fliprent

August is my favorite month of the year although it can also be the hottest.  The main reason is because football season is back.  With the Summer Olympics starting on the 8th, this month will be great for sports.   My oldest son will be playing Pop Warner football this year which is also very exciting. 

On a real estate note, I plan to start on the E Baltimore project Monday.  I’ve been setting up some contractors and I will make a decision early next week.   Although I have my main contractors, I still have a few others that I use depending on the project.  This project is really a small one and shouldn’t present any surprises.  

The thing that kept me from starting this week is this dizziness that I’m still feeling.  Bloodtest and CAT scan were all normal so the doctor told me to see an ENT.   I have had this feeling one other time after a one week cruise.  It took about a week for my equilibrium to balance itself out.  No more roller coasters for me!  

The Old E Baltimore house is now officially mine.  After close to three months the sale has been finalized and now I’m ready to get going.  The house has quite a bit of work already done by the previous investor.  I’m setting a semi aggressive schedule to get this one done is 3 weeks.  I initially planned on starting today but my body is not cooperating. 

On a side note: I now know that I can no longer ride 5 different roller coasters that spin, flip, loop and jerk me around until I’m dizzy.  Who knew!

As soon as I recover from this feeling that I’m about to fall flat on my face (which has now lasted about three days), I will get going.  As usual, I will start with some before images and take more pictures as the project progresses.  Stay tuned and stay away from roller coasters! 

The property that I refer to as the Old East Baltimore project is finally moving forward.  The city ratified the sale and the settlement is scheduled.  I need to get a few items to the title company such as the Articles Of Organization,  Insurance Information, etc.  I was pleased to find out that the property insurance is only approx. $640/year and the taxes should be somewhere in the same ballpark.  

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The HVAC rough in inspection went well.  The inspector seemed to like everything he saw; from what my contractor told me anyway.  Plumbing should get started today which will require more of my involvement.  I will need to pick up the fixtures for the tubs and shower.  Lets hope things continue along smoothly.  The electrician will be starting next week as well.  I will post some pictures once all three trades are roughed in and inspected. 

I’m still waiting for the city to ratify my East Baltimore project so I can get started in that one.  It seems like its taking forever and I’m really anxious to get going.  This hurry up and wait business is never fun.   You rush to get all your stuff ready to go just to wait for the powers that be to do their part.  That’s the government for you.  

As some of you know I like to show my readers a project from start to finish.  I put a contract on another one today and should close within 45 days or so.  Hopefully if everything goes well, I will start the pictures and posts within a month or two.  As you know the Hopkins Project is on hold for now.  I was told I would have a letter within 2 months and there are only two weeks or so left.  At that point I am going to restart that project and just let the chips fall where they may.  Here are the details on the Old E. Baltimore project category.

• Purchase Price 37k
• COMPS 75K
• Approx Rehab Costs 20k (Conservative)
• 3 Bedroom 1 Bath Rowhouse

Current Condition:  New Drywall, New Plumbing, New Paint, New Carpet, New fixtures (some missing).  I found out that the previous investor took the furnace, refrigerator and stove out before the foreclosure auction.

This property was owned by another investor in the area.  We have crossed paths several times but I didn’t realize that it was hers until after the sale.  She owns hundreds of properties in the city but she was basically in over her head and her balloon payment was due on several of her properties.  They were all auctioned off today but I believe she managed to stop one of them.  This kind of thing happens to many investors and we must all fight through the failures in order to reap the rewards.   She actually didn’t do too badly because one of them sold for more than 60k over what she paid. 

Rent comps are between 800-1200 for a 3 bedroom 1 bath in the area.  The math looks good and the price was cheap so I’m pretty happy so far.  Now lets hope there aren’t any encumbrances in the way as I go through the due diligence process.  As always, stay tuned by clicking the Old E Baltimore Project category.