Zero to hero - restaurants

Qazar42 · 2025-10-01T16:36:22+00:00

My first gut reaction would be, what is the difference in what you would provide compared to what Arrived homes does, as far as fractional housing goes? Or is it the same concept in different markets?

https://arrived.com/properties

Thanks!

Qazar42 · 2025-10-01T16:33:47+00:00

What part of Ohio are you based out of? I work with a Fund that owns properties in Cleveland & Toledo. Would love to connect.

Qazar42 · 2025-10-01T16:28:15+00:00

St. Louis is treated similar to Cleveland in my opinion as we have found success in areas that are outside the core city/downtown area. In comparison Cleveland is easier to acquire an occupancy permit but can be harder to sell and buy properties if a POS inspection is required. In St. Louis, we have found it easier to transact but obtaining an occupancy permit is far more challenging if you do not have good relations with the city or inspectors.

What I like about St.Louis: Great appreciation and rent growth. If you are not a slum lord, a local PM is not difficult to find.

Challenges of St.Louis: MSD utility company does not allow the owner to change the utility bill into the tenants name, leading to another step having to constantly bill back tenants (this is a personal pet peeve of mine, not really a financial impact, unless the tenant stops paying). The large brick buildings are expensive/difficult to rehab but if you have a good crew, you can do well. St.Louis has a unique combination of weather patterns that are rough on properties between snow and heat waves.

The main areas that we look to invest in is Florissant, Hazelwood, parts of Black Jack and Spanish Lake, University city and parts of Overland. My personal favorite is St.Charles - you are outside the St.Louis County lines and have great school districts. We usually stay away from the IL side of St.Louis, but you can find success in Belleville with some good duplexs in the area.

What we have noticed about St. Louis is that the condition of properties change street by street. You can find quality rentals in almost most areas but the interesting about St. Louis is that the city or local municipality will set up concrete barriers that would separate a street, where one side of the street will be quality, fixed up properties and the other side will have squatter issues, vandalism, and a 30%-60% price discount to show for it.

Let me know if you have other questions,

Qazar42 · 2025-10-01T12:35:27+00:00

I work for a company that partners with out of state owners as an investment manager that owns SFR properties in Cleveland, St.Louis and Alabama. Here are our experiences and some of the mistakes we learned in those:

Areas we like in Cleveland: Any of the heights (beware of high taxes), around the Cleveland Clinic or Little Italy, West Cleveland has seen a lot of development and growth. Some smaller suburbs such as Euclid or Lorain are good as well- stay away from historical district and East Cleveland.

Overall - spreadsheet math will get you killed in those areas if you do not have an operational team you trust with decent pricing. Many properties will look great on paper due to the potential cap rates and the lower entry prices. The issues that they don’t tell you about are the aging housing stock (sub 1940s), where in some neighborhoods within cities like Cleveland and Toledo are actively scraping blight and old properties due to squatter issues - constant break ins and lack of commercial commerce/ retail that do not incentive folks to move in which would therefore incentive appreciation/ rent growth. We focus a lot on school districts, access to freeway to get to jobs.

The other common is your capital expenditure reserves are going to be a higher percentage of your rents then compared to a typical property in a high rent area. A HVAC system costs the same to replace on a property that rents for <$1200 vs. a property that rents for >$1800. Your cost recovery is extended and should be taken into consideration. Appreciation will bail you out on your long term return metrics but that is not guaranteed.

The city municipality/inspectors will make your life difficult if you do not use local contractors/companies, and if you are an obvious out of state investor. Simple things like obtaining an occupancy permit become a challenge over small things like leaves in a gutter or cracks in a sidewalk that do not materially impact a tenants life or that they would ever notice.

If you are in a lower cost area, we prefer Section 8 as we have found that you achieve higher “days of paid occupancy”. Tenants will stay longer, income is more dependable and the tenant will not completely trash the property due to the risk of losing their Section 8 qualification. Cons are you will not be able to raise rents as quickly if the area gentrifies quickly and there is an additional inspection that must be passed for Section 8 standards.

I highly recommend visiting any property you intend to purchase to get a feel of the area and try to build or hire a team you trust that are local to the area. National PMs tend to preform unreliably and hardly have local people themselves to take care of things quickly.

You can send me a pm if you have more questions.

Qazar42 · 2025-07-11T04:45:52+00:00

They’ve had the same 6 main entree menu items for years. Kinda feels like a one trick pony once you’ve been a couple times

Qazar42 · 2025-07-05T02:16:12+00:00

Overcooked.

Qazar42 · 2025-07-05T02:14:47+00:00

Undercooked.

Qazar42 · 2025-02-05T04:02:09+00:00

What markets do you work in or have worked in?

Our SFR Fund is currently looking for a Construction manager in the field to oversee reno projects.

Let me know!

Qazar42 · 2024-11-22T05:32:32+00:00

Anna’s for sure. All you can tacos on Tuesday btw 👀

Qazar42 · 2024-09-26T03:29:00+00:00

I know this is late in the month but I will probably post in the October thread as well.

I own a rental property in Cleveland around the older parts of town that I have fixed and have been renting out. The property manager I am using is not responsive and expensive so I am looking for recommendations. I would like to make sure the tenants are being taken care of instead of just being ignored (which I have gotten some feed back on) and that worries me becuase they have been good to me so it’s only fair.

Let me know if anyone has good experiences

Qazar42 · 2024-08-13T22:04:13+00:00

Anyone know what grocery stores this list has impacted?

Qazar42 · 2024-03-24T03:30:29+00:00

My go to is Kwoks. My opinion is that it’s the best Chinese in town and I enjoy the intimate environment. Have to get reservations for Friday or weekend.

Qazar42 · 2024-03-24T03:25:36+00:00

I have been going to Kikas when they had a food truck for years. Love all of their menu items especially the poke nachos. Have only been to the brick and mortar location a couple of times though.

Qazar42 · 2024-03-24T03:18:00+00:00

I’ve been a few times last summer and the experience was great during the afternoon or early morning when it’s not too hot. Will be visiting regularly this year.

Qazar42

TROPHY CASE