the

www.reintn.org $40 ANNUALLYJanuary 2015

REIN is a community of local real estate entrepreneurs who gather to learn, share and support one another and the industry.

CRUSHING THE CREEPY-CRAWLIES

They can kill a deal, destroy a property, terrify a potential buyer, and leave you and your tenants in danger of serious health issues. If you work in real estate, you need to know what to do about termites, mold, fungus, bed bugs and other creatures that like to live and multiply in your property.

At this month’s REIN general meeting, you’ll get answers from experts at Ace Exterminating. On the agenda:

• Five things you need to know about termites.• What to do about mold or fungus – and what to wear

while you’re working with it.• How bed bugs get into a home, what health risks they

carry, who’s responsible for treating them, and what happens if they’re not addressed promptly.

Panelists, all state-certified in structural pest control, are:Kevin Rollins – 12 years’ experience, also certified in public health and microbial pest control.Justin Odum – 2 years’ experience, also certified in microbial pest control.Jimmy Hunter – 2 years’ experience with heavy concentration in bed bug issues.Will Hadden – 3 years’ experience with heavy concentration in bed bug and brown recluse issues.

Join us on Monday, January 12, at 7 p.m. Be in the room on time and bring your REIN name tag for prize drawings.

REIN General MeetingMonday, January 12, 2015 5:30 to 9 p.m.Main presentation at 7 p.m.FiftyForward Center174 Rains AvenueNashville, TN 37203

FREE for REIN members

$25 for Meetup members & guests

Reserve your dinner by January 8 - only $8!

www.REINtn.org/dinner

Justin OdumKevin Rollins Jimmy Hunter

Ace ExterminatingWill Hadden615-876-7185

Berto Home ImprovementsNorberto Flores615-578-9014  

Bob Parks AuctionAdam Hensley931-224-0308

Belle Meade Title & Escrow Robert Notestine 615-297-1568

Chandler ReportsWendy Greenlaw877-711-0200

Clinard Home Improvement Keary Gilbert 615-399-3066

Colonial Life Joyce Graves 615-573-6704

Courthouse Retrieval SystemKirsten Elkins615-202-3946

Cumberland River GroupMark Miller 615-319-7864

DirectBuy of Middle Tennessee Rick Murphy 615-373-4575

First Call Claims Ryan Willis 865-719-2569

HICKS HVAC and Weatherization Jeremy Hicks 615-625-2135

Hermitage Lighting GalleryJan Walters 615-967-6660

Integrity First Realty Group  Josh Stewart 615-681-5267

IRA Innovations Mike Todd 615-794-8961

iServe Residential Lending Kent Secker 615-663-1259

Mac McRae Mr. Goodroof 615-824-8100

McLemore Auction Co. Stephen Aleman 615-517-7675

Mi Casa Solutions, LLC Flor Melgar 615-582-1300

Movement MortgageRon Greenfield615-671-9156

Nashville Title Insurance CorpAndy Maloney615-385-5944

Natchez Trace InsuranceJene-Marie Marks615-353-1992

Perry Law FirmSteve Perry615-431-9649

Primary Residential MortgageShaun Lyons615-590-1557

Renew Real Estate ServicesBob Potter615-800-8490

Residential Investment AdvisorsDavid Childers615-479-8737

Stone, Rudolph Henry, PLCHenry Martin615-376-8101

Tandem RealtyMark Hill615-329-9988

TyJax Builders, Inc.Larry Derossett 815-674-8050

Window World Michael Hoover 931-802-6969

NEWSLETTERMary WesterRobert MohonSandra LushRachel SullivanDebi MatthewsLisa GreenWilliam Sugg

BOARD OF DIRECTORSMary Wester - PresidentAndy Flanigan - Vice PresidentLarry Jones - TreasurerRobert Mohon - Past President, Programs ChairEd Meek - Past President

Bev DeLong - Membership ChairDebi Mathews - Library ChairSandra Lush - Education ChairAndy BufordJustin CutlerJeff LeyScott Nicodemus

Submit comments and articles to editor@reintn.org.

