Ben Lobaugh Online

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Category: Real Estate (Page 1 of 2)

Burien House repainted master bedroom

Repainted bedroom

Alix patching them walls

Last night, as she prepped a room for painting, Alix learned the fine art of patching holes in drywall. Pretty in pink!

 

Kitchen sink plumbing update

Kitchen sink plumbing update

A couple weeks ago I noticed the kitchen sink seemed to be draining slowly. It has a garbage disposal and I figured the previous owner had left something in there without chopping it up. I flipped on the disposal switch, instead of a satisfying grinding noise all I heard was a low hum, then a pop and acrid smoke filled the room. The disposal had given up the ghost. 

Now I had a non-draining sink and a bad garbage disposal. I was already working on the floors and did not have time to worry about the sink, so it sat, for a week, half full of water. Boy did it stink when I finally got a hose to siphon the water out. 

The city of Burien has a strong composting policy, in fact they require you to compost and provide a second bin in the driveway, next to the garbage can, just for compost. So I ripped the disposal out, removed the sink drain, and re-plumbed it all into a straight drain. Food scraps go in the compost, not the sink. Simpler, less moving pieces to break, and one less potential fire hazard in an already overloaded electrical system. 

Happy sink drain. 

Kitchen sink plumbing update - annotated

Total cost: $25

Naughty power outlet that runs the whole house!

Don’t be this outlet! Use sane electrical wiring practices

Wiring on a house from the 1950s should never be expected to be top notch, however this outlet really blew my mind…

There have been several electrical revolutions since the 1950s. This house is a testament to each era in wiring style, and overall safety. I have been tracing wires through the unfinished basement and think I may have a permanent bruise from slapping my forehead in amazement and disgust. Being able to see and trace all the wires is a blessing and curse. I wish I could be happily ignorant of the fire and safety hazards the wiring this house has, but now that I know I have to fix it. Electrical loads in the 1950s were much less than they are today. The current electrical system cannot pretend to keep up with modern demands.

Take this outlet for example, everything seems ok from the outside. It is a two prong outlet. I wanted to see if there was a ground wire, since a few other outlets have them. As I pulled it open a sinking feeling spread over me. Something in here did not look right. A power outlet should not have a bundle of wires twisted together in its box.

When I disconnected the wires to see what else was on the circuit I almost fell over. Not from electrical shock, but dumbfounded shock! That outlet was powering:

  • entry light
  • hall light
  • bathroom light ( 2 bulbs )
  • bathroom outlet
  • bathroom fan
  • kitchen light ( 2 bulbs )
  • two kitchen outlets
  • dining room light ( 4 bulbs )
  • two back room lights
  • stairway light ( 2 bulbs )

That is quite the list on one circuit! Literally covers the entire house. The breaker may as well be a secondary main.

Don’t be this outlet…

Burien house from the street 2018

How I bought a house without a penny out of my own pocket

There are a lot of so-called “real estate gurus” out there that promote buying a house without using any of your own money, regardless of your credit. Is it a scam? A quick search of the internet will have you thinking it is, quite frankly though, those naysayers have no idea what they are talking about. They have never done it, or maybe they tried once and were not successful. Why would you listen to them? I am here to tell you that not only are those real estate gurus telling the truth, but you also do not have to be a guru to do it!

I can say this because I purchased my latest real estate investment property without a dollar coming out of my own pocket. You can do it too!

I can imagine it now, many of you are thinking, “Ok mister big shot, just _how do you buy a house with no money_?” The answer is creative financing. Creative financing is a method of purchasing property that does not involve a bank. I used a method called _seller financing_. Seller financing is 100% legal; It is a person to person transaction. You can think of the seller as the bank. You receive the title through a deed of trust on the condition you pay an amount agreed to through a promissory note.

It is important to know your numbers before going into any deal, seller financing is no different. It is an incredibly powerful tool and has some great advantages for both the seller and the buyer.

Here is what I looked for:
– Older house, needing some TLC (discount!)
– 0% down payment
– No money out of pocket to close
– Max payment $2,000 per month
– No agents to pay
– The only money changing hands starts with the first mortgage payment
– Prefer houses that can be split into multiple units for streams of income

With that in mind, I went forth and found myself a property that was uninhabited and called up the owner. The house was not on the market however, it was costing the owner quite a bit each month to hold on to. They were happy to discuss a sale. I brought up owner financing, we discussed how it works, and they agreed.

After inspections, and final negotiations, they agreed to all my terms, with the addition of a 5-year balloon payment. The property is on the edge of an aggressively expanding population zone. Within the 5 years, the equity in the property is going to shoot upward. Additionally, the house is two stories. The upper story is at the street level. The backyard is lower, at the level of the backyard. The lower level is the full size of the upper and has never been finished, providing a great opportunity for renovation into its own unit. If property values do not go up as I expect, finishing the lower story alone will add significant value to the property.

It may take longer to find an owner willing to do seller financing, but it is not uncommon. Be patient, they are out there. Look for properties, submit offers, ask the right questions. I am confident that you too can buy a house without a penny from your pocket!

If you are interested in learning this, or other, creative financing methods, I recommend The Book on Investing with No (or Low) Money Down https://www.amazon.com/Book-Investing-Real-Estate-Money-ebook/dp/B00OYIFJFK/. The BiggerPockets https://www.biggerpockets.com forum is also a great place to interact with, and learn from, fellow real estate investors.

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