We have come across a few apartment complexes for sale that have multiple units. They vary in rents and utilities. The units range from 6 units up to 84+ units. Prices range from $275K up to $1.5million.
What we are asking for here is what questions should we be asking and what calculations do we need to compute to decide if any of these are a deal or not?
I can give specifics if needed. I know this is a broad question but any help to lead us in the right direction would be greatly appreciated.
Stop.
Start looking at 100 operating data sheets.
Forget the ‘unbeleivable steal’ you’re looking at right now.
There’s a steal every month if you’re looking for them.
Analyze the operating data sheets, one by one, using the form I linked below.
I used this to analyze about three hundred, or more, properties…before I bought my first apartment building.
It’s low tech, but it’s what you need to deeply understand what you’re looking at.
If you don’t have the patience to do what I’m suggesting, you won’t have what it takes to negotiate, make an offer, or understand what you’re getting into. You’ll be at the mercy of the agent, the seller, and any number of dishonest operators.
If you do this, you will begin to deeply understand what you should be looking for; appreciate just how much you don’t know; understand why a certain property is a deal, or not; and what the spreads are between what the property is actually doing, and what it could do.
Also, nobody is going to successfully blow smoke up your butt, as a result.
Look through my posts for more understanding on this.
Here’s the low-tech tool that will force you to look at things very deliberately, and analyze data uniformly and systematically (and know what information is missing, or being misrepresented to you).
Did I mention that sellers lie about their income and expenses?
After your 100th analysis, you’ll spot the lies before the seller ever has a chance to tell them. And your negotiating power will sky-rock-et!
Just saying…
Thanks javipa,
I’m glad you replied, you’re my favorite poster on this site. Informative and humerous.
Where do we go to acquire some of the information on this form? Do we ask the seller for the information or is there some other means that we can go to and get this information? Namely, the right hand column and the very bottom.
Thanks again,
Don
Hi Don,
Javipa’s right, make sure you do your due diligence. One of the first things you should do is send a letter to the seller requesting all of your due diligence documents. The seller often will take their time producing this information, and it may be woefully incomplete. The sooner you start this process the better.
Here is the letter to send:
Hi Bill,
In order to complete my due diligence on the property located at , I will need the information below. I understand that some of the requested information may not exist or it may not be applicable, but please do your best to supply as much as you can. Please fax everything to 555-555-5555 or mail it to at your earliest convenience.
• Rent roll: setting forth the rates, security deposit, lease terms, concessions, unit type, beginning date, expiration date. Include payment history for each tenant for the last 6 months, including any late payments collected and how much the tenant owes. Identify any existing evictions in progress.
• Copies of all leases and rental applications.
• Copies of all utility statements from the past year.
• Copies of service contracts showing term of contract, monthly cost for services, work performed, and termination penalty for: Pest Control, Trash Removal, Landscaping, Janitorial Service, Parking Lot Sweeping, Snow Removal, Security.
• Copies of the last two years’ profit and loss statements, or summary of expenses.
• Operating bank statements from last two years.
• Copy of Schedule E from last two years
• List of all improvements made in the last 5 years
• Copy of current management agreement
• Copies of all insurance policies and insurance company contact info.
• Copies of last two years’ property tax bills
• As-built surveys showing any improvements to the property
• Owner’s Title insurance binder
• All notes trust deeds, and other documents relating to title to, and liens or debts against, the subject property, and title insurance commitment.
• Mortgage document or letter from current lender(s) showing the current balances and terms of the mortgages.
• A written inventory of all furnishings and other personal property in, on, or commonly in use for the normal operation and maintenance of the subject property. Identify personal property that will not convey.
• Copies of all warranties for appliances, equipment, utilities, roof, paving, pool, etc.
Sincerely,
[…]
Hope that helps!
Michael
That’s a great due diligence letter, MichaelBlank.
Wouldn’t that serve as a fantastic due diligence addendum on the escrow instructions?
It covers everything, and just puts it all right out there; what we need to confirm our analysis.
It’s rare to get this much information out of a seller before we’ve signed a contract. It’s hard enough getting all of it during escrow. In fact, on really juicy, mismanaged deals (which is what we look for), the sellers hardly ever have all the (accurate) operating numbers. Worse, it’s not as easy getting the utility histories as it used to be with the privacy policies in effect so many places.
We’ve had to fill in the blanks using conjecture, suspicion, previous experience, and deduction.
However, that’s another reason why we recommend analyzing 100 operating data sheets before making real offers and negotiating; it informs the buyer as to what the missing numbers will be/are, with a high degree of confidence.
Great post.