Become a sponsor or place an ad. Call Rachel Sullivan 615-885-5454 management@reintn.org

Trey Cain 615-778-9590 Phillip Poynor 615-550-5565

First Advantage BankMelinda Bailey615-425-4356

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United Structural SystemsRob Myers

www.ustn.com · 615-227-2275

DEALS, DEALS, DEALS!

First and third Tuesdays

Despite the busy holiday season, 25 people made it to December’s lender/borrower mixer. We discussed transactional vs. hard money lending and the advantages of newer folks partnering with more experienced rehabbers. About 7 deals were presented, ranging from rehabs to rentals.

Here’s a look at what’s ahead.

• Jan. 6: Creative deal making with Robert Mohon. Is your lowball offer falling flat? Come discuss ways Robert is making offers – “Your price; my terms.”

• Jan 20: The mechanics of private money with REIN sponsor Trey Cain. A closing attorney, Trey can help you understand what to tell potential lenders so they feel comfortable lending to you on a deal.

• Feb. 3: Where to find deals and dealing with lots with Ed Meek. Want to know how much to offer on that East Nashville teardown? Or the North Nashville nightmare? Come hear Ed talk from his decades of experience in the Nashville market.

• Feb. 17 (tentative): Working deals with an agent with Jeff Ley (conversely, how those who are agents can work with investors).

Other upcoming topics: choosing and working with a contractor, mini-homes tours (when the weather warms up), how to pitch deals to investors (cap rates, etc.).

— Philip Rykwalder

January 5 Rutherford County Subgroup 6 Deals, Deals, Deals 6 REIN Lunch Network – Dalt’s 12 REIN General Meeting @ Fifty Forward Center 15 Williamson County Lunch 19 Landlording Subgroup 20 Deals, Deals, Deals 27 Buying Real Estate with Your IRA / Mike Todd Eligible for TREC and PHP credits!!

February 2 Rutherford County Subgroup 3 REIN Lunch Network – Dalt’s 3 Deals, Deals, Deals 9 REIN General Meeting @ Fifty Forward Center – Rehabbing with Robyn Thompson, “Queen of Rehab” 16 Landlording Subgroup 17 Deals, Deals, Deals 19 Williamson County Lunch 21 Saturday class – Rehabbing with Robyn Thompson

CALENDAR OF EVENTS January 12, 2015

Dinner

5–6:30 p.m. Pizza and salad. Register by Thursday, 1/8/15. www.REINtn.org/dinner $8

bREakout $essions

5:30–6:15 p.m. Construction and Roofing Tips / James Fineman and Louisa ClaryBring your questions and learn construction and roofing tips from an experienced rehabber and contractor.

6:15–6:45 p.m. Speed Networking / Louisa ClaryThis will be an organized networking session in one of the meeting rooms with 3-5 minutes to meet someone new and then move to the next person – just like speed dating! You will meet 5 new people in this breakout session! Bring your business cards and your badges!

5:45–6:30 p.m. How to Make Money in Today’s Real Estate Market – Guests & New MembersThis continuing series is for the investor who wants to profit with single-family houses. Learn the 3 steps you’ll take to bring home a check for your profits: locking up the deal with a contract (you’ll get a sample contract), marketing the deal (you’ll get a template), and what happens at closing (complete with sample closing documents).

MAIN PRESENTATION

7–8:45 p.m. – Pest control / Ace Exterminating – Kevin Rollins, Justin Odum, Jimmy Hunter and Will Hadden

REIN LATE NIGHT

Spend a few minutes networking during the breaks or in the lobby and make plans for late supper or coffee in Belmont / Hillsboro or 12 South hot neighborhoods. Many of the members head out to M.L. Rose on 8th Avenue or Smokin’ Thighs on Wedgewood after the meeting. See you there!

Do you have recent real estate books or courses that you would like to share with other REIN members? Consider donating to the REIN Library: librarian@reintn.org

List your deals in REIN’s CLASSIFIED ADS—FREE for members!! REIN has its own internal CraigsList to post items and real estate for sale!

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w w w . c a i n p l l c . c o m | w w w . t e n n e s s e e t i t l e l l c . c o m

R E A L E S T A T E , T I T L E I N S U R A N C E , B A N K R U P T C Y L A W Y E R S

EAST NASHVILLE1100 Douglas Avenue

Nashville, TN 37206

FAX 615-807-3456

COOL SPRINGS7105 Crossroads Blvd., Suite 101Brentwood, TN 37027

OFFICE 615-778-9590

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The first project was presented by Bob Potter. This house was bought because it sat on an oversized lot. The goal was to subdivide the lot, renovate the existing house, and build a new construction next door.

