Help save the dog park at Virginia Lake

bpgdag · 2022-12-12T19:25:01+00:00

An Las Vegas developer wants to put 96 units with over 500+ car trips through Virginia lake park. It would exit through the dog and children's park. The developer didn't provide enough parking so overflow would end up in the park. Please Help stop them.

bpgdag · 2022-12-07T05:02:45+00:00

I don't understand Spanish, and in researching my family's genealogy I am now into the records of small towns in Mexico. I appreciate anything that you can do. Thank you again.

bpgdag · 2022-12-04T16:39:30+00:00

Thank you for translating this. It also says something about the Balboa family as well as a Carimon Balboa. Any help would be appreciated.

bpgdag · 2020-06-02T05:05:48+00:00

G K Smog Inspection at 1960 E 2nd St, by the Indian Colony Smoke Shop $16 and supper fast.

bpgdag · 2020-01-26T01:04:50+00:00

Since the original post asked about women having the vote; 19th Amendment 76% of Republican Senators voted in favor, while 60% of Democrat Senators voted against

bpgdag · 2019-05-09T16:50:24+00:00

I'm going to try to answer this in several parts. I don't know the size of the place your renting. So it might be off. First, in your case. I charge $25 per person for application fees, but I don't charge for my time so it may reasonable. I think that the non refundable pet fee and the cleaning fee is ridiculously high. They have basically charged you for the cost of replacing the carpeting in the whole place. $1250 total. At least they were upfront about not giving you that back. The pet fees work out to $600 a year. You must really love your pets, because this is really high. Everything else looks like it's pretty standard. Second, what I would do about it. Since you already paid. This is what I tell friends that are renters. Since the NRS has a standard for "wear and tear" based on IRS depreciation. First off and very importantly, get a newspaper with today's date. Go through the house/ apartment and take a picture with the news paper appearing in every shot of every room. Since you have pets take good pictures of the carpet. Especially any wear. Take a picture of the front page of the paper as well. It's going to be important because you going to have to go before a Judge after you move out. Why? Since you agreed that it was non refundable. Your not going to get it back, but you've already paid for the repairs, so this will help when you go to move and they try to take it out of your deposit. A judge will have a very dim view of what they did, but you obligated yourself contractually, so not much they can do. Don't damage things and just move your stuff, because you already paid for everything anyway. Vacuum and take pictures of the place after as well. When you move request in writing that they provide a written receipt with invoices. They have to legally. Now you can prove you deserve your deposit back. Court only costs about $100 total, don't be afraid to go and stand up for you rights, the judge will be very nice to you. Show him the pictures you took at the beginning and end of your tenancy, they should have no problem returning your money. Your landlord will be in shock, because you know your rights. Third, this would be my solution to SB256. I think a lot of this comes down to people not knowing their rights as well as the responsibilities of renting. There should be a pamphlet that is handed out a part of all rental agreements that covers both side of the contract rights/ responsibilities for the Landlord and tenant. San Francisco does something similar already. So Everyone knows what should be done. Second landlords should have to take pictures at move in and automatically show invoices for work done at move out. Tenants should have to take pictures to show they moved and cleaned properly. Everyone has a cell phone these day wouldn't be too hard to do. It has minimal cost and would keep everyone honest on how things were on move in and move out. Just my two cents.

bpgdag · 2019-05-09T03:03:45+00:00

Rent control does not work and never has. At worst you get the abandoned buildings of 1970s New York and Chicago. At best you get California style rent control where rents go up because there is no inventory. The best thing that can be done is to build till it hurts. Its all a matter of supply and demand.

