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Everything

When to Spend on a Rehab

September 12, 2013 by Kevin

Most of the properties I have bought in my investing career have been distressed.  That means that they needed work.  I am not afraid of a major rehab.  In fact, I find that properties in need of a major rehab often make the best deals.

Of course as an investor I want to maximize my return on the properties I buy, but I also realize that I intend to hold these properties for the long term.  So I have learned over the years that you can save your self some money, time and hassle by spending a bit more money on the front end.

Here is what I mean.

Kitchen and bathrooms often sell a place to a potential renter.  If these two rooms look good, not only can you generally get a bit more in rent, you will also generally get a better tenant and the property will rent faster when it comes on the market.

So, instead of linoleum on the kitchen floor, invest in square foot ceramic tiles.  Tile is almost as inexpensive as to install as linoleum but it will look so much better and last so much longer.  Linoleum flooring simply gets grimy looking and it is guaranteed to be ripped or torn by your tenants when they are moving in or out.  Why install a floor that you will have to replace every two years or so?  Go with tile.

Same goes for the bathroom.  Install tile on the floors and shower walls.  Use those same square foot ceramic tiles you put in the kitchen.  They look nice, are easier to clean and simply more durable.  They will resist the water much better than that cheap plastic stuff, and even better, they resist the mold too.

So be a smarter landlord and invest a little bit more on your rehab upfront with the kitchens and baths.  Both you and your tenants will be glad you did.

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Filed Under: Everything, Rehabbibng Properties Tagged With: Apartments, Landlording, Real Estate Investing, Rehab, Rehabbing, Repairs

Breaking Rule #1

September 4, 2013 by Jenna

I used to have a best friend whom I knew from the day I was born. We hit every milestone together—and so did our parents.  When we were both looking for a place to rent at the same time, it seemed like a no-brainer. Who else would make a better roommate than my best friend?!

It was quite possibly the worst mistake I have ever made. Within a month, our friendship was damaged. She didn’t like my cat. I didn’t like her make-up mess. We bickered, we fought, and we never recovered.

So, when I read all of the real estate blogs (including this one) about NEVER renting to family or friends, it resonated with me. I knew there was truth behind the warning, and I swore that I wouldn’t do it.

All of that changed when I jumped neck-deep into a triplex rehab. Suddenly, I found myself reevaluating my options—reweighing the pros and cons.

If I rented to a friend, then I could do the work while renting out the unit. I could start building cash flow to help fund repairs. The logic was persuasive.

In the end, we decided to rent to our friend at a discounted rate for one year, which still equals more than if we had held it vacant an additional month. He agreed to paint himself and to allow us free access to his property whenever we needed to fix something. Given that his unit needs the most work, this felt like a decent deal. I conceded; we signed a lease.

It’s now been over a month since we signed the lease, and I have to say, it’s not that bad.

PROS:
The tenant helped with the carport demolition
I have a tenant that I know, like and trust
I’m collecting rents earlier than expected
I don’t have to paint

CONS:
I have to work around stuff: furniture, appliances, dishes, etc.
I feel imposing, especially since he works 3rd shift
It seems like I always have friends over now
I’m more distracted when working

So far, the pros greatly outweigh the cons. We discovered a massive leak in the kitchen wall shortly after signing the lease, which meant that our tenant received brand new cabinets, sink and faucet. We were happy to have him as a tenant throughout the kitchen rehab, which proved to be messy and time consuming. It would have been an awful inconvenience for a new tenant. Plus, he’s happy to have a new kitchen.

I would do things a little differently though, like be more specific!

For example, I told my tenant that I would purchase the materials if he painted. That seemed fair. However, I failed to mention that I had envisioned white paint in all rooms. So, when he brought me the color swatches that he had picked up from Lowe’s, I felt compelled to go with his plan. Had he been an average tenant, I would have responded with a heartless “Sorry but I failed to mention…” Since he was a friend (and had been so great throughout the kitchen debacle), I coughed up the extra cash for the colors he wanted. I’m always looking for the silver lining though. Our tenant friend feels almost as much invested in our rehab as we do.

That has to be good news, right?

Has anyone else ever cautiously rented to friends or family? I would love to hear your thoughts, especially since my grandparents are getting older and inquiring about a one-bedroom.