The existing house is located at 801 Gillock Street, Nashville. It was a 2 bedroom, 1 bathroom home, built in 1925. The property was 1200 square feet with a partial basement.

The property was originally listed on MLS and the contract was flipped to Bob after MLS pricing was unsuccessful.

Although this property was located near a railroad track, Bob said he found no problems selling similar properties in the past.

Bob purchased the property for $125,000. The rehab cost was $35,000 and the anticipated profit was $40,000.

The newly built house was 40% done. With a total of 2100 square feet and a 4 bedroom, 2.5 bathroom floor plan, the target retail price is $340,000.

Continued on Page 6

DECEMBER REIN HOMES TOUR

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By Hao Wu

Homes tours are a longstanding REIN offering that is widely viewed as one of the most beneficial educational opportunities available to REIN members and guests. On Saturday, December 6, a group of about 30 people gathered at the REIN Center at 8:30 a.m. to head out to visit four rehab projects.

Rehab: 801 Gillock St.2 bedrooms, 1 bathBuilt in 19251200 sq. ft.

Purchase price: $125,000Estimated rehab costs: $35,000Listed price: $199,900Anticipated profit: $40,000

New build: 797 Gillock St.4 bedrooms, 2.5 baths2100 sq. ft.

Target retail price: $340,000

Participants gather on the porch before touring the renovated home at 801 Gillock St.

The rehabbed property at 801 Gillock St.

The new construction next door at 797 Gillock St., built on subdivided lot.

Bob Potter explains his dual project, re-habbing one house and building another.

Continued from page 5 The next stop was at 1201 Ardee Ave., where Jeremy Bockman shared his rehab experience of a 1949 2 bedroom, 1 bathroom single-family house with 984 square feet.

Jeremy bought the property at $85,000. The rehab cost was $50,000 and the estimated benefit was $35,000.

The rehab included:

• Leveling up a floor in the back.• Replacing some floor joists.• Opening two walls.• Putting hard floor on the kitchen area.• Putting new tiles on the bathroom walls.

The whole rehab will take six weeks.

Lesson learned

Jeremy shared the biggest lesson he learned: Asbestos siding can be removed and repaired without pulling any permits and/or special environmental office instructions so long as it is a residential property in Davidson County.

Continued on page 7

Second stop on December homes tour: Ardee Avenue

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1201 Ardee Ave.2 bedrooms, 1 bathBuilt in 1949984 sq. ft.

Purchase price: $85,000Estimated rehab costs: $50,000Listed price: $185,000Anticipated profit: $35,000

The property at 1201 Ardee Ave.

Continued from page 6

The third property was built in 1963. It has 3 bedrooms with 1984 square feet. William Bass was the host and he found the property on MLS, listed as a foreclosure.

In terms of finding general contractors, William’s suggestion was be certain to understand exactly what is included in an estimate, even though items are listed. Get as much breakdown as possible.

Besides general contractors, William also used a HVAC contractor, given no central heating and air was installed previously. The HVAC contractor cost him $4,000.

For financing, William used a hard money loan. The loan was 5 years long with an interest rate of 12.99% and a 3.9% origination.

The house was bought with a price of $69,000. The total rehab cost was $35,000. The listed price was $149,900.

Lessons learned

The biggest lessons that William learned are:

1. Know your neighborhood. If three great words for real estate are “location, location, and location,” the three great words for flipping are “research, research, and research.”

2. Get several bids from subs or general contractors.

3. Don’t succumb to temptation to finish how you would like it. Play to the market.

4. Budget 15% minimum for unforeseen budget overruns.

5. Everything matters. A few unplanned trips to Home Depot and you are hundreds over budget.

6. Be brutally realistic in your projections. Don’t try to make the numbers “work.”

Continued on Page 8

Third stop on homes tour: Parkwood neighborhood

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3076 Richmond Hill Drive3 bedrooms, 1.5 bathsBuilt in 19631984 sq. ft.

