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more at Nora capital.com Today. Welcome

1:02

to Pass A Real Estate Investing

1:04

The show were busy. People like

1:06

you learn how to build substantial

1:08

passive income while creating wealth for

1:11

the long term. And now here's

1:13

your host, Marcos Ambrose. Hello my

1:15

friends and welcome to another episode

1:17

of Ask Marco here on the

1:19

Passive Real Estate Investing show. Well

1:22

I grabbed another great question today

1:24

from those of you submitting questions

1:26

in for my Ask Marco episodes

1:28

before I jump into this question

1:30

which is. Great! Remember to subscribe to

1:33

the show. Many of you are listening

1:35

to the show but haven't subscribed. I'm

1:37

not sure the percentage of that, but

1:39

the statistics are the analytics for the

1:41

show show that lot of people listen

1:43

to the show and never clicked that

1:45

subscribe linker been. so remember to do

1:47

that that way you never miss an

1:49

episode and I'm going to be cracking

1:51

up more of these twelve to fifteen

1:53

minute episodes because I think they're easy

1:55

to understand and quick and easy to

1:57

digest. so it just makes a whole.

2:00

Offense. But of course I'm still gonna

2:02

have guests on the show and when

2:04

I do that, those interviews will run

2:07

probably thirty to forty minutes because you

2:09

just more content and more to talk

2:11

about with my guests. So today's question

2:13

comes from Blake and Dub. Blake is

2:16

from North Carolina. He asks a question

2:18

about investing in the older construction homes.

2:20

you know what recommendations and tips I

2:22

have. But yes I'm pretty good and

2:25

specific questions so I'm just gonna read

2:27

his email to me and or me.

2:29

a. Break down to two or three

2:31

parts because you've got it kind of

2:34

chunked into different sections, but he basically

2:36

says hi Marko! I'm searching for my

2:38

first investment property and looking at the

2:40

specifically the Indianapolis in Kansas City Markets,

2:42

I noticed that many of the properties

2:45

in these markets are older construction, some

2:47

having been built as far back as

2:49

nineteen ten. The numbers on many of

2:51

these properties look good, but I cannot

2:53

help to wonder if they will make

2:56

good long term investments. Dismay simply reflect

2:58

my ignorance regarding housing construction, but. I

3:00

worry about several things with these

3:02

investments, and then he lists for

3:05

things specifically here. Structural

3:07

integrity of the house, longevity

3:09

of the plumbing, septic system,

3:11

and electrical wiring. Potential.

3:13

Unrecognized issues with the foundation of

3:16

the House. And. Lawsuits related

3:18

to unaddressed lead paint with homes

3:20

that were built prior to Nineteen

3:23

Seventy Eight. These are all legitimate.

3:26

Concerns. And these are good

3:28

questions. And it doesn't just apply to

3:30

Indianapolis, where Kansas City. These.

3:32

Actually apply to most every single

3:34

market depending on location and or

3:36

age because different homes were built

3:38

with different materials or the different

3:41

years and there are different things

3:43

to consider. And for me, having

3:45

invested in many different states from

3:47

as far north as Michigan to

3:49

as far south as Florida, I

3:52

can see the differences in terms

3:54

of materials used, the type of

3:56

construction, the foundations that are used.

3:58

Some properties don't. Basements. Others have

4:01

basements and that you know that could

4:03

lead to foundation issues. They crack foundations

4:05

and I've had several of those over

4:07

the years in the Mid West and

4:09

the North. So. I

4:11

let me address these and then he's

4:13

got some are related questions that go

4:15

above and beyond that. so. First.

4:18

Of all, let's just kind of go down

4:20

a list of tips as you will. So.

4:23

When you're purchasing or looking

4:25

to purchase and invest in

4:27

properties regardless of the these

4:29

are many things that you

4:31

should consider. because investing in

4:33

residential property can be very

4:36

lucrative and it can be

4:38

a great wealth preserver and

4:40

wealth creator. But. Every

4:42

single property comes with it's own

4:44

set of challenges and opportunities. So

4:47

there are things you need to

4:49

consider when investing in new homes,

4:52

but more specifically, older construction properties

4:54

because. They're. Going to have

4:56

potential issues and sometimes they're not a

4:58

parent or they're just him. So the

5:00

first thing you want to do always

5:03

as part of your due diligence as

5:05

have a thorough inspection. So. Before

5:07

you purchase and older property or

5:09

any property for that matter, but

5:11

especially older properties, always conduct a

5:13

comprehensive inspection. You want to hire

5:15

a qualified. Property. Inspector

5:18

and have them do whatever they

5:20

can. As far as a thorough

5:22

home inspection now keep in mind.