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Filed Under: Dealing With Tenants, Everything Tagged With: Apartments, Landlording, Lease, Pros and Cons, Real Estate Investing, Rules of Landlording, Tenants

The Autumn Leaves Mean Deals

September 3, 2013 by Kevin

I hope everyone had a great holiday weekend.

As we get summer behind us and look forward towards fall, smarter landlords are also looking forward to some great end of the year purchases.  It has been my experience over the years that some of the best deals show themselves towards the end of the year.

Why is that?

I think there are a couple of reasons.

  1. People have had their property on the market for a while now, some since spring trying to hit the “peak” buying season, and have had no success.  They will now be ready to make a deal.
  2. Banks will be looking to unload non-performing assets or foreclosures.

You see, the end of the year is both a psychological and fiscal boundary.  People want to start fresh in a new year.  They want to unload things that are perhaps holding them back.  They are tired and ready to deal.

Banks and many other businesses will be starting a new fiscal year.  That means it is time to clear the books.  It is time to take those tax write offs.  It is time to move some inventory so the banker can get their year end bonus.

Basically, the looming end of the year can be a great motivator.

So what should a smarter landlord do if you want to pick up some of these deals?

  1. Get your money and/or financing in order.  You will need to be able to move quickly.  It is best to have all of this arranged now.
  2. Know your market.  You will need to know what a deal is and jump because others will be looking too and the good ones go fast.
  3. Network.  Let others know that you are in the market and what you are looking for.  Paying someone a finder’s fee is a great way to get deals.
  4. Keep a close eye on all of your sources.  Many deals are still found through the Realtor’s Multiple Listing System (MLS).  Have your realtor set up a search that will e-mail you directly potential deals.  Use key words such as bank or corporate owned, price reduced, make an offer, priced to sell, estate, etc., as part of your search criteria.

It’s September.  Time to think of the autumn leaves, football and getting a break from this humidity.  But smarter landlords are also thinking about picking up some year end deals.  Some are going to come your way.  Be ready!

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Filed Under: Buying and Financing Properties, Everything Tagged With: Buying Properties, Financing, Foreclosure, Market, Real Estate Investing

Preparing to Buy Your First Property

August 28, 2013 by Jenna

If you’re like me, you turn to the internet to answer all of your questions. Every time I’m ready for a new challenge, I begin by typing, “How to…,” in the Google search bar.

So, I’ve created a few posts that combine strategies that have helped me to prepare for the big purchase. Following these strategies can increase your savings, reduce your expenses, and move towards your goal of home ownership.

First and foremost, define your goal
Do you want to buy a single family house or a multifamily house? Will you live there? If so, how long do you intend to live there? Will this be a rental property? Do you plan on selling it in the future? Answering these questions will narrow down your search criteria.

Next, decide on your price range
I’m a huge proponent of living below your means. Reduce your expenses to live a more moderate lifestyle. My advice would be to set the top of your price range below what you can afford. Make sure your price range is based on a well thought out budget and a consistent spending record.

Get your finances in order
Pull your credit and review that information. You are allowed to request a free copy of your credit every year from each of the three reporting agencies (find that link here). Is everything correct? 1 in 4 people have a mistake on their credit report. Having open disputes on your credit report could prevent you from qualifying for an FHA loan. So, take care of this early.

Get smart
You should be able to have an intelligent conversation with your lender about your options. Don’t let others make decisions for you. This is your purchase, isn’t it?
Which product best suits you: FHA, FHA 203k, Conventional, or Homepath?
Learn the lingo: GFE, Warranty Deed, Closing Costs, Owner-occupant, Per Diem Interest, FRM and ARM

Save and Source
Stick to a savings plan that is consistent and can be tracked. It’s not enough to stick money under your mattress. You have to be able to show where the funds came from and where they went, for at least 3 months. This is to ensure you’re not opening new debt to fund your down payment or closing costs.

Find a Knowledgeable Real Estate Agent
Everyone I have worked with was based on a referral, and I must say, I have worked with some amazing professionals. If your real estate agent is knowledgeable and experienced, he/she can connect you with other knowledgeable and experienced professionals like lenders and title companies. They can advise you of real estate trends or bidding strategies. I chose an agent who was also an investor. So I gained a good bit of insight on buy and hold deals, flipping houses, and the benefits to gaining your real estate license.  You can often find such an agent at your local REIA meetings.

