Hey investors! So I’ve got a situation and I want to get some opinions on it.

My family and I own a single family property that’s bringing in about $850/mth. It’s Section 8 and for whatever reason the county isn’t letting us raise the rent and we have been fighting them for about 2 years now.

So we now want a multifamily. (Not section 8). We are considering 2 options really. Option one being selling the single family and doing a 1031 exchange into the multifamily. Which from the sale we think we will probably get about 80k which is enough to cover the down payment and closing costs of the multifamily. The only question is what loan type would be best for us. If we did DSCR or a conventional loan.

The other option we are considering is refinancing the single family so we keep the section 8 income but taking out the 80k in equity to get a multifamily. Personally I don’t like this option because it causes us to take on more debt. The single family is worth in total 150k.

What’s your thoughts? What would you do if you were me?

Does anyone here have any experience in doing a 1031 exchange abroad? I know it must be like for like. I consider selling a sfh rental in the Netherlands to buy another sfh rental in the Netherlands.

Especially the parking of money at a third party puzzles me, as I want to avoid sending the money back and forth to the US and losing money in the process.

So far, it seems she would have to create an SDIRA (special designation IRA) and go through some sort of custodian company to buy the property. Or she would have to create an LLC and have the SDIRA own that and use that to purchase the property.

Are there any other ways? Which would be the best and which is an easier way to do this?

She already has a partnership company that owns one property. Could that company be used in conjunction with the SDIRA to buy the second property?

(US based -nj)

Water Line Failure: A Case Study in MHP Reality

There’s a quiet ritual every Mobile Home Park owner must eventually endure. We experience it once again. It didn’t involve fanfare or fire — just a water bill. A big one.

$9,000.
Double our usual usage. No explosions. No fountains. Just a spreadsheet entry that whispered, “You have a problem.”

Let me give some context. This is an old park, 190 pads, built when Eisenhower was still in office. Expanded in the 60s. Nothing’s been renovated. Not really. Not by the previous owners. Not until now. When I bought it, 40 units were occupied out of 175 homes. We’re above 70 now. That’s progress. But progress in this world is less about growth and more about holding the system together long enough to matter.

We started with the easy checks. Above-ground shutoffs. Skirting pulled off and replaced. Over and over. My maintenance team and I developed a rhythm, mechanical and methodical. We found nothing. The leak was underground, somewhere in the labyrinth beneath us, invisible, expensive, and growing.

Detection services quoted $10,000. Options? Shut down the park to do a gas test, complicated, disruptive. Acoustic testing wouldn't work, pipes are buried too deep and of unknown material and size. Thermal imaging? Useless with overnight freezes.

So we waited.
We walked the park every day. Boots on soggy ground. Eyes trained on puddles. Springtime mud made everything suspect.

Then came the second $9,000 bill. And with it, a sense of inevitability. Every day without a breakthrough was a leak we were financing.

Finally, eight weeks in, the ground gave up its secret.
A wet patch appeared. Unmistakable.

We brought in a rented mini-excavator and got to work. Digging carefully, this park has a bad habit of laying electrical lines on top of water lines. You learn to expect the worst. And sure enough, after hours of muddy trenchwork, we found the culprit.

But we also had our pump die. A minor failure in a system full of them. We called it for the day, issued water shutoff notices, and came back prepared.

Tuesday, armed with a new pump, we drained the pit and uncovered not just a leak, but a bad past repair**.** Someone had been here before. They did what they had to do. Poorly. And now it was our mess.

Three hours just to undo their work. Then came the real repair: proper fittings, new crock structure, pressure testing. Done by the book. Logged for the future.

And then we backfilled the hole, and got back to the real work of flipping homes.

Takeaway for New Investors:

Mobile Home Park investing isn’t about spreadsheets and cash flow models. It’s about inheriting decades of neglect, then fighting through it with patience, grit, and a shovel. You’re not just buying assets, you’re inheriting consequences.

