Tag: Rental Marketing

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Landlords

5 Signs that a Guest Is Now a Tenant

Photo from Unsplash.

So, you’re a landlord, and you suspect that one of your tenant’s “guests” has somehow transformed into a tenant themselves, without your knowledge. They’ve been staying for months in your property, and yet they’re not on the lease.

This can be a tricky situation to solve. That’s because you must allow your tenants to live peacefully on your property as part of their tenant’s rights, which means you can’t disturb or harass them unnecessarily. But it’s also your right to know if someone is staying for an extended period in your rental unit, be part of the lease agreement, and be held accountable for rent.

When you have unwelcomed residents on your rental property, they can threaten the well-being of your unit, since you won’t be able to hold them accountable for any damages they cause.

In this article, we’ll help you navigate this tricky situation and shed some light on why having unwelcome tenants can harm your rental business.

The Shift from Guest to Tenant: Why It’s A Big Deal

When you own a property and decide to rent it out, you have a particular set of expectations and agreements with your tenants. These agreements often involve things like rent payment, lease duration, and the overall management of the property. As a landlord, you have the right to control who occupies your property and under what conditions.

When a guest starts behaving like a tenant, it can cause serious complications. Let’s take a look at a few reasons why:

  • Unauthorized Occupancy: When a guest becomes a tenant without your approval, it means they’re occupying your property without going through the proper screening process. And every landlord knows a thorough screening process is vital for success in the rental industry. Without it, you’re faced with a security concern, as you do not know the occupant’s background or ability to meet your rental criteria.
  • Lease Agreement Violations: As a landlord, you have a lease agreement in place with your tenants, which outlines the rules, responsibilities, and terms of their tenancy. With unauthorized occupants, you can’t enforce the rules you laid out for your property. Add to that, you’ll also worry about potential violations beyond the property, such as noise complaints, parking violations, or HOA issues with little recourse.
  • Financial Implications: Guests who become tenants without your consent might not pay the proper rent amount or adhere to the agreed-upon payment schedule. This can result in a loss of income for you as a landlord, and enforcing the appropriate financial arrangements becomes challenging without a formal lease agreement.

So, the shift from being a guest to an unauthorized tenant can be problematic for landlords.

Let’s move on to the signs indicating a guest has turned into a tenant without your knowledge.

Signs You Have Unauthorized Tenants

Courts recognize various contracts to determine who is a tenant of your rental property. These contracts can include a written conversation, a written document, or a series of acts to be considered part of a lease.

However, different states have laid out different thresholds for the evidence showing a mutual arrangement for the rental unit.

#1 Extended Stay

One of the most apparent signs is when a guest exceeds the typical length of stay expected for temporary guests. If they have lived in your property for an extended period, they have likely transitioned into a tenant.

#2 Financial Contribution

Guests do not pay rent or share utility costs because they stay temporarily. But, when “guests” start contributing to rent, maintenance, or utilities, they’re considered a tenant.

#3 Belongings in the Unit

If you notice that a guest starts moving their belongings into your rental unit, they’re considered tenants. Whether they move their clothes or pets to the apartment, that’s a sign that they should start paying rent.

#4 Changes to the Property

Guests often don’t change the property significantly since their stay is temporary. If you notice alterations like new furniture, decorations, or maintenance work done without your knowledge, it could be a sign that they now consider themselves long-term residents.

#5 Change of Address

When they change their permanent address to the rental unit, you can consider guests a tenant. You may notice they are getting mail or delivery packages to your rental unit’s doorstep.

What Landlords Can Do With Unauthorized Occupants

At one point in your life as a landlord, you’re bound to deal with unauthorized occupants. The key is knowing how you can deal with the situation or avoid it entirely by having a well-written lease and thorough tenant screening. Here are five steps you can follow:

1. Include A Guest Clause In The Rental Agreement

As a landlord, include a clause in your rental agreement about guests, which outlines various factors when you can start considering a guest as a tenant. You can also include how to handle any issues with unauthorized tenants.

Having a guest clause protects your property while ensuring that your tenant knows the consequences when they violate it.

2. Reach Out to Your Tenant

The next step is to talk with your tenant and remind them of the lease terms regarding long-term guests. Use this opportunity to gather information on the names of the guests and how long they’ve been staying at the apartment. Once you address the situation with the tenant, it lets them know that you know about it and are willing to enforce the rental agreement’s policies.

Ideally, the unauthorized occupant will vacate the property after bringing this to the tenant’s attention.

3. Remedy the Situation

If talking to the tenant didn’t resolve the situation, you can send a 3-day notice to your tenants to remedy the violation or vacate the property. Once the notice period specified in the notice has passed, landlords can proceed with a formal eviction process if the unauthorized occupant continues to stay in your unit.

4. Document Everything

Keep detailed records of any communication, payments received, and evidence supporting your claim that the guest has transformed into a tenant. Having a hold of this documentation will be crucial if you need to take legal action later on.

However, as a warning, Never accept any form of financial contribution from guests or agree to accept payments. Because once you do that, you’re entering into an informal landlord-tenant agreement. Guests can become tenants with a verbal agreement, and they will have all the rights of a paying tenant, even though you don’t have a written contract!

5. Seek Legal Advice

If the guest refuses to comply with your requests or if the situation becomes more complex, it’s advisable to seek legal advice from a professional who specializes in real estate law. They can guide you through the necessary steps and help you protect your rights as a landlord.

Protect Your Property From Unauthorized Tenants

Maintaining control over your property and ensuring that guests respect the boundaries you’ve set is essential for the success of your rental business. And determining whether a guest becomes a tenant is vital to ensure your property is not at risk from unwelcome “guests”.

That’s why you have to keep an eye out for signs guests have become tenants so that you can take appropriate action and keep your property under your control.

