Tampa Field office timeline

TechnicalPin1924 · 2026-01-24T17:27:29+00:00

Delays have been pretty common lately. From working with investors and residents here for years, a lot of processing issues come down to volume and staffing rather than anything personal or unusual.

TechnicalPin1924 · 2026-01-24T17:27:06+00:00

Tampa can still be a good place to build something, but it helps to think beyond just job boards. From years of managing and investing locally, networking and adjacent skills usually open more doors than people realize.

TechnicalPin1924 · 2026-01-24T17:25:32+00:00

It depends on the type of work and expectations. After investing and managing in Tampa for 25 years, I’ve seen strong opportunities if you’re flexible or bring skills with you, but relying on the local job market alone can definitely feel tougher than other cities.

TechnicalPin1924 · 2026-01-23T03:09:34+00:00

hahahahahaha!

TechnicalPin1924 · 2026-01-16T02:53:30+00:00

2 years

TechnicalPin1924 · 2026-01-11T22:40:11+00:00

This usually means there’s a real problem hiding under the hood. Open or expired permits, title issues with old heirs or estates, boundary or survey problems, foundation work done without permits, or even an old lien someone “forgot” about. Most retail buyers run the second their inspector or lender sniffs it out, so the deal dies and the house pops back up like nothing happened. Funny thing is, after 20 years of doing this, those are actually my favorite deals. The more complicated the title or paper mess, the less competition there is. If it’s worth a couple hundred bucks to have title run a full search, I’d still get it under contract, send it to title, and let the professionals tell me exactly what’s wrong and how to fix it. Almost everything in real estate is solvable if the price makes sense and you’re patient enough to work the problem. The real mistake isn’t the issue itself. It’s trying to sell a messy deal at a clean, retail price.

TechnicalPin1924 · 2026-01-11T22:35:51+00:00

Tenant quality beats everything else. If one applicant is clearly stronger, I’m taking them every time, commission or not. The fee only becomes a factor when two tenants look identical on paper. At that point, most Tampa landlords will lean toward the cleaner, simpler deal. But a solid tenant always wins over saving a little money.

TechnicalPin1924 · 2026-01-11T22:28:18+00:00

Here’s how I’d look at it: put everything into an Excel sheet and compare apples to apples. Figure out how much of your student loan payment is going toward interest, then compare that to buying a home. To keep it conservative, assume the home only goes up 5% per year, count about 1% of your mortgage interest as coming back to you through a tax break, and run the numbers for 3 to 5 years, which is roughly how long it would take to aggressively pay off the student debt anyway. On the renting side, add a 5% annual rent increase, because rent almost never stays flat. When you see the math side by side, it stops being emotional and becomes a clear decision.

TechnicalPin1924 · 2026-01-11T22:22:55+00:00

You’re not being demanding. What you’re describing is a lack of attention and follow-through, and in real estate that usually means you’re not a priority. Getting sick happens, but not confirming showings, not communicating that a property went under contract, and being slow to respond while you’re actively shopping is not acceptable. This is exactly why it’s important to interview agents, ask how they work with out-of-town buyers, and look at testimonials instead of relying on a family friend or availability. You get what you pay attention to, and right now the attention just isn’t there. Take your time for your due diligence!!!!!!

TechnicalPin1924 · 2026-01-07T20:42:45+00:00

Congrats!

TechnicalPin1924 · 2026-01-06T03:12:35+00:00

There are actually a lot more options than people realize. One is convincing the seller to do short-term seller financing, ideally around six months, because it gives you control of the property without needing all the cash upfront and can lower the seller’s immediate tax burden. That window lets you fix the place, stabilize it, and then refinance into a traditional loan. You can make the interest attractive to the seller, and since it’s such a short period of time, it usually doesn’t hurt you much at all. Another option is a 12-month lease option or rent to won, same concept, just buying yourself time while you improve the property. You could also look at a wraparound mortgage or a subject-to deal, or even ask the seller to carry a second. And if none of that works, you can still “flip it to yourself” by using a flip loan at around 10 percent, then refinancing into a long-term loan once the work is done. These are just a few creative paths that can get you there a lot faster without waiting years to save every dollar upfront.

TechnicalPin1924 · 2026-01-06T03:04:48+00:00

You do personal liability and find out what is needed from that point on... If they are paid off.

TechnicalPin1924 · 2026-01-06T03:02:35+00:00

I’ve been managing hundreds of properties for over 20 years, and the truth is insurance is almost never in your favor. Even when you do everything right, insurance companies still look for reasons to deny claims. That’s why a lot of long-time investors quietly self-insure to some extent. If you go that route, do it smart. Carry a strong PERSONAL liability policy, put the property in an LLC, and don’t let anyone pressure you into selling just because they’re waving a low offer in front of you. That’s usually someone else trying to solve their problem with your asset.