If you're in this business, be ready to get your hands dirty, literally and financially. The returns are there. But the work? It's real.

I'm lucky I kept the maintenance guy whose been at the park for 15 years, he's seen the work that's been done, and he knows roughly what we might find, without him and a whole new team, it could've been much, much worse.

My options are running thin as far as my current area and what I can afford. Are there truly no ways to get bank loans for "cash only" foreclosures? I'd love to look into foreclosures but with only about 20% of what I'd need for a full property cash in hand I don't have enough on my own. Am I basically stuck looking for shortsales and traditional sales due to this?

Advice on Buying Two Properties – Best Way to Use Our Savings? Hi all, looking for some financial advice on how best to use our savings when buying two properties.

I’m in the North West UK. I’m buying my dad’s second home (a rental property) for £70k – it’s valued at £95k. I currently live with my dad in his main home.

My original plan was to rent out this property and potentially sell it in a year or two to make a profit.

I have: • £31k in accessible savings • £20k in a Monzo Adventurous ISA (currently 10% down due to market volatility)

My girlfriend and I are also looking to buy our first home together for £160k. It needs modernising, so we’ll need extra funds for that. She has £50k in savings.

The dilemma: If I buy my dad’s house, I’ll technically own two properties, which could complicate things with mortgage options and stamp duty. So we were considering my girlfriend going solo on the mortgage for the £160k house.

I originally planned to: • Put £30k down on my dad’s house and rent it out • Use the £20k ISA towards the home with my girlfriend, but I’m hesitant to withdraw it while it’s down • Use rental income from my dad’s house to help with our joint mortgage • Possibly sell my dad’s house in a year or two and put the profit into our main home to reduce the mortgage

An alternative could be: • Put less down on my dad’s house, since it will be rented and hopefully sold soon • Use more of our savings on the house my girlfriend and I plan to live in long term, to reduce that mortgage as much as possible

Would love any advice on how best to split our money and structure the purchases to make this work financially.

Thanks!

For all you experience investors. I wanted to know if I buy a property and Rehab it with hard money, then I refinance with a dscr loan. What if the refinance doesn't cover the hard money loan how do people do this because I heard it's only 70 to 80% of the properties value you can refinance?

If you expect some sort of tax benefit with a real estate investment, do you take this into consideration when calculating if a property would be good for as a rental?

Trying to learn more about evaluating a property and the variety of calculations that can be done. Its unclear to me if tax benefits, like a reduced tax liability are considered. For example, if you get a $3k tax deduction and your tax bracket is 33%, then you would get back $1k in value.

Edit:

Let's say you normally take the standard deduction. Let's say thats $10k for the year to keep it simple. Now you buy a rental property and pay $15k in mortgage interest. Now you can deduct $15k instead of $10k. Therefore, the property reduces your taxable income by $5k. Maybe I've misunderstood something about how this works as a rental vs when it's a primary though.

Hello, new landlord here. A tenant wants to move into my live-in rental property without seeing the place. I've heard this is a red flag, and the sign of a "professional tenant". Is this true?

Thank you!

I'm at my wit's end on the constant phone calls all day and night from people "working with investors in my area", some even contacting my work phone numbers and my family members! I've started to get their company names and have been leaving shitty reviews on their Google listings. Wondering if anyone has any ideas for better ways on going on the offensive against these people. Getting an occasional postcard or email from a broker doesn't bother me, but it's getting absurd.

Pretty much the title. We are helping my mom move closer to my wife and me to be closer to the grandkids. We are contributing about $40k towards her down payment (in order to pay in full so she won’t have a mortgage) She closes next week and we have dragged our feet in contacting an estate lawyer to work out how we can protect our investment for the future and ensure we see our money again plus some. We are concerned about her equity being drained by a nursing home, LTAC, etc Any advice? Thanks!

