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by Willard Michlin
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page 20 of 22 |
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3 years, much as it has been doing in between 2000 and 2002.
I bought 2 houses in rent control West Hollywood, with the idea of building 9 condominiums. Expected profit was to be $1 Million. The market turned south in 1990 and stayed that way until 1995, when it began to go up 5% per year. I lost that property which today would have made me $2-3 Million. Why did I loose it, when if I would have held it for 10 years, I would have been much richer than if I would have been able to build and sell those condos in 1990?
The mortgage payments on the houses totaled $6,600 per month, including taxes and insurance. The market rents were $4,500 per month, which I couldn’t get because West Hollywood rent control would not allow me to raise the rent, even when a tenant moved out. I was locked in to $3,200 rent which meant I was loosing $3,400 per month or $40,800 per year. Since I needed to hold the property for 10 years, which was 2000 before getting a great price for the property or the build condos, I needed to have the ability to put $408,000 cash into the property. This was after paying $700,000 for the property in 1990. I didn’t have the staying power at the time.
Real estate investors usually do not just buy one property at a time. They tend to own many. I have owned up to 30 properties at one time. I know people who have owned and managed 100 houses or 100 units at one time. It is not being able to support the negative cash flow that can wipe out everything you worked years for. If you understand this, and do not get exc |
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