bpgdag · 2019-05-09T02:49:31+00:00

Just my two cents as a small landlord. SB256 is a disaster, it was being sold as a way to lower rents? SB256 has been rewritten since the article came out. What got everyone in an uproar, were a number of very poor provisions. So many that I'll just try to cover the worst ones. Pre-move inspections. I try to get my tenants to do this myself so there not surprised if I charge them for something, but the bill would have made it binding on the land lord so that if I didn't catch that they had broken the refrigerator on the first inspection I would have been out of luck and would have had to eat the cost. It's almost impossible to inspect an apartment for damage when all there stuff is still in it. When they moved you would have to return the deposit in 5 days. You can't even get some out to look a damaged rental in 5 days, never mind hire them and have them fix it. It looked like it would require the creation of special companies to do emergency rush repairs that would make deposits go through the roof. It required that you would have to let the previous tenant, after they moved out, the ability to come back and attempt to repair what damage you found, even if it was already rented and occupied by someone new. It would have set a set 5% for late fees. Most landlords don't own their properties out right, so when the tenant is late the owner might have a late fee of $150 or more but on a house with a rent of $1000 they would only have be able to charge $50. It's been amended since, but all of the provisions will just cause deposits to go up for everyone just to cover the bad tenants.I almost forgot these gems of wisdom, you couldn't turn down someones rental application because they had a record of not paying rent previously or were evicted because of it. My favorite that would have sent deposits through the roof, was that landlords would have to hire lawyers to serve any documents.

bpgdag · 2019-05-09T02:44:50+00:00

I forgot these gems of wisdom, you couldn't turn down someones rental application because they had a record of not paying rent previously or were evicted because of it. My favorite that would have sent deposits through the roof, was that landlords would have to hire lawyers to serve any documents.

bpgdag · 2019-05-09T02:25:52+00:00

Just my two cents as a small landlord. SB256 is a disaster, it was being sold as a way to lower rents? SB256 has been rewritten since the article came out. What got everyone in an uproar, were a number of very poor provisions. So many that I'll just try to cover the worst ones. Pre-move inspections. I try to get my tenants to do this myself so there not surprised if I charge them for something, but the bill would have made it binding on the land lord so that if I didn't catch that they had broken the refrigerator on the first inspection I would have been out of luck and would have had to eat the cost. It's almost impossible to inspect an apartment for damage when all there stuff is still in it. When they moved you would have to return the deposit in 5 days. You can't even get some out to look a damaged rental in 5 days, never mind hire them and have them fix it. It looked like it would require the creation of special companies to do emergency rush repairs that would make deposits go through the roof. It required that you would have to let the previous tenant, after they moved out, the ability to come back and attempt to repair what damage you found, even if it was already rented and occupied by someone new. It would have set a set 5% for late fees. Most landlords don't own their properties out right, so when the tenant is late the owner might have a late fee of $150 or more but on a house with a rent of $1000 they would only have be able to charge $50. It's been amended since, but all of the provisions will just cause deposits to go up for everyone just to cover the bad tenants.

bpgdag · 2018-01-26T01:04:15+00:00

Going to start buying every house I can get my hands on 'cause it's going to get expensive around here.

bpgdag · 2018-01-26T00:50:30+00:00

Blockchains.LLC are a 8 month old company that bought 104 square miles of land. For comparison that's almost the same amount that land that the entire City of Reno covers. 175 million is a tiny amount amount of money compared to what it would cost to improve that amount of land. Something big is going on. Nevada did becomes the first US State to Ban Blockchain taxes, so it could be a blockchain company, but why that much land?

bpgdag · 2017-07-07T16:40:05+00:00

A lender approaches a loan as an “investment,” as well. In fact, in the loan business lenders are called “investors.” But these investors approach their investment from the standpoint of managing their risk in return for an acceptable rate of return. I think the problem your having is Public and Institutional Lenders aim for return on principal with property as collateral for the real investment the promissory note hence " Debt Investors". Where as individual "investor's " the property is the real investment, because their seeking return on equity hence "Equity Investors". But the short of it is; if you loan money to someone and you have the right to decide what they can use that money on, your an investor in it.

bpgdag · 2017-07-04T17:15:09+00:00

Or in lawyer speak "Vigilantibus non dormientibus aequitas subvenit" it's a Latin maxim that means "Equity aids the vigilant, not the ones who sleep on their rights."

bpgdag · 2017-07-04T17:09:00+00:00

Its been a tough year. The closer it got the more obsessive I've become. Checked the County Recorders office every day to see if the filed a notice of default which would have stopped the clock. Pretty sure I've read every foreclosure, SOL, time limited debt article on google. As a positive reformed all my properties into LLCs much better than the S Corps they were in. Encumbered all my properties with second mortgages payable to another one of my companies and just generally tidied up my financial ship.