Want more tips on investing in the Metro Detroit area? Sign up for our newsletter or attend one of REIA of Oakland’s meetings for more professional insights.

Categories
Wholesale Wholesaling

Responding to Seller’s Objections to Wholesale Offers

Caption: Image byAnnika Wischnewsky on Unsplash

You’ve made your offer to a seller. You did your due diligence and made a great offer, and they have some objections. How you respond could make or break this deal. Understanding the seller’s objections and how to respond is crucial to obtaining the assignment contract.

Making the Initial Offer

Having a thorough offer will help you justify your offer. Include a detailed market analysis that includes comparable properties in the area that have sold within the last year to back up your proposal.

Add a list of your transaction costs. Being transparent about your costs will help you justify your offer price and show them the expenses you pay within the purchase price.

Being upfront and honest will go a long way in making the seller see your offer as genuine and lead to increased trust.

Seller Objections

Sellers voice objections for multiple reasons, below are the most common. Your understanding and response to their objections can help persuade them in accepting the offer you have on the table.

  • I’m Just Not Ready

The seller is procrastinating. They want to sell the house, they just need a nudge in the right direction.

Suggestion: Explain you’re there to close the deal and be respectful. Do not be condescending! They were interested in selling and you wanted to buy the property. Remind them time is money for both of you, the sooner they sign the sooner they will have the money they need. Have everything they need to sign at that moment. As you speak, hand them the pen and the contract. Worse case, set a followup date with them.

  • Why Should I Trust You?

Sellers may need reassurance about your credibility due to all the online scams and warnings..

Suggestion: All you can do is be patient, be confident and perhaps share addresses you’ve previously wholesale.

  • I Need to Think About This a Bit Longer

The seller may not be serious.  Your number one goal should then be to find their “hot button” and what motivates them. Reinforce how selling the home will benefit the seller. Remind them about the contracted time agreement and you would hate to see them lose the opportunity to get the assignment. Be empathetic but firm.

Caption: Image by Bruno Guerrero on Unsplash
  • I Think You Are Low Balling Me

The seller wants the best price possible, but you do too. Ask why they feel you are low balling them. Go over the numbers in your proposal to justify your offer. Reassure them you are offering the best price you can. Use your transaction analysis as your proof.

Remind the seller that you can close quickly with no inspections or other delays. Again, focus on their motivation! You can even ask them, “Do you want to list with an agent and wait 6 months or close with me in 6 days?”

  • I Need to Run This By My Significant Other (or someone else)

They wouldn’t be this far into the deal if they hadn’t already discussed it with their significant other (or someone else. This is just another delay tactic for them to solicit other, hopefully higher, offers.

First, ALWAYS be sure to confirm who the decision-maker is before making an offer. You may even want to confirm this over the phone before setting an appointment. If they still stall, you may have to play hardball with them and tell them your offer is only good until you leave. 

  • There are Other Buyers Interested in the Property

Just another stall excuse to solicit higher offers.

Again, your options are to find their motivation and focus on that or play hardball.

  • What Makes You a Better ChoiceThan Someone Else

Sometimes sellers are emotionally attached to a property. Maybe they grew up there or often visited and have fond memories. The only way to overcome emotional objections is with empathy and establishing rapport. This can be time consuming, so be prepared. 

Keeping Your Eye on the Prize

At the end of the negotiation, you want to walk away with an assignment contract. Listening to the seller and using some psychology to understand a seller’s objections and how to respond can  help persuade your seller that the offer you made is exactly what they need. Being empathetic, respectful, and professional and having a thorough market analysis, can be the solution to your seller’s financial objections.

REIA of Oakland members receive a monthly newsletter, industry-leading resources, and informative monthly meetings. If you haven’t taken advantage of what they offer Michigan property investors, contact them today and become a member!

Categories
Landlords

Marketing a Rental Property: Why & How Landlords Can Brand Their Rentals

: A young designer developing new branding styles
Source: Photo by Faizur Rehman on Unsplash

What do you think of when someone says “electric car”?

I bet you’re thinking of Tesla. And you’re not alone—most people will think the same.

Tesla has established itself as a high-performance energy automaker with a futuristic outlook. Tesla’s branding is so strong the company aptly grabs premium position in every market it’s entered—from solar panels to batteries, the big T is the front-row storyteller.

Wouldn’t it be fantastic if you could use the same strategy for your rental property business?

Good news: You can, and you should. Branding is a powerful marketing tool that enables you to put your business in any position you choose, regardless of whether you want to be known as the “best bang for your buck” apartment unit or the “most exclusive luxury” rental mansion.

Let’s discuss why and how you can brand your rentals to increase your property’s appeal.

Why You Should Brand Your Rental Property

Giving your rental units a brand helps them stand out from the competition, giving you an edge that gets the attention of potential tenants. Unique branding can especially improve your property’s recognition in areas with rentals similar to yours, like if you own one unit in a large apartment building, for example.

Here are three benefits you’ll get from branding your rentals:

  • You’ll attract more tenants. A recognizable brand boosts marketing efforts. Your reputation will spread, tenants will advertise word-of-mouth to their friends, and even when you’ve reached full occupancy, the fact that you’re “fully booked” increases the value of your rental and its demand. You’ll unlikely run out of prospective tenants to keep your vacancy rates low.
  • You’ll attract better tenants. Marketing to the needs of your target demographics proves successful when you attract the very tenants you want. Better tenants maintain the home well and are less likely to move out for trivial reasons, protecting your assets and returns in the process.
  • You’ll be able to charge higher rent and fill vacancies faster. You can potentially charge higher rent if you brand your rental as a premium place. There’s also the concept of perceived value, where tenants pay more for a distinctive experience—even if you didn’t necessarily spend more for the rental property. They’ll be hesitant to leave and likely to justify the higher rent.