5:25

That. Most home inspectors are

5:27

generalists not specialized in that

5:29

particular areas like the foundation.

5:32

Yeah, they don't have. Necessarily.

5:35

One area that they specialize in their general

5:37

is so they're going to check everything and

5:40

usually it's at a superficial level. Now, I

5:42

don't mean that they're just glosses over things,

5:44

they're going to point things out. But.

5:47

They may not go deep into something.

5:49

For example, if they have suspicion that

5:51

there's as best as in the property

5:53

or that the I'm Electrical Plumbing or

5:55

h fact requires attention because it's older

5:57

or there a leak or others. Some

6:00

fine or a red flag with

6:02

it. They're going to recommend that

6:04

you take a closer look with.

6:07

A. More qualified specialized

6:09

inspector. But

6:11

these generalists if you well these property

6:14

inspectors that are looking at a property

6:16

comprehensively, but for the first time they're

6:18

going to look for any structural issues

6:20

are outdated systems like I mentioned the

6:23

electrical plumbing or h fact and any

6:25

signs of wear and tear that might

6:27

require a media attention, Then they'll refer

6:29

you to a specialist. So.

6:32

You always. Want. A complete

6:34

comprehensive home inspection or property expression

6:36

And then that leads to potentially

6:38

other inspections. Now when it comes

6:40

to repairs or renovations, you have

6:43

to budget for that. if it's

6:45

property you're moving forward with now,

6:47

keep in mind if you're buying

6:49

a new construction on this phone,

6:51

apply. and if you're buying a

6:53

newly renovated property what we often

6:56

refer to here at Norad a

6:58

real estate as a turnkey rental

7:00

property. You're not going to have

7:02

these capital expense. Issues, but you're

7:04

going to have few, if any,

7:06

mean it's repair issues and I

7:08

sin even call it that because

7:11

you're not going to have issues.

7:13

You're. Going to have things that are going

7:15

to show up on an inspection report

7:17

that are really not significant. When you

7:19

get an inspection report down, you typically

7:21

have to look at categorizing what's on

7:23

their as must be done should be

7:25

done and could be done. Those are

7:28

the three classifications I look at. If.

7:30

It's something on their that

7:32

should be done. Seriously.

7:35

Consider it and evaluate it and use

7:37

some common sense. If it's a must

7:39

be done item then the you don't

7:41

have a choice. It's obviously something that

7:43

must be done, but that must be

7:45

done item could be something that prevents

7:48

you from completing the purchase on their

7:50

property. It may be something that you

7:52

decide is a deal breaker and you

7:54

move on. And that's the whole reason

7:56

why you want to get an inspection

7:58

done. But. Typically I

8:00

have almost always I'll could be a

8:02

short list but as a list of

8:05

could be done items in those are

8:07

things that you don't necessarily have to

8:09

have done because they're really optional. It's

8:11

going to be rare that you ever

8:13

get an inspection report back that is

8:15

a clean bill of health meaning that

8:18

there's nothing on that in special report

8:20

that says take a look at this

8:22

or consider that are this might be

8:24

an issue. In other words, there's never

8:26

an inspection the comes back that are

8:28

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8:31

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8:33

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So when it comes to renovations

9:59

you're older prop these sometimes need

10:01

renovations or updates that. Are. Required

10:03

to meet modern standards and appeal

10:05

to tenants are buyers if you're

10:07

flipping a reselling it, so you

10:10

have to budget for these improvements

10:12

if and when necessary. But again,

10:14

if it's new construction or newly

10:16

renovated, it's a turnkey property. You're

10:18

gonna have little to none of this

10:20

type of stuff. It's also important: understand

10:22

local regulations if you can familiarize yourself

10:24

with local building codes and regulations. Now

10:26

your home or property inspector will be

10:28

familiar with this. They'll be able to

10:30

help you through and guide you through

10:33

it when you have a phone call

10:35

with them. If you choose to

10:37

have a conversation with them but understand

10:39

at all or the property. The.