Have FUN
Searching for a home is a fun experience! Don’t let the research or the pressure stress you out. Don’t get emotionally attached to the property either. The best real estate purchases are made when the buyer has a clear mind and is not in a hurry. I lost out of many bids that I wished I had won, but I ended up with a great purchase that I love. I’m sure you will too.

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Filed Under: Buying and Financing Properties, Everything Tagged With: Buy and Hold, Buying Properties, Finances, Financing, Mortgage, Real Estate Investing, REIA

The Importance of Networking

August 27, 2013 by Kevin

Smarter Landlords always take the opportunity to network.

Networking is simply meeting and greeting different people, telling them what you do, exchanging business cards perhaps and basically establishing a professional relationship.

You might think that networking is not very important for the buy and hold type investor.  But it is.  Because you never know where a deal might be or when it may pop up.

Here is an example.

Someone you briefly met last year and exchanged business cards with has just inherited a house he does not want.  He remembers you buy real estate, finds your card and gives you a call.

You may have just gotten a great deal on a rental property.   But what if it is not in an area you want to invest in?

Well, because you have been going to your local REIA meetings, you know folks who do invest in that area.  You make a few phones calls.

Another investor says he will purchase the property.  You put the two together.  He buys it, fixes it up a little and flips it to another buy and hold investor.

You get paid a finders fee.  Your fellow investor makes money from a flip.  Another investor has a cashflowing asset and the original property owner is glad to be rid of something he saw as a problem.  Everyone is happy and a little bit better off due to a little bit of past networking.

Networking works!

Your networking goal is to let as many people as possible know you are in the real estate buying business.  It does not matter if they are in real estate or not.  Let them know what you do and how to contact you.  Your networking strategy should involve many approaches.

Always carry business cards and hand them to everyone you meet.

Attend local REIA and other professional group meetings.  Our local REIA has a time and place specifically set aside for networking.

To the new guy, networking is not always the easiest thing to do.  You have to force yourself to get off the wall and get out there and talk to people.  I had to learn this myself and I am still learning it today.

Smarter Landlords remember that real estate is really a people business, and the more people you meet, the more they can help you.  This is the power of networking, you helping others and others helping you.

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Filed Under: Everything, The Business of Landlording Tagged With: Landlording, Networking, Real Estate Investing, REIA

Finding the Financing

August 22, 2013 by Kevin

Exclusive for Smarter Landlording

Finding the Financing

By: Jimmy Moncrief

Since I know Smarter Landlording readers are focused on working “smarter, not harder” I wanted to write about a smarter way to get financing.

When acquiring a property the vast majority of real estate investors spend 99.9% of their time looking property.  They make a ton of offers, finally get a property under contract, then frantically scramble for financing.

Does that seem smart to you?

Of-course not.

Here is the smart way to pursue “smart financing”

Have a goal this week of making contact with at least 1 lending institution a day.

Here’s the schedule:

Monday: 2 credit unions

Tuesday: 2 small community banks

Wednesday: 2 regional banks

Thursday: 2 national banks

Friday: 2 hard money lenders

When you call ask for the person that makes commercial loans.  Commercial lenders are less restricted by consumer regulations.  They will be significantly more flexible. Before you start telling them about yourself. Simply ask them what kind of loans they are looking for.

At the end of the week, you should have a list of contacts for your next deal.

If you want to take it a step forward, go ahead and send them the information they request for a new loan so you are already pre-approved and you know what kind of loan you are qualified for.

Jimmy Moncrief is a bank underwriter and real estate investor.  He writes at: http://realestatefinancehq.com/

He has provided an exclusive report for Smarter Landlording readers: Top 6 Things You can do to Negotiate better terms from Banks: http://realestatefinancehq.com/smarterlandlording

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Filed Under: Buying and Financing Properties, Everything Tagged With: Financing, Lending, Mortgage, OPM, Real Estate Investing

How to Reduce Your Expenses

August 21, 2013 by Jenna

How often do you hear, “I’m broke,” from people who have reasonable jobs, wear good clothes, and drive amazing cars? It drives me crazy. When having one of these discussions, I learned that the complainer and his 4-person family ate out 5 nights a week!