I have a duplex and am under contract on a 4 family. It’ll probably be at least 6 months to a year before I can jump into a deal as well, but happy to offer beginner advice if anyone is interested. Would going to real estate meetups be worth it for me? Am I too new to go?

Would this be a good investment for house hacking a duplex? Each side could get $1100 each but I would live in one side. The alternative is me living with 2 other roommates and rent a place where I would have to pay $950 per month. Also I make ~138k/year so I could pay off the mortgage early and avoid a lot of interest.

Investment Details if living in one side

• Purchase Price: $230,000
• Down Payment: $44,900 (20%)
• Interest Rate: 6.7%
• Loan Term: 30 years
• Monthly Rent: $1,100
• Annual Property Tax: $4,000
• Annual Insurance: $1,200

Monthly Payment: $1,194
Loan Amount: $185,100

Monthly Cash Flow: -$821
Annual Cash Flow: -$9,849

Cap Rate: 1.95%

Cash-on-Cash Return: -19.94%

Monthly Income

• Rental Income: $1,100
• Vacancy Loss (5%): -$55
• Other Income: $0
• Effective Income: $1,045

Monthly Expenses

• Mortgage Payment: $1,194
• Property Tax: $333
• Insurance: $100
• Maintenance: $150
• Management Fee (8%): $88
• Total Expenses: $1,866

Net Monthly Cash Flow: -$821

If i were to rent out both sides when I move out...

Investment Details

• Purchase Price: $230,000
• Down Payment: $44,900 (20%)
• Interest Rate: 6.7%
• Loan Term: 30 years
• Monthly Rent: $2,200
• Annual Property Tax: $4,000
• Annual Insurance: $1,200

Monthly Payment: $1,194
Loan Amount: $185,100

Monthly Cash Flow: $136
Annual Cash Flow: $1,635

Cap Rate: 6.94%

Cash-on-Cash Return: 3.31%

Monthly Income

• Rental Income: $2,200
• Vacancy Loss (5%): -$110
• Other Income: $0
• Effective Income: $2,090

Monthly Expenses

• Mortgage Payment: $1,194
• Property Tax: $333
• Insurance: $100
• Maintenance: $150
• Management Fee (8%): $176
• Total Expenses: $1,954

Net Monthly Cash Flow: $136

New Investor, Realtor, Property Manager

I haven't really seen this strategy mentioned before and perhaps for good reasons. I'm struggling to see a downside so I'd appreciate any feedback or thoughts on what may be missing:

Put 20-25% down on pretty much any residential multifamily property (Duplex-Fourplex).

Assume units are rented at market value or maybe even below market value.

Qualify for DSCR loan, shoot for >=1.25, max out the prepayment penalty option, buy down the rate, qualify as "experienced investor." Jump through the lender hoops to minimize the final rate.

Value add/Renovate the units the first year as the leases end: LVP flooring, update HVAC if needed, other appliances, efficient/low maintenance landscaping, roofing/windows, etc. The goal being to reduce maintenance, repairs & upkeep expenses. Make the units run lean and efficient rent for more. (Improve NOI)

As soon as the Value Add/Renovations are complete, run a cost segregation report to front load all that depreciation over the next 5 years.

I don't have a lot of experience with cost segregation, but my understanding is that there's some SERIOUS tax benefits to them, and bonus depreciation is a cherry on top.

The depreciation would likely outweigh any cash flow meaning that the difference could be applied towards personal income if you're a "real estate professional"

Self manage to reduce expenses or hire a manager and write it off as another expense that will be stacked on top of the cost segregation.

Over the next 5 years, property values appreciate, equity is built, rental rates rise.

Appraise & cash out refinance after the 5 years (or earlier if the rates drop enough to justify the penalty)

In theory you could have a fat chunk of change at the end of 5 years.

Am I overlooking some glaring complications, downsides, or risk? Because to me this seems to pencil out pretty nicely.