10:41

More regulations might come into play

10:44

over properties may not meet my

10:46

sometimes actually don't because they're just

10:48

grandfather them, but they don't meet

10:50

current standards building code standards and

10:52

whatnot. So you may need to

10:54

obtain a permit, are qualified a

10:56

licensed general contractor to do repairs

10:58

to meet certain regulations. Is this

11:00

a common problem? Know it's not

11:03

a you know, this is kind

11:05

of like a worst case scenario

11:07

thing, but just understand at all

11:09

markets have local regulations in terms

11:11

of. Building Code and regulations that need

11:13

to be met in order for property

11:16

to be resold or to be habitable.

11:18

Again, these are extreme examples. but keep

11:20

in mind that there are going to

11:22

be regulations and building codes that apply

11:25

everywhere. Now you know we always talk

11:27

about location, but consider the location of

11:29

the property carefully. An older property that

11:31

in a desirable neighborhood can have great

11:34

tenant appeal. He could be a great

11:36

investment, and location often plays a significant

11:38

role in the property's value. One thing

11:40

I like about older. Homes. And I

11:43

mean old homes. But older homes. Me,

11:45

not new construction or their one two,

11:47

three, maybe four decades old is that

11:50

they're often in well, mcchord desirable neighborhoods,

11:52

so there's a lot of tenant appeal.

11:54

There's a lot of desirability. You're going

11:57

have a a large tenant pool to

11:59

draw from and tenants will want to

12:01

live there, so there's gonna be a

12:03

strong demand or good demand for it.

12:06

And. That's something I love because I've

12:08

never have to worry about the

12:11

property leasing up quickly are getting

12:13

released to a new tenant when

12:15

that happens, so there are some

12:17

great advantages to pre existing homes

12:19

older homes that are in desirable

12:21

neighborhoods, so keep that in mind

12:23

because new construction is great, but

12:25

they're often in new areas or

12:27

new developments that are on the

12:30

outskirts of a city or a

12:32

town or out there in the

12:34

path of progress. so there's not

12:36

a lot. In terms of amenities

12:38

and supposed to their further away in,

12:40

a lot of people don't wanna drive

12:42

farther to a new home because they

12:45

may work downtown or far away from

12:47

wherever that property may be. So there

12:49

are pros and cons to both. New.

12:52

Construction and Older homes now with

12:54

existing homes or at which you

12:56

might want to call older homes.

12:58

Sometimes they're in historic or heritage.

13:01

Areas and so they have the status

13:03

Attach them that they may be a

13:05

historic site or restored property which is

13:08

cool thing, but if that's the case,

13:10

they can come with restrictions on the

13:12

renovations or changes that can or can't

13:14

be made to the property. So make

13:16

sure you understand what the limitations are

13:19

on properties that are in historical heritage

13:21

sites before you actually make the investment.

13:23

Now when it comes to financial analysis,

13:25

you always need to do this, but

13:28

conduct a thorough financial analysis just to

13:30

make sure that. The property that you're

13:32

looking at generates positive cash flow. You

13:34

know considered the things such as price,

13:37

renovation costs. If there's any renovations need

13:39

to be made that you are willing

13:41

to accept the potential rental income the

13:43

resale value cetera, Know this doesn't come

13:45

up very often, but sometimes there are

13:48

environmental concerns You know some older properties

13:50

may have issues with as best as

13:52

lead paint. Even more so, be aware

13:54

that these potential hazard can exist. He

13:56

should budget for remedies if necessary or

13:58

maybe there will be addressed and cured

14:01

by the seller of the property again.

14:03

If it's new construction or you're buying

14:05

a turnkey rental property like a true

14:07

turn he rental property, they will we

14:09

offer through Norad a real Estate. You

14:12

won't have issues with these things as

14:14

best as would have been dealt with.

14:16

lead paint is probably not existence, and

14:18

they're certainly won't be more. When it

14:20

comes to insurance, you know, just check

14:23

with your insurance provider to make sure

14:25

that you have adequate and available coverage

14:27

for these older properties. Some insurance companies

14:29

and. Carriers may charge higher premiums

14:31

are have special requirements in place

14:34

when it comes to older homes.