The advantages of branding only becomes more apparent if you put yourself in your tenant’s shoes. If you’re choosing from various units to rent, and one of them provides an incomparable experience that’s just your style, wouldn’t you bet all your marbles there? Exactly.

How You Can Brand Your Rental Property

Branding goes beyond creating fancy logos and a unique color scheme for your walls. To brand is to create a compelling story that drives emotion and encourages prospective renters to join the experience.

The key to successful branding is authenticity and trust. Your goal should be to show your potential tenants that your business is valuable to them because they are valuable to you. Caring about your target demographic means showing up for them by offering properties that accommodate their styles.

Here are the best practices for a unique rental branding that’s one of a kind:

  • Communicate a clear message. What do you want your tenant pool to remember about your property? If Tesla is about high-powered and clean electric machines, what’s your rental’s selling point? Make your message memorable, impactful, and novel.
  • Connect with your tenant’s values. What does your tenant pool want out of a rental? What kind of lifestyle are they dreaming of? Prioritize what they prioritize by understanding their perspective. Tesla’s audience prefers luxurious comfort that’s fun. What does your audience care about?
  • Motivate potential renters to act. Branding is marketing, so be clear about what you want your tenant pool to do. Are you looking to fill units quickly? Do you want to make reservations for future openings? Or do you just care that the tenants you fill in are in-tune with your movement to, say, be sustainable or promote mental health, and 100% occupancy isn’t really the goal?
  • Create a sense of belonging. We all crave the feeling of being “home” with like-minded individuals. Create an atmosphere of support and transparency to gain the trust and loyalty of your tenant pool. They’ll see your rental as a safe haven—not just another roof over their heads.
  • Be consistent across all touchpoints. Ensure that your branding bleeds across everything you do and produce—from listing descriptions to how you talk with applicants and take care of your current tenants. Imagine if Tesla suddenly releases a budget-level electric motorcycle for delivery services. That’d be so jarring you’d doubt its entire branding altogether!
  • Stay updated with any changes in the tenant pool. Your target audience’s needs change. Keep a pulse on their demands and behaviors to ensure your branding stays relevant.

The goal is to set yourself apart from competitors to attract the best tenants into your rental business and keep occupancy high. Listening to one “secret sauce” to all successful brands, which you can apply to one or all of the homes in your portfolio.

Good Branding: The Not-So-Secret Ingredient to Business Success

Just because your rental business isn’t as big as the giant Tesla corporation doesn’t mean that good branding won’t work. In fact, branding is what makes a business grow to unprecedented heights.

So, craft a compelling message, connect with your target market’s needs and values, motivate them to do business with you, create a sense of familial belongingness, be consistent with your promise, and stay updated to remain relevant.

The more you understand the decision making process of your tenant pool, the more you’ll see the opportunities for using branding as a real estate marketing strategy.

Join our upcoming meeting for more investment tips! We are a growing community of like-minded individuals sharing our learnings in the real estate space. Subscribe to our newsletter as well and become a member to become the best property investor you can be.

Categories
Wholesale Wholesaling

Every Wholesaler’s Ultimate Guide to Driving for Dollars

Man driving.
Source: Why Keifrom Unsplash.

You know that boarded-up, overgrown property you drive by every day? Other wholesalers see those, buy them for a low price, and sell it at a higher price point to investors willing to fix the property up. You can do the same—the scouting method called Driving for Dollars.

Scour the streets from behind the wheel of your car, and seek out hidden opportunities in real estate! In this article, we’ll look at why driving for dollars is a good wholesaling strategy, how it works, plus tips on how to make your driving for dollars an organized process.

What is Driving for Dollars?

Real estate wholesalers who drive for dollars comb through neighborhoods looking for distressed or neglected properties from the back of their steering wheel. Once they see a potential property, they’ll cold-contact the owner to see if they’re willing to sell (i.e., a motivated seller). If the owner’s willing to sell, the wholesaler puts them under contract and then finds  an investor to purchase and rehabilitate the property.

The driving for dollars strategy is an excellent, no-brainer way for wholesalers to seek out potential properties and seal more deals. With a watchful eye and a bit of savvy, you could uncover hidden gems and pocket some serious profits by, very simply, driving around.

What Should You Look Out for While Driving Around?

Driving for dollars focuses on distressed homes that present the possibility to be sold under market value. But, what does “distressed” actually mean? Here are the 3 criteria that qualify a property as such:

#1 Physical Damage

Physical house damage represents the most important kind of distress that you’ll look for. While you’re driving around the neighborhood, look for obvious signs that the property is run-down in any way, like:

  • Broken windows
  • Boarded-up doors and windows
  • Damaged driveways
  • Damaged roof
  • Messy garden or yard

Clear signs of distress qualify a property for your list of potential properties to wholesale. Take notes and photos (if appropriate) of these signs so you can look back at them when you need to.

#2 Outdated Design

A house may be outdated if the interior or exterior design isn’t aligned with the current trends. Outdated designs can range from something simple like unpopular wall colors, unmentionable carpet in the kitchen or laundry space, or seriously unsightly popcorn ceilings that have to be removed for health reasons.

For interior designs, you’ll have to ask for permission from the owner to enter the premises. Once you get in, it’s as simple as keeping an eye out for outdated details.

#3 Owner’s Situation

An owner’s financial or other life situation might be a distressing issue that motivates them to sell an inhabited or uninhabited run-down property for below market value. The owner’s situation might not be something you can quickly see on a drive-by, so make note of physical signs of property distress first and use them as clues to learn more about the owner’s situation.

For example, if the house is a rental property, the owner might not live in it and could be too busy to deal with maintenance. They might want to avoid going through the hassle of selling the property and wholesaling could be an easy solution to get rid of it for quick cash.