When you save for deliberate purchases, you’re happier about where your money is going. Learning how to save and how to reduce your expenses are two fundamental skills that lead to financial security and freedom. Here are a few things that helped me drastically reduce my budget.

1. Make a Budget
Question everything on your budget. How can you reduce your utility consumption? Do you really need a home phone and a cell phone? When saving to buy a house, I whittled every expense down as far as possible. I haven’t had cable in years because I’m happy watching television off of the internet. Internet wasn’t an expense I was willing to relinquish. You can find endless lists online if you’re short on ideas. Here are a few other ways I reduced my expenses.

  • Plan out your breakfasts, lunches, and dinners for each day until the next pay day. Then, make a grocery list with only the ingredients you need.
  • Abandon name brands and shop at discount grocers like Aldi for higher savings.
  • Turn off all lights when you leave a room, and use natural sunlight to your benefit.
  • Pay your bills with gift cards that you purchase a Kroger. Kroger awards 2x extra fuel points when you buy gift cards. It’s inconvenient, but you could save a dollar per gallon of gas!

2. Pay Your Bills on Time
If you haven’t been doing this, you’re not ready to buy a house. Build a lifestyle of responsible spending before jumping into large purchases like real estate. Not only will this help your credit, it will save you hundreds of dollars in late fees and charges—which could be deposited into savings!

3. Look at Your Debt
Look closely at the kind of debt that you have. Are you just making minimum payments? If so, paying down on debt could save you more money in the future. It will also free up your Credit Debt Ratio, which will help you qualify for a house.

Question your interest rates too. I spent almost an hour on the phone with my credit card company being transferred around until I had successfully gotten a lower interest rate. If someone tells you no, respond with, “OK, I understand that you may not be able to say yes. Can you transfer me to someone who can?” It doesn’t hurt to ask.

4. Negotiate Everything
I just learned this one recently, and now I can’t stop. You would be surprised how much you can haggle. It doesn’t hurt to try. In the last 6 months, I’ve successfully negotiated the cost of CD’s at the store, car repairs at the dealership, oil changes at Jiffy Lube, and service costs at Verizon Wireless. It doesn’t hurt to ask.

What expense reducing strategies have the biggest impact on your budget?

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Filed Under: Everything, Getting Started Tagged With: debt, Finances, negotiate

Teach Your Tenants to Help You

August 20, 2013 by Kevin

I wrote previously about tenants being the eyes and ears of your properties.  Tenants can really save you some serious time and money if you listen closely to what they are saying.

In this post I want to talk about another way your tenants can help you save time and money.  All it takes is a little bit of teaching and training on the front end at  move in.

The key here is to understand that tenants are not homeowners.  They likely have never owned and therefore never learned about a house and its systems.  They do not know how the electrical and plumbing systems function.  They also don’t know how appliances work except that you push the “on” button to make it go.

Your job as a smarter landlord is to teach them about some of the basics of these systems.  Once you do that they will be able to help you solve minor problems which will in turn save you time money and even aggravation

So here are some of the basics we go over with new tenants to help them help us.

  1. The Breaker Box – Do not assume that your tenants know how to work breakers or even what a breaker is.  We show our tenants the electrical breaker box and how breakers work.   We explain what a tripped breaker is and tell them what it causes.  We then show them how reset it the breaker.
  2. Gas Cut Off Valves – We show our tenants how to shut off the gas.  We explain what gas smells like and instruct them if they notice a faint smell of gas to shut off the gas and call us right away.
  3. Water Cut Off Valves – We like to show our tenants where the various water cut off valves are located and how they work.  Surging water can cause major damage really fast.
  4. Appliances – We explain how to run the washer and dryer.  Many just do not know that you cannot wash all of your rugs at once.  They also do not know that a clogged lint trap or vent pipe will prevent the dryer from heating properly
  5. HVAC System – Believe it or not, we once got a call that a tenant’s heat was out.  After going over there, the only problem was that she had hot turned the thermostat to the heat setting.  Now, we show them how to the thermostat works.   Plus we explain the importance of changing filters and also leave a few filters near the HVAC unit.
  6. The Toilet – I once got a call late one night from a tenant telling me the toilet had broken completely and was unusable.  When I got there the pull chain from the flush handle had come off.  The toilet was certainly still usable.  So now in addition to the cut off valve, we also explain the inner workings of the toilet tank.