Purchase price: $69,000Estimated rehab costs: $35,000Listed price: $149,900

The property at 3076 Richmond Hill Drive.

Continued from page 7 Finally, we came to Andy Flanigan’s property at 2917 Tuggle Ave. in the Woodbine area.

This was a 2 bedroom, 2 bathroom home with 1017 square feet. The property was listed in MLS by the owner. The bathtub was draining right into the crawl space.

This house was purchased from the individual who was living in it, which according to Andy’s experience was quite unusual. The MLS asking price was $79,900. Andy offered over the asking price.

Rehab has involved gutting most of the house, adding a half bath and central HVAC and putting in new plumbing.

Andy also “manufactured some charm” by building tapered columns and wainscoting in the dining room.

Fourth stop on homes tour: Tuggle Avenue

2917 Tuggle Ave.2 bedrooms, 2 bathsBuilt in 19481017 sq. ft.

Purchase price: $81,100Estimated rehab costs: $30,000Value after rehab: $179,900Anticipated monthly rent: $1225-$1250

Lessons learned

The biggest lesson for Andy was that a tri axle can carry 25 tons of gravel. He ordered a load for the drive and has never known a truck to be able to carry much. It was more than he needed and cost right at $500.

In addition, there is a species of hardwood floor called beech which very much resembles maple, especially prior to sanding. Andy confused the two and laced in a bunch of repairs with the wrong wood.

He learned the advantages of “water popping,” using water to open the grain of the lighter colored wood just before staining. This makes it accept more stain, causing the two types of wood to look similar after finishing.

The tour ended back at REIN Center. Lunch was provided to all who attended.

DON’T MISS THE NEXT HOMES TOUR!!

The property at 2917 Tuggle Ave.

Andy “manufactured charm” by building tapered columns.

Andy added trim below a window on the front door to customize it.

Andy discusses a leak near a window, where siding had been caulked and was therefore holding water.

8

Metro Nashville’s planning department will review no new applications for land use policy changes until after the adoption of NashvilleNext, the city’s 25-year plan, which is tentatively scheduled for May 2015.

City officials said this would allow Planning Department

staff to evaluate the suggested land use policy developed through the NashvilleNext process. They noted that this is is not a moratorium on zone changes, subdivisions, PUDs, UDOs, or SPs. Only amendments to the community plans are affected. For more information, see http://www.nashville.gov/Planning-Department.aspx.

Nashville puts land use policy changes on hold

9

Metro Nashville Public Works services index and contact information:

• Alley maintenance – (615) 862-8750 – If debris is blocking the alleyway or if there are potholes or other obstructions in the alley.

• Brush collection schedule – (615) 862-8750• Blind intersections – (615) 862-8750 – Reporting of

intersection obstruction or sight distance problems.• Customer service desk and information – (615) 862-8750 –

Requests for service and information.• Composting questions – (615) 880-1000 – Backyard

composting of food and yard waste.• Composting site (Bordeaux) – 1400 County Hospital Road

– Disposal of brush and leaves, and purchasing of compost• Convenience centers – (615) 880-1000 – Household

hazardous waste, electronics recycling, and more.• Dead animal removal – (615) 880-1000

• Graffiti – (615) 862-8750 – To report graffiti or to request graffiti removal.• Grass cutting (on public right-of-ways) – (615) 862-8750 – If grass in the public right-of-way is causing a problem and obstructing sight distance. Otherwise, grass is cut on a regularly schedduled basis.• Guardrails – (615) 862-8750 – Guardrail repair, guardrail requests.• Illegal trash dumping (on public right-of-ways) – (615) 862-8750• Littering from vehicles – (615) 862-8418

• Parking meter repairs & bags – (615) 880-2455• Permits – (615) 862-8782 – Encroachment, excavation, lane

closure, sidewalks.• Pothole patching and repair – (615) 862-8750• Public relations office / publications request – (615) 880-

2439• Road repair – (615) 862-8750

• Recycling, drop-off sites – (615) 880-1000• Recycling, information and education – (615) 880-1000• Refuse (garbage) collection – (615) 880-1000• Shoulder maintenance (public right-of-way) – (615) 862-

8750• Street name signs and regulatory signs – (615) 862-8750 –

To request maintenance, repair, or new installation of street name signs and regulatory signs on Metro streets.

