich_in_CT on August 19, 2007, 08:00:40 am
Quote
Besides what would you rather do, give the gun totting crackhead the cash in your wallet or deal with all the legal$$$ issues if you shoot the a-hole. Even if you are in the right it will cost you big time.
Better to be judged by 12 than carried by 6.
Title: Re: Saftey tips for inspecting vacant property
Post by: bovine on August 19, 2007, 08:28:31 am
Quote
Besides what would you rather do, give the gun totting crackhead the cash in your wallet or deal with all the legal$$$ issues if you shoot the a-hole. Even if you are in the right it will cost you big time.
Better to be judged by 12 than carried by 6.

I choose to avoid all contact with the judicial system if possible. When you put your fate in the hands of others its a crap shoot, no matter how good your case is.

Again I would rather be robbed of $40 then have to hire a lawyer or god forbid get a Public Defender.
Title: Re: Saftey tips for inspecting vacant property
Post by: Rich_in_CT on August 19, 2007, 09:09:23 am
If you're dead the legal system is the last of your concerns.  Hence the carried by 6 reference.
Title: Re: Saftey tips for inspecting vacant property
Post by: jparkx1 on August 19, 2007, 10:26:54 am
soooo....back to my earlier question....did anyone ever have any serious run-ins?  did anyone ever have to shoot someone, or was shot at?
Title: Re: Saftey tips for inspecting vacant property
Post by: Frank Chin on August 19, 2007, 11:21:50 am
anyone actually ever have any serious run-ins?

As I mentioned in my other post, I been stopped and asked by neighbors what I'm doing. I've been a RE investor for over 20 years, and I used to go into vacant buildings nearing completion, and have been thrown out a few times. once by a screaming  women who freaked out.

Besides dressing more professionally, shirt and tie, a clipboard  and carry some business cards around, and sometimes I whip out a business card, smile, give it to whomever stopping me, and say, "here, if there's any problems, call me".

I guess if I was up to no good, I wouldn't be in a shirt and tie, taking notes. stop and handing out business cards.

Here, in the big city, where things are mixed, you have to keep your eyes open, and carry yourself in a certain way. I was walking with my wife to take the subway once, and a middle aged white women asked if she can walk with us down the stairs, saying that there was a bunch of young black youths' down there.  I said fine, walk with us.

I walked down briskly, made no eye contact, and went on my business. I have to say they would look less menancing if they dressed a bit differently.

On the other hand, this women who asked to walk with me wouldn't hesitate to call the cops if I walked around her neighborhood and didn't look right.

Besides "high crime areas", the next most dangerouse place is "low crime areas", where if they see someone who doesn't look right, comes at you with bats first before asking questions, especially if you're a minority and looks out of place, and before they even call the cops.
Title: Re: Saftey tips for inspecting vacant property
Post by: jparkx1 on August 19, 2007, 05:09:22 pm
are you in manhattan?
Title: Re: Saftey tips for inspecting vacant property
Post by: Frank Chin on August 19, 2007, 05:17:43 pm

No, I'm in Queens, and invested in Queens and Nassau County.
Title: Re: Saftey tips for inspecting vacant property
Post by: tworent on August 19, 2007, 06:22:35 pm
Never shot anyone but hit a man with a mag-light so hard I broke the D-cell batteries inside. It turned out that my tenant set the whole thing up he apologized 2 years later when he moved out.  :beer Because of this I did get a gun. :bobble
Title: Re: Saftey tips for inspecting vacant property
Post by: TARealty on August 20, 2007, 12:00:55 am
The real question is WHY in the world would anyone even remotely consider investing in a high crime area???. Is getting shot ,mugged , beaten or stabbed worth it?? What type of tenants do you think you would attract? Investing in seedy , high crime areas is just ASKING for trouble. IS this what you really want? I think it's pretty sad when you need to carry a gun to visit a property.
Title: Re: Saftey tips for inspecting vacant property
Post by: Rich_in_CT on August 20, 2007, 06:14:47 am
The real question is WHY in the world would anyone even remotely consider investing in a high crime area???. Is getting shot ,mugged , beaten or stabbed worth it?? What type of tenants do you think you would attract? Investing in seedy , high crime areas is just ASKING for trouble. IS this what you really want? I think it's pretty sad when you need to carry a gun to visit a property.
Bums, crackheads, etc live in vacant properties in even nice neighborhoods....not just in the slums.
Title: Re: Saftey tips for inspecting vacant property
Post by: propertymanager on August 20, 2007, 08:54:28 am
Quote
WHY in the world would anyone even remotely consider investing in a high crime area???. Is getting shot ,mugged , beaten or stabbed worth it?? What type of tenants do you think you would attract? Investing in seedy , high crime areas is just ASKING for trouble. IS this what you really want? I think it's pretty sad when you need to carry a gun to visit a property.

TARealty,

I agree that it is sad that it is necessary to carry a handgun.  However, that doesn't change the fact that there are a lot of problems (especially drug problems) in the lower classes.  We specialize in taking over problem properties, a lot of which I buy from disgruntled landlords.  For example, I bought 4 buildings on one street.  The entire street had been terrorized by drug dealers in these buildings for at least 5 years.  I took over the properties and evicted all the drug dealers, drug addicts, vagrants, and losers.  It was somewhat dangerous.  The police were at the properties nearly every day for 5 weeks and I was threatened by drug dealers and convicted felons.  I went to the buildings every day and a lot of evenings and kept up the pressure, calling the police and drug task force and letting the neighbors know that I was involved.  The neighbors got involved and helped watch the properties.  They called the police and drug task force.  Many of the scumbags were arrested and went to jail. 

In the end, we turned the entire street around.  Today the street is a great place to live.  The neighborhood is quiet and the properties are profitable (I bought them DIRT CHEAP).  That is why I carry a handgun.  I never know when I might run into a druggie that I've made homeless.

Mike

Title: Re: Saftey tips for inspecting vacant property
Post by: jparkx1 on August 20, 2007, 10:26:35 am
how long did the process take?
Title: Re: Saftey tips for inspecting vacant property
Post by: propertymanager on August 20, 2007, 05:01:33 pm
5 weeks
Title: Re: Saftey tips for inspecting vacant property
Post by: jdproperties on September 11, 2007, 08:54:00 am
OMG...if only you could see the look on my face reading these blogs...too funny. I'm from Canada not to say we don't have crime but wow I am ummm well kinda concerned. I am a newbie to REI. We would like to move to the US as it is a great time to make some money but I really don't wanna buy a gun...LOL I guess we'll keep the plan to rehab some properties until I can take some shooting lessons to prepare for our rentals. I've spent countless hours educating myself but sad to say JOJO never even held a gun.

a not so funny short story..

My only experience with any kind of gun was with a Nail GUN.

While helping my husband on a project one day...I pointed the nail gun at my husband and said"Let's play cops and robbers babe" never knew his eyes could pop out so far or that he could run so fast...LOL
Yes forever who's wondering...I am a blonde, so what!