14:36

and that's usually with homes that

14:38

are much older, significantly older like

14:40

we're talking pre nineteen seventies. What

14:43

else? Long term vision? You know?

14:45

if you have interest in investing

14:47

in older properties, have a long

14:49

term vision because property values may

14:52

appreciate better in some areas than

14:54

others, especially over time. There may

14:56

be a strategic reason for investing

14:58

in a mature neighborhood. Or and

15:00

or in an older property. Maybe you have

15:03

some ideas on renovations or improvements that you

15:05

want to make that will increase the value

15:07

considerably. Meaning more than a dollar for dollar.

15:09

Meaning that you put in a dollar, you're

15:11

going to get a dollar twenty back and

15:14

say you're getting an instant return on equity.

15:16

So there may be strategic reasons to invest

15:18

in older homes and in mature neighborhoods. And

15:20

that's the kind of the longer term vision

15:23

of things now. Older. Homes in

15:25

the art may not be energy efficient,

15:27

so older property can be less energy

15:29

efficient because they have single pane windows

15:31

instead of double pane windows. The installation

15:34

may be older or maybe not as

15:36

consistent as a new construction home. although

15:38

arguably the our new homes that are

15:40

not built all that well and they're

15:43

not so energy efficient, but they're supposed

15:45

to meet the minimum standard you know?

15:47

Consider investing in upgrades is necessary, although

15:49

hopefully you don't have to do this,

15:51

but. The. Upgrades and insulation

15:54

Energy efficient windows. Upgrade your

15:56

modernizing the h back system

15:58

to reduce utility. Cause specially if

16:00

you're the one paying for it, not a

16:02

tenant. You. Want to appeal to

16:04

eco conscious tenants and buyers if that's

16:07

a market that you're in. I know

16:09

some markets are very sensitive to the

16:11

environment if you will and ah, that's

16:13

a you know selling feature or a

16:15

desirable feature to tenants moving in. And

16:17

last but not least you know mean

16:20

it's regular mean this is gonna be

16:22

obviously a key thing and preserving the

16:24

value of older properties because there may

16:26

be other issues that crop of later

16:28

because of the age. That is not

16:30

necessarily a bad thing. It's

16:32

it's just what you're looking for

16:34

in a property and what your you

16:37

know your plan is for that property

16:39

long term. If you plan to keep

16:41

it indefinitely then obviously you want to

16:44

be as thorough in your inspection or

16:46

inspections as possible. When it comes

16:48

to structural integrity, I've look at a

16:50

number of homes especially in the midwest

16:53

that had foundation issues. The happened because

16:55

the ground moves are in over the

16:57

years. You can get cracks in the

17:00

foundation which will lead to leaking

17:02

from. The outside in especially in the

17:04

rainy season and that's not a good

17:06

thing because that can lead to problems

17:08

in the house, could lead potentially to

17:11

even mold issues. So you want to

17:13

make sure that if it's her an

17:15

older home with a with a basement

17:17

and there's a foundation have the foundation

17:20

thoroughly checked for cracks and make sure

17:22

that if there's anything in front of

17:24

the concrete meaning that it's developed are

17:26

finished basement that you have someone who

17:28

knows what they're doing in order to

17:31

make a well educated inspection. Because if

17:33

you have a basement of completely develop

17:35

you can easily look behind the walls

17:37

because you're in have dry wall and

17:39

installations. So these types of inspectors have

17:42

their own ways of doing evaluation. See

17:44

that they can check for moisture, humidity,

17:46

water damage and what not. So there's

17:48

always going to be an element of

17:50

risk. Their but if you do a

17:52

right, have the right person looking at

17:55

it. You can minimize or eliminate the

17:57

risk when it comes to structural integrity,

17:59

the longevity of plumbing septic systems Analyst:

18:01

the call Wiring: These are things you

18:03

want to look at. The older the

18:05

property the more likely you're going to

18:08

have some fairly issues but run into

18:10

older systems that may have a limited

18:12

lifespan. Plumbing: obviously you want to ideally

18:14

copper. Newer homes and renovations come with

18:16

packs and which is a type of

18:18

strong rubbery plastic that replaces copper but

18:21

prior to copper you'd have lead pipes

18:23

and one I'm. So. Those are

18:25

ones you don't want. Poppers.