Want to Make Driving for Dollars a Lot Easier?

Driving for dollars is a great way for beginner wholesalers and experts alike to invest in the market, but it takes time and patience. It can be difficult to keep track of every street you’ve driven on and every house you’ve seen.

Several apps designed to guide and organize driving for dollars are available on the market—the most notable of which is called PropStream.

The PropStream driving for dollars app is designed to make driving for dollars a straightforward process. The app’s features narrow your search according to your preferred filters to save you time on your drive.

PropStream driving for dollars app provides: 

  • Property results up to 50 miles away: Filters for specific property criteria
  • Filtered property information: Narrows your search by lot size, year built, home features
  • Multiple Listing Service (MLS) statuses: Tells whether the property is on or off the market, for how many days it’s been listed or off-market, and if the listing is below the market price
  • Pre-foreclosure or bank-owned: Removes properties listed as pre-foreclosure or owned by a bank, whether you’re interested in that or not

If you want a more flexible drive looking for distressed or vacant homes, another PropStream feature, “just drive,” gives real-time and recordable route directions. You can even tap on properties around you to see the property’s detail and save the listing for future reference.

Overall, PropStream helps you keep your freestyle property searches organized.

Drive for Dollars, Find the Right Property, and Profit

Driving for Dollars is undoubtedly a valuable skill to add to your real estate wholesaling repertoire. Whether you’re looking to make some quick cash or engage in some long-term projects, the effort that goes into driving for dollars can yield great rewards.

If you’re dedicated and have a sharp eye for detail, you’ll properly assess potential properties to wholesale and identify deals that fit your criteria. So get out there, keep that eagle eye on the street, and you’ll land a lucrative deal before you know it.

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Categories
Short Term Rentals

6 Must-Have Decor Trends to Attract Short-Term Rental Guests this 2023

Source: TheJournal.ie

The rental industry isn’t always rainbows and butterflies. Political, economic, and health climates all take their toll. And as any STR (short-term rental) owner knows, the competitive landscape combined with the realities of the off-peak season can leave you—how shall we put it?—stressed out about your listing. 

So we’ve analyzed a company that’s consistently kept its name in the game, rain or shine. To this day, Airbnb has maintained over 4 million hosts and over 6 million active listings worldwide.

A good chunk of their success is hidden in the details—like the throw rug, wall art, and silverware. Looks aren’t everything, but in this industry, it’s certainly something to put you ahead of the competition.

We’ve gathered the latest decor trends to enhance your property’s appearance without sacrificing comfort and functionality. Incorporating any of the following ideas into your short-term rental property will keep your reservation book filled and protect your cash flow through the ebb and flow of the local market.

Top Decor Trends for Short-Term Rentals

From subdued neutrals to bold statements, these are the top decor trends for 2023 that will encourage guests to book with you. Whether you’re looking to overhaul your entire space or just give it a little sprucing up, use this guide to get inspired and create a rental that’ll smackdown competition.

1. Over-the-Top Textured Accents

Texture. It’s the interior design style people are into nowadays.

Besides exuding fun and playful vibes, textured accents bring a welcoming surprise to the space. You don’t have to invest in big statement pieces—a tufted rug or simple ribbed vase is enough to give an exciting twist to a generic-looking space.

Interior designer Joshua Smith predicts textural design trends this year to add “architectural interest while injecting an earthy texture” and to texturize natural light splashing with cloth details. He mentions specific designs like tongue and groove-boarded ceilings and light-filtering curtains.

2. The Maximalist–Minimalist Sweet Spot

There’s the maximalist design, wherein the decors are overdone and overwhelming. Then there’s the minimalist design, which means “the less, the better”. Which one should you lean toward?

All-out minimalism has the tendency to be blah and boring for short-term rentals, so designers this year recommend finding the sweet spot between maximalist and minimalist to create the perfect cozy rental. For example, look for ways to integrate fleece, knit blankets, and candles without going overboard.

3. Nostalgic Design Elements

If the pandemic gave you a hankering for the good old’ days, then you’re in luck because the 1980s are back! Design elements that were once popular are making a comeback this year, including disco-inspired and psychedelic decor. Millennials and members of Gen Z are embracing this trend, even showing off their whimsical pieces on social media.

Renowned interior designer Kellie Burke recommends coordinating vintage treasures with fabric rugs and wall coverings. “The ’80s are calling: they want their mauve gray geometrics back in fashion!” she says.

Even if completely retrofitting your rental unit isn’t your thing, don’t shy away from incorporating a few design elements to ode the decade. You’ll be surprised how many people find bold colors and patterns “modern” and appealing in this day and age.

4. Curved Furniture Pieces

This year, expect to see a lot of rounded furniture—chairs with curved backs, ottomans, and sofas with sloped arms. According to interior design experts, this unique design element creates a soft and feminine vibe, making it a go-to option if you want your space to exude a homey atmosphere.

“Furnishings of white oak with curves bring a fresh and soft wavy feeling,” recommends boutique lifestyle design firm Michelle Harrison Design. “From curved corners within walls and cabinets to curved backs of sofas, dining chairs, and arched cabinets, the angular line of furnishing is softening.”

Stray from straight lines and edges and consider curves to take your rental property design to the next level. “Things like rounded furniture allow for a different, bold style without looking garish or unsightly,” Diesel shared to Insider.

Following this design trend doesn’t mean investing in big pieces of furniture—rather, go for curved accent pieces, such as figurines and flower vases. Every small thing counts!

5. Unique Thrifts That Tell a Story

“Out with the old and in with the new,” they say—but we say “out with that adage.” Thrifting furniture and art pieces can give your rental place a special touch that stands out from the rest of the market. One-of-a-kind thrifted pieces add character to your space and even tell a story. Add to that, thrifting is better for the environment, and the cheaper price tags are more respectful of your pocket.