By showing tenants these few items you can really save yourself some time, money and aggravation.  Your tenants will now be able to flip that tripped breaker, turn off the water until you get over there tomorrow to check it out and not ruin your washing machine by washing every towel at once.  It does make things a little bit easier.  Helping them learn helps you.

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Filed Under: Dealing With Tenants, Everything Tagged With: Landlording, Real Estate Investing, Repairs, Tenants

What’s The Rent?

August 12, 2013 by Kevin

Smarterlandlords want to maximize their investments by maximizing rental income.  That means they need to be charging top dollar for their rental properties.  Problem is, how do they know what to charge?  Here are some tips and tools to help.

 

 

 

  1. Talk to other landlords.  Most have no problems telling you what they get in rents because they want to verify what they are doing as well.  Where do you find other landlords?  You can find then at your local REIA.
  2. Scan Craig’s List.  Most landlords will put “for rent” ads up on this site.  You can refine your search in a variety of ways and target your market.
  3. There are several other tools available online.  Use them to establish a base.  But be careful.  Some of the data on these sites can be a bit misleading.  So know your market. Here are a few of the most popular.
    • Hotpads.com – The place to find your place.  Do a search here like you would for Craig’s List.
    • Rentmetrics.com  – Claims to be real time rent comparable data for real estate professionals.  I took a look around for my area and was impressed.
    • Renometer.com  – Paying too much or charging too little?  Cool site but it gave me quite a range for my area.
    • Zillow.com – Search the for rent section to see what you can find.  This site is nice, but it also gives me quite a range.

Remember however that these websites only show what rent was being asked for.  They do not really show you what the landlord actually got in rent.  So again, use these sites as a starting point.

  1. Finally, depending on your market, you may have to drive around and look for “for rent” signs and give them a call.  Some markets are just not going to be as accessible on the internet.

Once you have done your research, try putting your property on the rental market for as high as you think it can go.  If it does not rent in a week or so, you are likely asking too much, drop the price until you find a renter.  Only then will you truly know how much the rent is.

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Filed Under: Everything, Forms, Files and Tools Tagged With: Apartments, Landlording, Real Estate Investing, Rental Rates

How I Got On the Real Estate Path

August 7, 2013 by Jenna

When I speak with high school kids about getting a part-time job, I give them all the same advice: find a job waiting tables.

The restaurant industry is like a career boot camp. The skills needed to wait tables are integral to every field and transferable to any dream. Restaurant servers have to be experts at customer service, relationship building, time management, multitasking, delegating, and so much more.

That’s where my story starts.

I was 17 years old waiting tables with a fire in my belly and the motivation to GET OUT. I had built a great client base of recurring customers. One of the best tips that I ever received came in the form of a book—given to me by a married couple who owned their own business. The book was Rich Dad Poor Dad by Robert Kiyosaki.

Let me be honest; I hated that book.

I read it in a day expecting to eventually get past the endless parables, metaphors and imagery. I wanted direction. I wanted a to-do list. I wanted someone to tell me what to do, when to do it and how! So, I threw the book to the side, but the seed had been planted.

A few years later, my mother’s home fell into foreclosure. I couldn’t help but remember Kiyosaki’s lesson of homeownership being a liability not an asset (unless it creates cash flow).

I attempted to buy my first home at 21, knowing that my mortgage would be cheaper than my rent. My income from waiting tables, coupled with fresh student loan debt, didn’t help my chances. The loan fell through right before I was set to close.

So, I waited until I had job that could be directly deposited. I saved, and I studied.

I found a neat little house to rent well within my budget. When I met with my landlord to sign the lease, I took the opportunity to ask him a slew of questions. He was kind enough to answer them and provide a couple of book recommendations.

I started checking books out of the library. I took my landlord out to lunch. I attended Real Estate Investor Association meetings. I went to seminars and deals tours. I found co-workers with rental properties. I signed up for alerts from all of the appropriate websites, and here I am.

All of these experiences, and so many more, coalesced to carve out a path for me in real estate. Don’t get me wrong, I did my share of digging and paving.

But the path is there if you want to find it.

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Filed Under: Everything, Getting Started Tagged With: Investing Books, Real Estate, Why Real Estate Investing

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Kevin Perk has been investing in real estate in the Memphis, TN area for over 20 years. Read More…

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