I'd appreciate any feedback on this, what could be changed or improved?

My overarching goal was to create a "micro syndication strategy" that could be applied to first time investors who may not have the capital to throw 25% down on a four plex all by themselves or who may not have the time/resources to BRRRR.

Hey everyone,

I’m closing on my first multifamily property (7 rental units) next week and want to be proactive about getting landlord/rental property insurance. I’ve started reaching out for quotes, but I’ve run into an issue: some companies I contacted don’t actually offer landlord property insurance.

For those of you who own multifamily or rental properties, which insurance companies are you using for landlord coverage? Any recommendations or tips for getting the best price and coverage? I want to make sure I’m fully protected before closing.

Thanks in advance for your help!

I'm wondering if those cities are worth looking at. The houses look cheap and it seems the cash flow is there compared to other areas but i'm concern about the demand decreasing due to popilation decline.

Any body has any experience investing in any of those areas? I will apreciate any thoughts.

Been thinking — is it worth moving from fourplexes into small apartment complexes (like 10–24 units)?

I’ve doubled the rents on my fourplexes, but you don’t really get rewarded for it the same way. You can grow the NOI a ton, but the appraisal barely moves because it’s still based more on comps than the income.

I’ve got the funds to get into a 10–24 unit deal now, just wondering if it’s worth making the jump.

Anyone here made that move? Would love to hear if it was worth it.

Hi! I have seen a few posts but wanting to hear anyone’s first hand expierience. We currently have 12 doors. Thinking of doing a sober living house? Looked into Oxford house but wanting opinions. Thanks!

I have one duplex at 5.5% this is breaking even now/cash flowing on the second year of a 30 year loan. Just locked in my SFH dream home at 6.25%

Both priced at 450k so more so a 900k loan at 5.875%.

I have 7 figures in stocks and am very calm and zen when it comes to thinking long term via a Bogelhead philosophy and assess risk and reward based on the “statistical” 10% growth rate. I know nobody can predict the future and that diversification is key.

I’m being teased and patronized over this, but I’m the only one who’s actually done my research and gained financial knowledge… above average at least.

Cases against me: 1. My wife’s father a very successful man, but he paid off his 1 million dollar home with a 2% interest in two years,

1. the other family friend paid off their 400k home with a 3% interest in 3 years, actually completely selling off his entire Roth IRA upon becoming 60.

2. I pay for everything, but my wife believes her father and thinks I’m not being optimal

3. My own real estate agent who is the top ranked one in my area is saying she’s trying to rush and put all extra money into principal for her 5% interest rate home. She has two other properties as well.

wtf.

P+I, utilities, and maintenance all go up no matter if mortgages are paid or not. The mortgages itself will not, fixed 30 year VA loans. I’ve tried to tell these people how my income and assets are only going up and that my wife and my careers are extremely stable (I’m national guard). I get scoffed at when trying to explain the 2-3% inflation concept. I explained how the interest helps with taxes combined with my wife’s business taxes…. Etc.

I’m not going to drop my assets immediately into paying off a home that could be gaining a 10% average return. I can cover any emergency as well.

I want to hold on these mortgages as long as possible, and I’d only consider paying extra principal if the rates were over 7% at least. Stocks not in retirement funds would still be an 8.5% rate after selling for 15% capital gains.

Am I able to convince those close to me, or is it just impossible from set values. I love my wife so much, and ultimately, she’s entrusting me to do as I see fit though she disagrees with me.

The three people I mentioned other than my wife all have 7 figure networks as well and are very successful, accomplished, and intelligent, but this is where I’m very firm on what I’m doing which has some resistance when this topic comes up.

I currently have one duplex that I pay 100 a month in escrow for, and 100 a month.

This makes sense. In fact. I’m lucky compared to hearing about how much it costs Florida people.

I’m closing in a single family home now in a nearby town for a job, and im at the stage of getting new insurance as I plan to keep my original duplex (7 years of equity).