“A trend that will continue to grow is buying used, vintage, or antique furniture,” recommends Insider Interior Designer Jen Dallas. “It is an amazing way to add character to your home and so much better for the environment when we do.”

But be careful! Going all vintage can turn your property into a thrift store—which leads us to our next and last tip for you: mix and match.

6. Mix and Match

Enough with the furniture sets. Those get outdated quickly. Instead, mix and match your furniture.

You can personalize your rental space and add charm and character by carefully choosing pieces that complement each other. Get creative by mixing and matching new and old pieces. You don’t have to worry about things looking the same, but try to create a cohesive balance of multiple styles.

Don’t be afraid to have fun with it or even show your personality through these pieces!

Increase Your Property’s Appeal with Decor

Most landlords are tempted to save money on decorating their rental properties by doing the bare minimum. But ignoring the details won’t attract guests or help you stand out from the competition—you’ll only lose out on long-term investment gains.

So spend a couple of dollars on your property’s decor this year. You’ll give yourself the opportunity to earn thousands in increased bookings, earning back your expenses in a jiffy.

Join as a member of REIA today and attend our upcoming meeting if you’re ready to learn more, and sign up for our newsletter so you never miss any important tips to become a successful house flipper!

Categories
Short Term Rentals

What Are Airbnb Guests Dreaming of in 2023 & How can You Benefit?

Checking out Airbnbs for an upcoming trip.
Source: Pexels (cottonbro)

In recent years, short-term rentals (STR) like Airbnb have become a popular choice for travelers. What began as a small start-up has turned into a global phenomenon, with millions of people booking rooms on the platform—especially after the COVID-19 pandemic, where everybody avoided hotels.

But what exactly are people looking for when it comes to their Airbnb accommodations? Just because travelers are back doesn’t mean it’s the same as pre-pandemic times. You need to know what’s trending and if people are after something luxurious or more relaxed and homey experiences.

Knowing that is crucial because it will help you create an Airbnb that guests will want to revisit repeatedly, decreasing your vacancy rate and ensuring that profits keep coming in. So let’s take a look!

6 Trends That’ll Make You the Ultimate Airbnb Host in 2023

Here are six trends to boost your bottom-line profits and increase your occupancy rate. If you’re an Airbnb host or an STR owner, make sure your rental has all the amenities guests are looking for to stand out.

1. Business Travelers Are Back: Make the Space Work-Friendly

Given the COVID-19 pandemic, the business travel industry took a big hit and left it uncertain. Luckily, things are opening up, and business travels are expected to increase this 2023. There’s also anticipation for an increase in business travel spending. This increase means you could receive an influx of professional guests hoping to find comfortable workspaces.

So consider offering amenities that business travelers appreciate, such as multiple plugs and ports for easy charging, fast Wi-Fi, and a spacious desk. You might also want to include a safe where they can store their valuables—anything to make the space feel like a work-home hybrid spot.

2. Travel Is 24/7: Don’t Force Guests to Stick to a Strict Schedule 

People travel around the clock and frequently encounter unexpected situations along the way, so make your check-in time flexible. They can’t control what life may throw at them, so they’ll surely appreciate it if their accommodations can flex along with them.

For instance, suppose a guest’s flight was due to arrive at 9 p.m., but because of aircraft maintenance, they were delayed by two hours. If you listed your Airbnb check-in time as until 10 p.m. with no exceptions, then you’re making everyone’s lives difficult—especially given that 20% of US flights at airports saw delays last year.

So put up a lockbox so that guests can self-check in. Offering options make your listing more appealing to those trying to limit contact with others and increases convenience and safety for all parties.

3. First Impressions Matter: What Will Guests Think?

What will your guests think when they walk through your short-term rental door? Will they notice the badly-lit hallway with peeling paint and crooked frames or the cozy space that feels like a home away from home?

Guests likely won’t spend much time in the entrance area, but this serves as their first impression of your property—don’t miss the chance to wow them right from the start.

Some Airbnb hosts repaint their front door every season, while others opt for more sophisticated features, such as outdoor lights with motion detectors. The goal is to ensure that the “wow factor” is there when the guests arrive, and that the feeling will stay with them throughout their stay.

4. Hotels Aren’t Cool: Turn Your Airbnb Into a Home

People book an Airbnb because they want to feel right at home, as some studies have found. Even when exploring places they’ve never been to before, guests wish for a quiet space to relax. So, to make their stay homey and enjoyable, consider providing these amenities:

  • Toiletries (e.g., shampoo and conditioner)
  • Bath towels and fresh linens
  • Local snacks and drinks (including drinking water)
  • Simple office supplies
  • Don’t forget coffee & tea!

Additionally, you can invest in a Smart TV so they can stream their favorite films and shows, similar to how they probably spend their extra time at home. Moreover, you can go the extra mile and provide a local guidebook to help them explore the area, especially if you get many out-of-town travelers.

5. Minibars Are Useless: Stock the Kitchen with Essentials 

Like most travelers, Airbnb guests will most likely order delivery or grab some take-out for their meals. But one advantage that most short-term rental properties have over hotels is a fully working kitchen, where guests can opt to cook as they do at home.

Of course, they won’t expect your property to have cupboards filled with fresh groceries and a refrigerator stocked with milk and cheese. But there are certain things they hope they won’t have to buy, such as cooking utensils (e.g., pots and pans) and pantry basics (e.g., salt, pepper, sugar, and cooking oil).

Providing a kitchen with all the essentials ensures that your guests have a positive experience in your Airbnb, where they get the comforts of a home beyond that of a hotel room.