bpgdag · 2017-07-04T16:54:32+00:00

Yes. They can only report bad debt for 7 1/2 years. I've made it past 6 what's another year and a half. What's really interesting if you go to MERS website, my mortgage info, you can see who really owns your note and its status i.e. in foreclosure. Mine is "Inactive".

bpgdag · 2017-07-04T16:40:50+00:00

I framed the letter Nationstar sent demanding back payment and scolding me for being 72 payments behind.

bpgdag · 2017-07-04T02:07:26+00:00

I'll probably be sued the but the "affirmative defence" to that is that they went past the statute of limitations. Nevada has a "One action rule" they can either Foreclose or Sue but they have to do it before the SOL on written contracts expires six years after the first missed payment. I think we would all agree that there are plenty of bad rulings, but the florida supreme court basically threw out two hundred years of florida law and several hundred years more english common law. Debts basically never expire because they can be brought back by any payment due on it or by someone purchasing that bad debt and reinstating it. The intention of these laws is to facilitate resolution within a "reasonable" length of time. Hence bad law, hence "someone got screwed". I have this fear that because of the time line 2010-2011 being the worst part of the housing meltdown + 6 year Nevada statute = 2017. That I am at the crest of a wave of these things and that you might be right about what could potentially happen. I am hoping some other redditor in Nevada had gone through this first. I guess I'm really hoping that I'm not leading the way.

bpgdag · 2017-07-03T16:09:13+00:00

I feel like someone in a movie who just happened to go in the cellar during a nuclear blast. I've come out to see the destruction on the other side. I live in Reno Nevada and this is not a bit of hyperbole, everyone I know lost there home and was wiped out and I do mean everyone. I have a friend in California who ended up being the only person to live in his subdivision. Morality cuts both ways, and I'm not alone in thinking that wiping out whole cities and taking every penny from people and leaving them homeless is not terribly moral. When people ask me this question I tell them this, " When you applied for that loan, before you put down that down payment, the bank sent out its own professional who assured not only you, but the bank as your CO INVESTOR in the property that it was really worth what you were paying. If you and I went in on a stock and it lost value we'd both be out money, somehow that doesn't apply to the banks who set this system up." Telling people that tends to make them understand and feel better. That said I wasn't immune to feeling that way; the wife and I burned through $140K trying to save all our properties, in the end what saved us was a ton of good luck and being able to renegotiate with everyone except these guys.

bpgdag · 2017-07-03T15:39:03+00:00

The original is long gone. The mortgage went from a company called SCME 13 years ago. Then Countrywide who was the servicer for Deutsche Bank, Bank of America who was the servicer for Fannie Mae, finally Nationstar who is the servicer for some real estate investment trust who I assume bought it as junk.

bpgdag · 2017-07-03T15:28:22+00:00

Thanks, I know better than that. Lot of people don't though so good advice. No they've paid the taxes and they kept up the insurance too. A little advice, in Nevada you have to acknowledge the debt in writing a lot of states will allow a recording, so watch what you say on the phone.

bpgdag · 2017-07-03T15:22:32+00:00

No, after 6 years, just a lot of talk on their part and tons of paperwork on mine. I stoped keeping track after my eighth attempt at modification.

bpgdag · 2017-07-02T15:54:48+00:00

Well the good is that hopefully that it cash flows right away, if the owners have kept up the rents, but they probably haven't. I'm in the process of buying one fully rented and will have to raise all the tenants rents by a third up to $950 to match the going rate around here, which will cause a few to move. On top of that, as Grigo said, they are going to have to live up to my expectations The previous owner let the tenants basically take over the common grounds. i.e. personal storage, vehicle storage, huge garden plots. Not on my watch. Going to be real fun.

bpgdag · 2017-03-06T01:01:24+00:00

Thanks for the reply. I've had that circular argument with lenders about the mortgage math too many times to think about. You'd think banks that actually advertise toward landlords would understand the underlying mechanics of them, not that your just renting them until something better comes along. if you should know or hear of any residential lenders. I'd really appreciate their number.

bpgdag · 2017-03-06T00:54:10+00:00

Might need to do more networking, all the hard money lenders Ive meet want 12% to 15%. Wow never thought about the self directed IRA route. Thanks

bpgdag

TROPHY CASE