Bryan J 361
@BryanJ361
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Following
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South Texas Real Estate Buyer
Flour Bluff TX
Joined February 2011
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What's happening? I'm Bryan from the 361 / South Texas and like to buy real estate. I follow 361 users and allow 361 to follow me. If you don't interact or I don't know you personally you eventually get blocked. I don't care about follower count.
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Looking at last year's numbers, I spent more on my whisky than I did on unleaded fuel for my little toyota car. I love where I live.
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@realestatedude0
I live in South Texas and deal with tenant bs
often. We have a 100% win rate in eviction court and appeal court over a 20 year period. I would ignore the ridiculous letter, move forward with eviction for non payment and get them out ASAP but that's just me.
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Traffic has slowed down since 2020 but when long timers get out of jail, their first stop is the old bluff cottages to get what they need. Surprise, I bought it, kicked out the dealers, users & prostitutes and now it's an over 55 community for folks on fixed income. Keep walking
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Looking at a 3/2 single wide for $20k. Nothing great but it will cost $3500 to move out of the park and onto the $20k lot. It will lease for $900-$1100 per month depending on the porch we decide to build. All in for under $50k
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$1500 bucks was the quote for delivery of 15 roll up mini storage doors from the 713 to the 361 so I just sent two of my guys with a truck and trailer to save a grand. Happy Friday
#ReTwit
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Bought another metal box today. This one is going to transform into a dance studio over the next 60 days. Put your Easter eggs into different baskets and diversify.
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@JCacciapaglia
@MultifamilyMark
I'm with you J. Been doing this 20 plus years and at least in the TX market, they are used interchangeably in my experience.
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@GoodGuyGuaranty
I got so much unpermitted work done during COVID. The inspectors were scared to get out so we made tremendous progress.
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Bought this for $25,000.
Leased it for a year for $800 a month.
After the occupant made payments for a year, I sold it on a note for $80,000 over 30 years at 8%. Things changed, he moved, sold it and I got a check for $78,800 last week. I need to find another one of these.
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I used to worry about finding things like this on land purchases and now it is expected. Blends well.
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@bethanyjbabcock
The brokers that put the commission before their fiduciary duty and try to keep the deal "in house" rather than sharing commissions, exposing the listing and getting the best deal for the seller are a special type of something.
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@chernobelskiy
My brokerage business suffered substantially however my property management, mini storage, appraisal and investment businesses expanded rapidly and did well during that time period. Lots of folks put their stuff in storage, had us rent their home and moved into a cheaper rental
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Thank you city council and mayor for granting me zoning approval to move forward with the multifamily container cottage development.
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@SullyBusiness
When people ask me that and I feel they are trying to size me up and determine the amount of respect to give me....I tell them I'm just a property manager
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@heIpfullandlord
They focus on the commission, not the deal. Im a broker as well and about 15 years ago started telling my agent friends, you can have the commission, just bring me the deals. I'm shocked how many cannot see the bigger picture.
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Mailing out 11 offers in hopes that at least one respondent will sell me their land.
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I have three bankers that I have used over the past 20 years doing CRE deals. One is my breakfast taco eating partner. One is my fishing buddy and the other is my city council representative. I visit with each of them monthly at a minimum. Do you know your lender well?
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Got a one trip 40ft HC delivered today. Going to convert it into something cool. Stay tuned.
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Working on some concept renderings for the detached duplex container development. Hopefully this will help the lender and appraiser to understand our vision when they get our formal loan request next month.
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@TheWolfofREI
I like to buy 12-14 caps and sell on an 8-9.5 when possible. Sub 5 exit strategies will always be ridiculous imo. I would never buy anything sub 7 tho either. Call me crazy but I like buying good deals.
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Getting my lead contractor's house foamed today. He is so good, and a great friend that I bought a house for him to remodel and make his own. This way he is closer to all of our projects haha. Win win.
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@Brandon_D2
@sweatystartup
@Itsjoeco
@VolatiIity
Agreed. I reset most all of my fixed rates (with no prepayment penalties) at 4.5% in January for the next 60 months and feel pretty good about it.
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It's been a rough few weeks as a manager. We had a senior pass in Unit 3 at one property last month, another senior pass at
#13
earlier this week & then my friend in
#3
at a different place was hospitalized with heart problems. Getting old sucks. Thank You
@CorpusChristiFD
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Still have a lot of work to do on the new bridge. The Port of Corpus Christi is a powerhouse if you didn't already know.
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4+ Acres in Mathis Texas
Asking Price $90,000
I offered $50,000 with $10,000 down and they finance it for 3 yrs @ 6.5%. They said no so I offered $40,000 cash and they accepted. I know that Bells wants 14,000 sqft to lease in six year increments and the seller didn't.
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CC Housing Authority and Thanksgiving Homes built out the block
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If the market accepts this like I expect, we will do more.
Shipping containers could be next low-cost home option for seniors in Flour Bluff
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Just put this spec home under contract at full price (we are paying $5200 in points on buyers loan). Close on Valentine's Day. Not a bad deal so we escrowed a contract this afternoon on a vacant lot one block over so we can do it again. Always looking for infill opportunities.