6. More Than a Place to Stay: Offer an Experience

You can offer more than a place to stay by offering an experience, too. Add value to your listing and leave your guests with a special memory by sharing a talent or passion of your own. You might decorate with a collection you’ve built over the years or paint the home like your bright, Latin American childhood house.

Integrate activities into your rental house by focusing on one of the 3 categories of Airbnb Experience: culture & history, food, or nature & outdoor. For example, you might focus the vibe of your rental on how to cook like a local, guided hike, or yoga. Whatever activity you choose to focus your style on, ensure its hands-on. Airbnb also has rules for these experiences to be approved, so don’t forget to check them out.

Leaving your guests with a lasting memory (not just that they booked a place to sleep) makes them more likely to recommend and return, which means a chance to earn more cash.

Give Guests Their Dream Airbnb Stay

Airbnb isn’t going anywhere. And with the travel industry starting to return to its pre-pandemic levels, you’ll likely see more and more guests booking your property. Ensure it has everything they’re dreaming of—whether that’s a homey space or world-class amenities—so your rental property investment is always booked. The more you offer, the more they’ll return!

Looking for someone to handle your Airbnb property? Our team of expert property managers are here to help you out. With more than two decades of experience, they’ll take your listing to the next level.

Get in touch with us today to find your perfect partner.

Categories
Landlords

What’s Happening with Rental Amounts in the City of Detroit?

Source: Photo by Andre Taissin on Unsplash

We’ve all seen the headlines—average rent prices are falling for the first time since the latter part of 2020 when COVID was the culprit. For those invested in Detroit rental properties though, the news isn’t as bad as in other parts of the country.

Let’s look at what happened in the Detroit market, for you to stay updated and vigilant in protecting your investments. (TL;DR? Don’t panic! It’s real estate market dynamics.)

Nationwide Rents Decline in Major US Cities

As the graph below shows, the August national average rent price, according to Redfin, was up 11% year-over-year from 2021. If you compare it to past trends, this figure is the smallest recent annual increase we’ve seen—down from a 19% gain in March 2022.

Even if we were to look at the month-on-month growth, the median rent only moved slightly by 0.4%, which is the slowest growth since late 2021 and a drop from the 1.6% increase last year.

Source: Redfin

“Rent growth will likely slow further as the Federal Reserve continues to raise interest rates. Higher interest rates impact the rental market because they put a damper on spending power in the economy as a whole, including renters’ budgets,” Taylor Marr, Redfin’s Deputy Chief Economist, said.

Rent Trends in the Detroit Housing Market

We can’t confirm if the data below only covers the City of Detroit or the entire Metro Detroit area, but we see that the market is included in the top rent price drops nationwide in August 2022:

Source: Apartments.com

Moreover, executive director of Detroit Future City, Anika Goss, shared, “During the pandemic… people living in the bottom quadrant of the income scale were not being supported. If rent softens and people are back to work in 2022, we might see an evening out… in a year or two years.”

Should Detroit investors lower their rent to attract and retain tenants? Fewer people are purchasing homes but they still need a roof over their heads, so they rent. But it seems like Detroiters in the lower demographics are struggling to pay rent, even with the supposed decline in rent average.

Then again, the data above might only reflect rent decline in the City of Detroit—excluding the rest of Metro Detroit which includes far more affluent areas like Oakland County. As we know, these areas aren’t as affected by economic downturns compared to lower income zones.

In fact, based on our observations as a property management company in Metro Detroit, rent averages have flatlined (not declined). The reason why reports show dropping rent averages in the City of Detroit is likely due to an increase in vacant properties instead.

Looking at recent statistics and trends, the city is actually doing pretty well:

  • The city still has exceptionally low home prices with a median sales price of $100,000—a growth of 38% from late 2021 to 2022. In terms of rent, it’s also the fastest-growing city in the metropolitan area, where rent averages are said to have increased by 32% from 2021 to 2022.
  • The average rent for a one-bedroom apartment in the city is $1,000, which is a 4% decrease compared to a year before (February 2022). For a three-bedroom though—which is more popular in the housing market—the median rent is $1,200, which is a positive 9% year-over-year change.
  • Plus, looking at Zillow data, the City of Detroit saw an  increase in average rent, where investors are charging $20 higher rent than last year:
Source: Zillow

The data above is good news for Metro Detroit investors. And if you do have tenants struggling to keep up with rent payments, we suggest that you reevaluate by asking the following questions:

  • Are you charging above neighborhood rent averages?
  • Are your tenants struggling with rent payments?
  • Are they paying on time and in full?

If you screened your tenants well, they might not have financial problems. But if the economy’s downturn caused them to lose their jobs that affected their income, you might need to help them out.

“Gas prices are coming back down, but rents are going up 10, 12, 15%. And rent can end up taking 40% of these households’ income,” Bank of America CEO Brian Moynihan said.

Ultimately, your cash flow depends largely on your tenant’s ability to pay rent. As much as you want to generate top dollar from your rental properties, you won’t get any returns if the renters themselves can’t afford your home in the first place.

Finding the Sweet Spot for Rent Prices in the City of Detroit

The City of Detroit (and certain areas of Metro Detroit) remains to be a landlord’s market, with rent prices increasing despite the economic downturn. It presents an opportunity for investors willing to lower their rents to attract more tenants than ever before, although doing so requires careful financial evaluation.

Screen your tenants carefully and keep an eye on the economy, and your rental properties will remain profitable even with all the market shifts happening. Your goal is to secure capable tenants while generating a healthy return on investment—find that sweet spot for a win-win solution.

Do you want more tips and guidance on navigating the Detroit market?

Sign up as a member, subscribe to our newsletter, and join us in our upcoming meetings. Let’s share information and expert tips to ensure that our investments adjust and adapt to the market.

Categories
Wholesale Wholesaling

Real Estate Wholesaling Contracts: What Should You Include to Guarantee Success?