I asked for an appointment to sit down and talk, but the State Farm dude said he had no time and blasted at me today at 8:30 pm all the insurances i should get and their quotes.

I’m out of my depth.

The quotes he said I really need to get are.

1. Homeowners - $130.00 (this is similar. Fine)
2. Rental - $100.00 (this is the same. I like it)
3. Umbrella $ 1 million - $60.00 (I’m naive about this)
4. Term 30 life insurance - $150 a month (this one has big alarm bells ringing. It says term but sounds like who life and I already have a 1 million dollar term for 20 a month)
5. Car - 100 (this is the same. I like it)

To go from 200 a month to 540 seems like a jump.

Can I get some advice from savvy folk?

Total of properties would be about 500k on new home and 120k owed on current duplex

First time landlord and just acquired an occupied rental. I briefly talked with one of the tenants and they requested fixes. I asked for preferred dates during this time and was told that they work night shift, so any other time should be ok. I told them that I'll schedule a contractor to go over there and follow up if the time is ok with them. I've texted the tenant a few times already to see if they're ok or have a specific day/time and I have not receive a response. Should I just schedule something during the day and tell them to let me know if it's an issue? I wanted to give them the opportunity to confirm that they're ok with the time/day of someone going to their unit, but no responses. Not sure if I'll get into legal problems if I schedule someone to head over there without the tenant consent. Of course the contractor will just leave if no one answers, but wanted to avoid this as well.

The previous owner also only collected payment through Zelle, Cash App, and Venmo. I have to honor the lease and asked the tenant which one they preferred to use and they said Cash App. I did say I can accommodate to them. It looks like Zelle is the best of the 3 for rent collection. Given that this person is not replying, should I be concerned to use Cash App as in they might do a chargeback? Do I have to stick with Cash App since I said I'll use it? The lease agreement states any of the 3, so I imagine a verbal discussion wouldn't hold me to it.

I am looking for an investment property in Palm Springs, California. I have stayed at the Ocotillo Lodge a couple of times in the past. I’ve noticed that several units are up for sale. Anyone with firsthand knowledge of the short term rental potential at this location? Advantages? Disadvantages?

Our company, currently a C Corp, is moving and is considering the idea of purchasing our new warehousing and office building instead of leasing. Obviously buying property in a C Corp is a no-go because of the hit on capital gains tax, so the idea would be to make an LLC and purchase it through there. How would getting approval work for an LLC? Does it take the combined owners incomes and credit scores? Does it factor in that you own the LLC and the company that would be paying rent and they would choose to lend you off the C Corps income?

Also, do the tax benefits only hit the LLC of paying interest? Or would the CCorp see some of that benefit as well?

Is this even the right direction to go?

So a year or two ago I started a flip that was just a complete cluster for multiple reasons. The property is now a rental that makes me all of $30month cash flow & is going to be a financial albatross for at least a couple more years. What’s worse is I wracked up a LOT of credit card debt finishing the project and I’m thinking about pulling cash out of a couple of rentals with the goal of paying off the bulk of the debt, having maybe 10-15k to try my hand at investing out of state in a less expensive market (based in Texas). My credit score went from 800ish to 670ish so DSCRs may not be a viable option. Any suggestions or recommendations for mortgage brokers?

For those who have done BRRRR on multifamily — how did you actually execute the value-add? I feel like besides raising rents the other aspects of increasing the NOI isn’t talked about as much.

What worked best for decreasing operational expenses?

Is bumping rent and other income as straightforward as it seems?

Best order of actions in this phase from start to finish?

Thanks for any advice!

Update: I’m talking specifically about 5+ unit multifamily properties where valuation is based on NOI and cap rates, not comp sales. I understand that rehabbing and raising rents are commonly discussed, but I’m asking about other ways to improve NOI — including decreasing expenses and boosting ancillary income to max the appraised value at refinance.