18:27

Good taxes, Even better. Septic systems will

18:30

need to be flushed every so often

18:32

it. it depends on the size and

18:34

type of the septic system, but every

18:36

few years you might have to flush

18:38

that. That's a cost on you unless

18:40

you pass it onto the tenant. Let's

18:42

wiring again. Ideally it would be copper,

18:45

but there are other forms from years

18:47

ago. You don't want knob and tube

18:49

type of electrical systems. You want a

18:51

logical panels so something. Again, you know

18:53

to talk to the inspector about. What

18:56

else you have here Foundation We talked

18:58

about that lead paint is not very

19:00

common anymore for the most part most

19:02

homes have had lead paint removed but

19:04

you can always have the inspector have

19:06

check it thoroughly to see if the

19:08

lead paint was removed or if you

19:10

if it was just painted over fulfil

19:12

he was be removed and then painted.

19:16

Blake has a couple of other five

19:18

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19:21

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19:23

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20:27

Real Estate. Questions. Here

20:29

he says what steps should I take

20:31

beyond the standard home inspection if I

20:33

choose to destined older construction, home or

20:36

all home inspectors qualify to identify as

20:38

she's particular structural with aging homes or

20:40

should I see someone who specializes in

20:42

that With my Invest inspections or eight

20:45

already touched on that you always want

20:47

to start with the your general Home

20:49

Inspector do a full inspection as full

20:51

and complete as they can, carefully review

20:54

the inspection report, ask questions and then

20:56

anything that might be an issue or

20:58

red. Flag bring in another professional if

21:00

that's a property really like and want

21:02

and there are not a lot of

21:05

issues in the inspection reports and bring

21:07

in the specialist or specialists to address

21:09

things like the foundation like electrical like

21:11

h back like you know, pain to

21:13

fuel and about lead panic cetera. Blake

21:15

says also, could you please speak to

21:18

the process The renovation teams you guys

21:20

work with take to ensure the structural

21:22

integrity of these homes or homes with

21:24

lead paint undergoing removal of that paid

21:26

or is it simply primed over and.

21:28

Repainted, The. Teams that we've worked

21:31

with and consider work with and a

21:33

property providers We work with that focus

21:35

on pre existing homes resale homes, not

21:37

new construction homes. They will always look

21:39

at the structural integrity because they don't

21:41

want to be stuck with a property

21:43

that they know will have an inspection

21:45

done on it only to find out

21:48

that there are going to be problems

21:50

that will prevent the sale of that

21:52

property or are additional expenses that they

21:54

will have to incur in order to

21:56

cure that issue in order to sell

21:58

the property thereby minimizing. Their profit or

22:01

profit potential or taking a loss

22:03

on the property So odds are.

22:05

The. Properties going to be in very good condition

22:08

like new structural integrity will be there. They

22:10

don't want to mess around with lead paint

22:12

because they have to disclose and whether there's

22:14

lead paint their or not and if there

22:16

is, more often than not they're going to

22:18

have it removed. They don't just prime over

22:20

it, but this is always a good question

22:23

to ask. You know, ask as part of

22:25

your due diligence, whether there's lead paint or

22:27

not or if there's any knowledge of lead

22:29

paint. Again, you know if you have an

22:31

inspection done, you can always look into that.

22:33

So these are all great questions. Blake I

22:35

hopefully. Answered all your questions

22:38

and provided some good tips

22:40

in terms of you thoroughly

22:42

inspecting budgeting, looking at location

22:45

regulations, whether there's historical status,

22:47

eccentric cetera, looking into insurance

22:49

and what not and latest

22:51

concludes his. Is great.

22:54

Email here with I proceed very much your

22:56

constant efforts to educate your listeners and set

22:58

them up for long term investing success. I've

23:00

learned a great deal from your podcast Will

23:02

Blake Thank you very very much appreciate you

23:04

listening and trusting in the show. And if

23:07

you have any other questions but be sure

23:09

to let me know that is it for

23:11

today. Remember subscribe to the show if you

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haven't done so already and if you have

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23:22

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23:28

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love all the five star ratings and I

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for that. I thank you for listening and

23:45

I will see you on or excess. Of

23:49

you thing a to including completely

23:51

different properties or to either you

23:53

are regularly for local a successful

23:55

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