Source: Photo by Romain Dancre from Unsplash.

The Wholesaling Contract is the bread and butter of real estate investment, and key clauses can make or break the deal.

Some key clauses in the contract serve as pillars that ensure the document is airtight and that you’re protected against sale issues—without these key phrases, the whole sales cycle could be ruined, and famed returns could be lost.

Whether it’s your first time handling a real estate deal or you’re looking to improve your current system, this article is for you. Here are the key elements real estate investors should include in their wholesale contracts for a successful real estate deal.

What You Should Include in a Wholesaling Real Estate Contract

A Wholesaling Real Estate Contract is a legally binding agreement that sets the terms of the sale between the wholesaler (that’s you, a sort of middle person) and the seller. Having a written understanding between parties helps avoid any disputes and misunderstandings.

There are two critical parts to a wholesaling contract: the assignment contract and the purchase agreement. Here are the roles they play and what you, the wholesaler, should include in each section:

Part 1: Wholesale Real Estate Assignment Contract

The Wholesale Real Estate Assignment Contract is the first part of the Wholesaling Real Estate Contract. It transfers your right to purchase a property to potential buyers. Once you and the seller enter an equitable conversion, you’ll draft an Assignment of Real Estate Purchase and Sale Agreement.

The Assignment of Real Estate Purchase and Sale Agreement is an assignment of ownership from the seller to the home buyer and outlines that the new buyer assumes ownership of the home and absorbs all responsibilities. The agreement should contain a copy of the original purchase and sale agreement you had with the seller and outline all the terms, conditions, contingencies, prices, payment terms, and stipulations involved in the transaction.

When this first part of the agreement is signed, the wholesaler typically gets a portion of the wholesaling profit as a deposit. So, only after closing the deal will you receive the remaining balance.

Part 2: Wholesale Real Estate Purchase Agreement

Now, the second part is the Wholesale Real Estate Purchase Agreement. The document is built of several moving parts, but don’t let that scare you—the Wholesale Real Estate Purchase Agreement’s purpose is housed in the basic information. Here are the crucial clauses you should focus on:

  • Who’s involved? List your name and the seller’s and buyer’s names.
  • What’s the asset? Give a description and address of the real estate being sold and purchased.
  • What’s the deed type? Specify the type of deed that comes with the real estate sale.
  • What’s the condition of the property? List the condition of the premises, including the physical state of the structure, existing damages, and areas that need repairs.
  • What’s the purchase price and financing? Record the agreed-upon price and financing terms, including where the deposits will be held.
  • When’s the closing date? Write the date when the real estate transaction is finalized.
  • What happens when the buyer can’t purchase? Include a financing contingency for the buyer to back out if they aren’t buying in cash and can’t obtain the required financing.
  • What happens when the buyer doesn’t like the property? Include an inspection contingency for the buyer to cancel if they’re not satisfied with the results of a property inspection.
  • What happens when the buyer can’t get title insurance? Include a marketable title option so the deal can be called off if the buyer cannot obtain title insurance.
  • What happens if someone breaches an agreement? Include buyer and seller default clauses that detail what happens if one of them defaults on the sales contract.
  • What happens if the real estate gets damaged before closing? Include a clause for risk of loss and damage to protect the buyer if the property is damaged while under contract.
  • What are the additional charges? Include accounts for utilities, property taxes, and other additional charges required by the state.
  • What property details should be disclosed? Disclose any information that challenges state and local laws or that you otherwise feel could be misunderstood. For example, if the property has lead-based paint, you can make a statement about it in the contract.
  • What are the legalities? Include the standard addenda or legal language at the end of the contract, and mention any additional agreements made after the initial signing.

Clauses and protections help to shield you from liability. Moreover, understanding what each clause means before signing off prepares you for any contingencies that may arise in the deal down the line, helps establish trust among parties, and improves your wholesaling reputation.

Of course, there are plenty of contracts that you can download online. But they aren’t foolproof—not until you’ve got a trusted real estate attorney to double-check them for you. Your contract must guarantee you’ll get what you expect from the deal without stepping on anybody’s toes.

Wholesale Contract: The Key Elements Unlock Success

By understanding the role of the Wholesale Contract and its key elements, you can protect yourself and ensure a smooth transaction for all parties involved. And, if you’re not sure where to start, we can help.

Join as a member today , and we’ll ensure you receive an invitation to our next meeting to learn more about wholesaling from us directly. And in the meantime, sign up for our newsletter to stay updated on everything happening in the world of real estate investing. See you soon!

Categories
Landlords

Go Beyond Airbnb: Where Should You List Your Short-Term Rental?

A magnificent cabin nested in the forest
Source: Photo by Madhur Shrimal on Unsplash

Landlords of short-term rentals shouldn’t stop listing on Airbnb. While the platform is the most popular website for finding hotel alternatives, you should also consider other platforms that can increase exposure, generate more bookings, and gain consistent rent income.

So, here’s a list of Airbnb alternatives you should consider listing your short-term rental on.

1. VRBO: The Reach Multiplier

Listing your short-term rental on VRBO (Vacation Rentals by Owner) means that your property is listed on the platform’s affiliated sites: Expedia, Trivago, and KAYAK for increased reach.

Moreover, VRBO isn’t limited to one property type. Feel free to list your cottages, cabins, bungalows, townhouses, lodges, farmhouses, villas—even yachts, castles, and mills on VRBO. The exposure and possibilities you’ll get on VRBO are endless.

2. Booking.com: The One-Stop Shop

Booking.com is another platform that serves more than 1.5 million guests per day in over 43 languages. There are already millions of homes and apartments listed on this platform. Plus, landlords have complete control over their house rules, adding booking prerequisites, and reporting guest misconduct.

