Hi everyone! (Long and I’ll apologize in advance)
I want to thank those of you who have dropped me separate e-mails of encouragement. I can’t tell you how much I appreciated them – encouragement from my fellow investors means more to me than anything. We all are in the same boat. So a massive thank you!
To wrap this one up – six weeks and I’m going to write my closing post to this thread. We’re finishing a minor punch list, I have the legal right now to remove the trash (Thursday, yay) and the carpet goes in on Thursday as well – that finishes the job with the exception of me hand scrubbing the tile floors and toilets once again LOL. Plus it’s rented already with zero advertising costs. They move in on November 1.
I picked this property up on September 6, a courthouse sale. I had no clue how many bedrooms or bathrooms the house had, nor the layout – I did know the square footage and when they permitted major improvements. I did my due diligence and knew it was a good deal as long as the front wasn’t a fake facade – I based my highest bid on only numbers, using the worst-case scenario. Scary! I do not recommend this for a new investor. I’ve been doing this for a while and this was my first basically blind bid.
Yes, we did have some issues: the pets (alive and dead) left behind, the amazing amount of garbage and contractor issues. Those were all overcome by following the law and dealing honestly with those working for us and the contracts we had in hand prior to work starting. All worked out. Keith does say, and this is so true: That which does not kill you will make you stronger. Thanks Keith for those great words.
There were the amazing positives to this particular investment which I did not anticipate. All did work out with the contractor and the garbage. I met some of the most amazing people – including my new tenants. Since I work in my houses, I get to “sell” them as far as renting them to anyone who shows up to see it. This gives me one-on-one time with all those who come by to visit because there is a “For Rent” sign in front along with lots of trucks and cars letting prospective tenants know, someone is there. I usually pound my company sign into the lawn right after work is seriously underway – people do not have a lot of vision, but if it’s torn to shreds they know something good is happening. A lot of folks do come knocking and I’m always ready to show them my house, no matter what stage of repair it’s in. I always have a finish date for them along with samples of carpet and paint for their viewing. Of course, they never know it’s mine – I’m just the “Property Manager.” This serves me well.
My tenant is a Katrina victim relocating to the Atlanta area. They lost everything! To the point of me assisting them via my contractors for anything they may want to donate to this family. My rent is going to be paid by the government for 18 months (can’t got wrong there).
They will be moving into a home I would live in as soon as the carpet goes in – a new refrigerator has been donated and I’m working on a new living room set for them as well.
Turns out this mess I purchased was a four/two split living plan being renovated by the current owner before his divorce (if you believe a person who leaves a dead dog in a garbage can). There were custom (designed) tile floors in the entry, kitchen, dining and baths. And there was the new kitchen counters on decent cabinets and the beautiful wet bar off the full stone wall fireplace. Bathrooms needed total renovation minus one floor I could keep. All the rest was what I like to call cake work: minor exterior dry rot (then full paint), wall and door damage, full interior repaint including ceilings, minor roof repair, some screened porch repair, all new lighting and faucets, etc. I discovered this after scraping off the filth. An unanticipated expense for me was the trash issue: court costs, and the expense of getting it out of there between a crew, the costs of dumpsters and trash companies, and then how to dispose of things like tires and old appliances – that added up to over $1,500 due to the toxic nature of some of what was left behind.
This is hard work – anyone who says investors don’t earn their money – don’t invest in real estate.
Take care all and thank you again for reading this rehab story. We can call this one done.
I wish you all the best of investing.