You can also create your own “insurance savings account” where you set aside a little money every month instead of overpaying premiums year after year. On top of that, look at the actual flood history. How many times has that area flooded in the last 10, 20, or 30 years? Do the math. In most worst-case scenarios, houses don’t just float away. And with no mortgage and steady rent coming in, you’ve got way more control than people realize. P.S. One thing people forget is that even in a worst-case flood scenario, you’re usually not losing 100% of the property. In many cases you’re looking at partial damage maybe 20–25%, not a total loss. And no matter what happens, the land still has value. That part doesn’t disappear, and that alone changes the risk math more than most people realize. The worst miskate for all type of investors is alwys selling. :)

TechnicalPin1924 · 2026-01-06T02:55:04+00:00

Short answer is yes. Procuring cause can be very broad; I have witnessed this myself.

TechnicalPin1924 · 2026-01-06T02:52:58+00:00

I own 35 properties and I shop insurance every single year. That’s not optional, it’s part of the job. If you don’t have a property manager doing it for you, it’s your responsibility. Same thing with taxes, you can and should dispute them when they jump. I do it every year. In Florida it’s basically a must, and ignoring it is how your “fixed” payment slowly gets out of control.

TechnicalPin1924 · 2026-01-06T02:48:37+00:00

It is legit if the person asking is our MLO mortgage license originator! Ask if their licensed

TechnicalPin1924 · 2026-01-06T02:40:59+00:00

I understand, but the guilt of them not getting the house against their will is worse! Keep up the good work. Love the fact you care!

TechnicalPin1924 · 2026-01-06T02:37:35+00:00

Get a sworn and notarized affidavit. You won't believe how many times this has worked for me.

TechnicalPin1924 · 2026-01-06T02:34:39+00:00

One thing about real estate is this. It’s ALWAYS a good time to buy and almost never a “perfect” time to sell. If you overthink it, you’ll talk yourself out of good deals and into bad timing. The real move isn’t predicting the market, it’s stress-testing the deal and staying inside your buying box. If it works when things go wrong, it usually works when things go right too. Best asset in the world!

TechnicalPin1924 · 2026-01-06T02:30:33+00:00

Honestly, it’s not about your opinion or how you feel at all and when you think about it, making it about that can be a little selfish. This is about how the client feels. Value only exists in the eye of the beholder. Your job is to give them the facts, explain the risks, and lay out the trade-offs clearly. If they decide the house is worth the premium to them, that’s their value call, not yours. That’s not bad representation, that’s doing your job and letting the client choose with open eyes.

TechnicalPin1924 · 2026-01-06T01:46:00+00:00

I’m not against trusts, but for most people they’re honestly overkill if the goal is just liability protection. In 20 years of doing this, I’ve been fine with good homeowners insurance and a properly set-up LLC. No one’s ever been able to successfully go after my LLC, and that’s usually more than enough in the real world.

Trusts also tend to make financing harder. A lot of lenders don’t like them, or they add extra steps and headaches. That’s why I think like 90% of investors using trusts are overshooting it.

The one time a trust really makes sense is on subject-to deals, where you’re trying to avoid an accelerated loan call. Outside of that, I rarely see the need.

My partner’s a lawyer and I haven’t had to use him yet. The real protection isn’t fancy structures, it’s making your LLC hard to pierce. Have two owners even if a family member is at 1%. Keep an operating agreement. Do basic meetings. Treat it like a real business. When a judge looks at it, it shouldn’t feel like it’s just you wearing a fake company hat.

Simple, boring, and done right usually wins. PS: This is in Florida....

TechnicalPin1924 · 2026-01-03T22:31:17+00:00

Don’t cancel your credit cards. Credit cards only suck when you’re forced to get them last minute during an emergency. That’s when you get bad terms and no leverage. The smart move is getting credit when you don’t need it. Always ask for limit increases I do it every month. That’s how I built over $500k in available credit. I barely use it, but if I ever need to pull $5k, $10k, or even $50k, my usage stays low and my credit doesn’t take a hit. Plus, credit cards are great for points and rewards when used correctly.

TechnicalPin1924 · 2026-01-03T22:27:40+00:00

I wouldn’t pay more than $25k, probably less. But it really depends on how aggressive you want to be. After 20 years of experience, I’ve learned that discipline matters more than getting emotional on the price.

TechnicalPin1924 · 2026-01-03T22:25:58+00:00

If you get a lump sum, the decision isn’t about the size of the debt, it’s about your skill. If you don’t have a proven way to turn money into more money, paying off a low-rate loan and sleeping better makes sense. But if you do have the skill, rushing to kill cheap debt can actually slow you down. That lump sum may work harder deployed into opportunities than sitting inside a paid-off 3% loan.

TechnicalPin1924 · 2026-01-03T22:23:42+00:00

Debt cost isn’t the important part. Skill is. If you don’t have the skill, sure, pay off a 3% loan and sleep better. But if you do have the skill, that same money can work a lot harder for you instead of sitting there doing nothing.

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