• Street lights – (615) 862-8750 – If you see a street light that’s out, flickering, or on all day. Please provide pole number and address.

• Traffic signals – (615) 862-8750• 24-hour emergency calls only – (615) 862-8530

750 S. 5th Street, Nashville, Tennessee 37206http:/www.nashville.gov/Public-Works

All the Metro phone numbers an investor would want

Disclaimer

The Nashville Investor is published monthly by Real Estate Investors of Nashville (REIN), a not for profit association, helping its members learn, grow, and prosper as real estate investors. REIN does not endorse any person or organization or the advertisers appearing in this newsletter. Its programs are designed to be educational, motivational, and enjoyable. Speakers primarily discuss techniques and methods that work for them. Whenever actions involving purchases, sales, or tenant relations are being considered, rely upon the advice of your real estate professionals---your lawyer, accountant, and realtor. Always seek competent legal advice concerning your specific situation.

I Buy and Sell Vacant (Or Soon To Be Vacant)

In-fill ResidentialBuilding Lots

Contact Ed Meek615-506-9321

EdHasProperties@hotmail.com

BRICKS CRACKING? WALLS BOWING? BASEMENT LEAKING?

United Structural Systems, Inc. is Middle TN’s leading foundation repair & waterproofing company. More than 8,000 satisfied customers!

615.227.2275“We guarantee our Best ... Call USS!”

Encapsulation • Foundation Repair • Floor Supports Concrete Leveling • Waterproofing • Sinkholes

Free Estimates • Licensed & Insured • Lifetime Warranties

United Structural Systems, Inc. • 2111 Boat Factory Road • Pleasant View, TN 37146 • (615) 227-2275 • info@usstn.com • www.usstn.com

Melinda BaileyVice PresidentSmall Business Banker

615-425-4356Melinda.Bailey@fabk.com

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REIN has heard your request for online content – and now delivers for you. Online courses are another delivery method for the National Professional Housing Provider (PHP) certification program – on your time, in your favorite chair, 24 hours a day, 7 days a week, 365 days a year!

Since REIN is the Nashville chapter of the National Real Estate Investors Association, your membership in REIN entitles you to get credit for PHP courses.

Courses offered

National REIA has initially launched six informative sessions, which will be followed by others. The six initial classes are:

1. An Overview of Fair Housing 2. Introduction to Real Estate Ethics3. Investors: Learning Quickbooks4. Real Protect: Insurance 5. Rental Standards: Legal Issues Pre-Move-In6. Legislative Update: Seller Financing

To view these classes, visit http://www.nationalreiau.com and follow this process:

1. Navigate to the password acquisition page. 2. Enter email or member ID used at your local chapter.3. Check your email for a reset email.4. Use link sent to email to “reset” or establish password.5. Use the login page or navigate to

https://nationalreia.csod.com to log in with your member ID or email and newly created password.

If you have problems or need help, contact the National REIA University team at support@nationalreiau.com.

GO ONLINE FOR NATIONAL REIA UNIVERSITY CLASSES

Buying Real Estate with Your IRA / Mike Todd Eligible for TREC and PHP credits!!

Tuesday, January 27 6–9 p.m.Early Registration: Members $20, Guests $40

Regular Registration: Members $30, Guests $50Day of / At Door: Members $40, Guests $60

Did you know that it is possible to buy real estate through your IRA? You can reap the profits without any limits. Depending on the type of account you have, your profits are tax-deferred or tax-free. There are rules and restrictions you must follow. It is an absolute must that you know these guidelines. Once you do, your retirement account can grow, and grow, and grow! If you want to get a head start on your investing, you can still get your accounts set up for 2014 before the April 15th deadline, and get deductions for 2014. Start down the road to retirement today!

Mike Todd, of IRA Innovations, will give you the vital information you need to accomplish unlimited profits in your retirement account. Reserve your seat today!

This is a TREC approved course for Realtors (2hr CE Credit).

FiftyForward Center 174 Rains Avenue, Nashville, TN 37203

Rehabbing with the “Queen of Rehab” / Robyn Thompson

Saturday, February 21 9 a.m.–4 p.m.