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@sweatystartup
As one of those operators, I can only speak for myself but we are happy with the income stability we have gotten used to and with the low cost basis our numbers work for us. We will puff rents and lean fat a year or two before we want to sell out. We focus on free time.
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I don't think we could get away with these due to flight clearance easements around the Naval Air Station in the bluff but they sure look nice. Maybe a double stack would do.
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I like buying the 12-18% cap rate properties with value add opportunities. I will do the hard & undesirable work to get the above average returns. Don't be scared.
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Property Tax Protest time for all of us "Stupid Buy and Hold in Texas" peeps. It's a game we play every year. It's all part of the strategy and is necessary if you desire cash flow.
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Nice art work in Flour Bluff. I need to find someone to help me do this along some of our fences.
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Granite counters and undermount sinks were installed today in the six unit apartment bldg. $6,600 labor and materials didn't seem too expensive. Plumbing, electric and more cabinet work next week.
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These are the kind of lots I hope to buy and quickly resale on notes. Numbers still work in South Texas, just have to be patient and work hard to find the deals.
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With the help of my friend
@OfficialJSpear
this existing six unit building will be transformed into a nicer looking eight unit building over the next six months.
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I gotta say that I appreciate my solid 361 followers. It is getting harder and harder to make decisions on who to block when it gets to 362.
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I'm proud to call this champion my friend. For close to 20 years, he continues to be the rational & solid pillar of our city's planning department. His knowledge and perspective of our city's development is second to none.
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@TheCREStudent
9.875 out of 10 wholesales are uneducated scammers taking advantage of sellers by misleading them and making the money that the seller should make. In most states a real estate license has some ethical guidelines whereas wholesales can scam without consequence in my experience
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@MaxFisherCRE
In our market, I'm not sure many RE agents would be competent enough to run a small service business
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Appraisal inspection of a multimillion dollar home in Port Aransas then lunch with friends on the beach.
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@JulieChangRE
I'm qualifying this under the lease as damage rendering the unit uninhabitable and terminating the lease immediately so that they can get someone safe with their deposit return and I can make the needed repairs and improvements to get the unit lease ready again. Nothing new...
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@EstateRanger
Agreed. I have been on this app since 2011 which is longer than most of them have been buying real estate with other people's money lol. They have an audience to impress, we do not.
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Haven't bought a shot gun in a few years but when I saw this 12 gauge for under $250 bucks I couldn't resist.
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We bought our favorite contractor a house for Valentine's Day. He has a dark past but a much brighter future.
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Got a small one this weekend out of San Antonio. Almost 3 ounces.
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83 years old. Enough is enough. All career politicians need to take a seat and let someone new have a chance.
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Bought some land earlier this year for $20k cash; about to sell it on a note for $55k at 10.95% over 20 years. Is that a deal or am I a dud?
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@JCacciapaglia
Yes, we send our crew right after closing to put kwikset smart key locks on all access points of a new property so we don't have to hire locksmiths to continually rekey the property moving forward.
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@GoodGuyGuaranty
Certainly was a weird time. Now we are back to pulling permits, putting up with red tape & high fees only to slow down our construction progress with inspection delays. Pay to play with good ol uncle sam. Our work isn't any different, just takes longer and costs more this way
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The red footed tortoise and the three toed box turtle like the cactus but the Russian could care less about it.
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Not quite the fancy FEMA trailer
@trevizo_gabe
showed me for cheap but it looks like I will be getting a 3/2 single wide delivered to Flour Bluff for $14,000 next week. Probably rent for $800-$900 a month after we add some stairs, a porch and make minor repairs & improvements.
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@DallasAptGP
wow, I thought those commercials for deed transfer monitoring and insurance were full of it, like the TJ Henry commercials. Are you doing anything to protect or monitor moving forward?
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Closed on two more lots to keep the pipeline full for more infill new construction starter homes.
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@ThinkAppraiser
It gets addicting tho and you want to turn ten into twenty, twenty into fifty, fifty into two fifty. Idk, that's how the curse got me
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@mhprvpmvp
When you need a break from all the maga mom's I'm down here on the cinnamon shore with good tunes and cold drinks.
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20 ft container converted to a laundry room at our senior village.
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Final Property Tax Protest of the season. I purchased it in July for $190k and the county decided it was worth $574k. Appraisal review board set 2023 value at $190,000 just like I expected. Easy win for actual cash savings of over $8,600 bucks.
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@maxfisherRE
Land burned me last time, big time and I learned some valuable lessons. I'm much more prepared this time around and hope others are as well.
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@chernobelskiy
Can you tell me why people want to be "founders" and/or "GP's" ?? I think people get too big for their britches playing with other people's money. So many experts in the past ten years when the market has done nothing but gone up.
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@sweatystartup
Maybe just more competition.... we stay full and you called me lazy for not turning unis over by pushing rents a year ago but we are full with fixed 4.5% debt for the next four years, leveraged at less than 50% ltv. Still feeling good and lazy over here.
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Same species, same age, same heart, different shell. Don't be racist.
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Sub floor starting going down this week in the six unit gut job.
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Protest your property taxes and save money. Got this one down from $451,139 to $322,500.
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Saturday afternoon cruise through the hood for a progress report. Trees down on McIver, walls up on Marine and slab poured and curing on Mounts. Three for three this week.
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