It says it’s “serious about your success” and has the safety features to prove its commitment. In addition, Booking.com is a one-stop shop where guests can also book flights and car rentals—so you wouldn’t want to miss the chance to leverage convenience.

3. Plum Guide: The Luxury Platform

Is your property a charming home for bougie guests? Then list it in Plum Guide, where only the most remarkable homes are shown. They are the benchmark for quality rental stays, focusing on providing guests with the finest luxury properties in the market.

Guests have even said that they prefer this platform over Airbnb because Plum Guide’s property photos match the actual accommodation, the reviews are accurate and not glorified, and there was excellent customer service and communication with the host.

However, note that Plum Guide vets and grades properties before allowing them to be listed. This is how it ensures quality over quantity and means that you’ll have less competition on the platform.

4. Agoda Homes: The Asian Market

List your property on Agoda Homes where you can earn extra income by having access to millions of quality travelers daily. There’s also zero commission and plenty of hosting tools to manage your property via desktop and mobile—so you can manage your homes on the road. Plus, Agoda Homes focuses on the Asian market, which means you can expand your reach to other countries.

Agoda Homes’ dashboard for short-term rental hosts is also uniquely designed for easy decision-making and task prioritization, so you’ll have everything you need to increase your bookings.

Expanded Reach + Increased Bookings = Multiplied Profits

Of course, there are other platforms, like Homestay, Sonder, and Blueground, that we didn’t mention in the list. But the point is to make you realize that you shouldn’t stop by only listening on Airbnb when there are many alternatives out there that can give you additional benefits.

Remember that the more you expand your reach, the more bookings you’ll generate—resulting in higher, more consistent profits from your real estate investments.

Do you need more help? Get in touch with me today. You can start by joining REIA as a member, so you can attend our upcoming meetings and receive helpful information via our newsletter.

Categories
Wholesale Wholesaling

How and Why You Should Set Up Recurring Rent Payments for Your Tenants

Source: Photo by Mika Baumeister on Unsplash.

Collecting rent can be one of the biggest hassles of owning rental property. Not only do you have to keep track of when rent is due, but you also have to chase down tenants who are late on their payments.

Wouldn’t it be nice if there was an easier way to collect rent? Well, there is.

You can set up recurring rent payments so that your tenants’ rent is automatically deducted from their bank account each month. Not only does this make things more convenient for both you and your tenant, but it can also help ensure that you always get paid on time.

In this blog post, we’ll explain how to set up recurring rent payments and the benefits of doing so. By the end, we hope you’ll see just how easy and helpful an automatic rent payment system can be.

Why Set Up Recurring Rent Payments

As a landlord, having a reliable, predictable source of income is essential. That’s why automating recurring rent payments can be so beneficial. Here are a couple of benefits:

  • On-time payments: Your tenants will have their rent deducted from their bank account automatically each month. This means that you won’t have to worry about chasing them down for late payments or collecting checks in person.
  • Electronic processing: All payments are made electronically and on the same day each month, saving you the hassle of manually entering tenant information into your accounting software. Most systems can handle automatic payments for you with just a few clicks.
  • Incentivize recurring payments to encourage sign-up: Some payment processing providers include a discount function so you can offer incentives to your tenants for signing up for recurring payments. This can be a great way to encourage more people to use the system, making rent collection easier for you.

Protect your cash flow, and you’ll protect your investments—isn’t that the only thing that matters?

How to Set Up Recurring Rent Payments

Setting up recurring rent payments is relatively easy, and it’s worth taking the time to do so. Here are the steps you’ll need to follow:

  1. Choose a payment processing provider: Decide which payment processor you’d like to use. Some popular options include PayPal, Stripe, Square, and Apple Pay. Each company has its own set of fees and features, so take some time to compare them before making your decision.
  2. Set up an account: Create an account and link it to your bank. This will allow payments to be transferred directly into your account on the rent due date.
  3. Collect tenant information: Collect some basic information from your tenants, such as their name, address, bank details, and rent payment amount. Ensure that all information is accurate and updated before proceeding with the setup process.
  4. Set up automatic payments: Set up the automatic payments for each tenant in your system. This typically involves entering their bank details and setting the payment amount and frequency (e.g., monthly).

Once you’ve completed these four steps, you’re good to go. Sit back and wait for the payments to come flowing in. Your well-deserved cash flow is on its way.

Best Tools for Recurring Rent Payments

We recommend the following payment processing providers for their ease of use and excellent security:

  • Avail: This landlord software is owned by Realtor.com and helps you streamline rent collection (even if you don’t work with a property manager). Avail allows upcoming payment scheduling by automatically reminding tenants before the due date. Tenants who split the rent with their roommates can also divide the bill accordingly.
  • Apartments.com: Previously known as Cozy, this tool automates rent collection and monitors all rental payments from one dashboard. You’ll see everything in one glance. The platform also sends reminders to tenants, just like Avail.
  • Buildium: If you have 50 or more properties in your rental portfolio, Buildium is your best bet. The software can set up recurring and one-time payments for tenants to pay online or offline, where the funds are transferred in a few minutes instead of a few days.

There are others, too, like Zillow Rental Manager, Rentec Direct, TurboTenant, PayRent, and ClearNow. Whichever platform you choose, you can rest assured that rent collection will take care of itself.

Automatic Payments, Automatic Cash Flow

Setting up recurring rent payments is an easy way to make collecting rent more convenient for both the landlord and the tenant. Not only does it help ensure that your rental income is always on time, but it can also save you time and money in the long run.

We hope this blog gives you a better understanding of how to set up recurring rent payments and why it’s a good idea to do so.

If you have any questions or need help getting started, join us as a REIA member today[1]  and attend our upcoming meeting[2] ! We also have a newsletter[3] , so you’re never out of the loop.

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