Members $59, Non-members $99

Robyn got involved in real estate investing after a layoff scare at her previous employer. In the years since then, she has become a nationally known expert on buying distressed properties at deep discounts, renovating them quickly and selling them for a profit.

In this all-day Saturday class, she will cover such topics as:• Where to find houses with massive profits.• How to construct multiple offers so the seller will say yes.• How to create seller financing deals.• How to cash out and get the buyer qualified with confidence.• How to handle loan paperwork for owner financing.• Marketing strategies to attract the most profitable tenants.• How to prescreen buyers to make sure they qualify for a loan.

Attendees can earn 3 credit hours toward their Professional Housing Provider (PHP) certification. 7

Prevent water damage by putting pans under water heaters and wash-ers when replacing or installing them on any floor, including the main, and draining them to the crawl space or outside. Codes now require this on upper floors for washers, but washers and water heaters can still cause damages on any floor.

Also, lengthen the flapper chain in the toilet tank so that the handle must be held for the toilet to flush. This will prevent overflow with low-flow toilets. However, you must explain to the user the rationale.

Insights

You’re invited to the REIN LUNCH NETWORK

WHEN: 1st & 3rd Tuesday 11:15 - 1:00

WHERE: Dalt’s Grill “Sun” Meeting Room 38 White Bridge Road Nashville, TN 37205

WHO: ACTIVE real estate investors

WHY: Share deals to sale or purchase. Discuss trends and hot topics in real estate

RSVP www.REINTN.org to register FREE Questions? LunchWest@REINTN.org

BRING BUSINESS CARDS & COPIES OF DEALS

REIN PHOTO CONTESTTell us about your real estate business with your pictures!

We are looking for interesting, colorful high-resolution pictures that epitomize all aspects of real estate investing. We want to see shocking before and after photos of that bathrooms, kitchens, finished retail-ready homes, apartment buildings, storage facilities, etc. Get creative and show us what your real estate investing looks like - both the good and the bad.

We are redecorating the REIN Education Center, and the finalists photos will be printed and displayed on the walls. The winner will be determined by the REIN Board and will receive bragging rights and one year free membership extension to REIN! Email submissions to Andy Flanigan: aflanigan@musiccityrehabs.com by March 31, 2014.

By entering the contest, entrants grant REIN, and those authorized by REIN, a royalty-free, worldwide, perpetual, non-exclusive license to display, distribute, reproduce and create derivative works of the entries, in whole or in part, in any media now existing or subsequently developed, for any educational, promotional, publicity, exhibition, archival, scholarly and all other REIN purposes. Any photograph reproduced will include a photographer credit as feasible. REIN will not be required to pay any additional consideration or seek any additional approval in connection with such uses.

REIN CLASSESRegister online www.reintn.org/calendar

Discounts for early registration

REIN Center, Truxton Trust Building 4525 Harding Pike #200, Nashville, TN 37205

11

Mike Todd

Robyn Thompson

Scan this code to visit our website!

Home Depot 2% -Have you received your rebate?

visit www.reintn.org/homedepot

VOLUNTEER!YOU’RE INVITED TO LUNCHBring business cards, deals & flyers

Williamson County Lunch3rd ThursdayLocation TBD

Sponsor: The Terry DeSelms Team

REIN Lunch Network 1st Tuesday

Dalt’s – Lion’s Head Shopping Center38 White Bridge Road, Nashville, TN 37205

Cost: Lunch

Sponsor: Tennessee Title & Escrow Affiliates

Register www.reintn.org/calendar

Home Depot 2% rebateHave your received your $$?Sign up www.reintn.org/homedepot

4525 Harding Road, Suite 200Nashville, TN 37205www.reintn.org

We need people to help!

� Registration at the monthly meeting � Greeters at monthly meeting � Newsletter and website content contributors � Newsletter editor � Corporate sponsor committee members

Qualifications � Trustworthy, dependable, positive attitude

Compensation � Meet other investors and build relationships � Possible deals may result � Help others build their businesses � Learn real estate investing with a new REIN friend

Karma comes back to you!PRICELESS!

Let us know your talents Sign up with Andy Buford, Volunteer Coordinator

volunteer@reintn.orgwww.reintn.org/volunteer

Scan this code to visit our website!

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