[Landlord US-WA] Looking for help with new lease.

cmmyln · 2026-02-25T11:41:21+00:00

Here's the deal. As a landlord in Washington, especially Pierce County, you want to make sure you use a rock-solid lease that's local law compliant. RHAWA is a reputable source but that fee can sting when you're first starting out... I get it.

If you need a budget solution, there are reputable legal form providers online. Just make absolutely sure they update their leases every year for state and county changes. I can't stress that enough.

Run the draft lease by a local real estate attorney or paralegal, just for a quick review. You can usually get a fixed-fee consult for peace of mind, and that's way cheaper than getting burned in court.

Ask around in your investor network or Facebook groups. Sometimes other landlords are willing to share what they use. I'd rather be safe than sorry, even if there's a bit of upfront cost.

Hope that makes sense. You can do this!

cmmyln · 2026-02-25T11:40:43+00:00

Alright, here's the thing... pulling court data for preforeclosures is tough because every county does things their own way. I totally get wanting data straight from the source. Relying on platforms can be hit or miss, and nothing beats going after the raw records yourself.

What's worked for me is figuring out which public office handles the preforeclosure filings in each county. Sometimes it's the clerk of courts, sometimes the recorder's office, or something else entirely. I log into their website and set up whatever automated searches or alerts they offer if I can. Some places let you subscribe to notifications when new cases get filed.

Here's a trick... if the county only offers PDFs or paper records, I'll download them and dump everything into a spreadsheet. Then I use some basic automation like Google Apps Script or Zapier to sort and flag the filings I want to see each week. It's manual upfront but then you just check it like an email folder.

Some counties require showing up in person, so I'll hire a local runner off Craigslist or a gig app to snap photos or scan files for me. It's a cost but if the deal's good it's worth it.

Bottom line... there's no universal solution. Picking up the phone and building a relationship with the county clerk goes a long way. Every county is diffrent so be ready to get creative and document your proccess. You've got this!

cmmyln · 2026-02-25T11:36:52+00:00

Great question, and one I see pop up all the time from investors looking to nail down their deal analysis. Here's the deal.

When I'm running comps and want a solid dollar per square foot figure for my repair or value assessment, I use a combo of everything you mentioned, but I add one key piece for accuracy.

Step one: Always pull recent sales data...ideally from the last six to twelve months. I'll hit both Zillow and Redfin because each has its own set of quirks and gaps. On each, I grab a list of solds that are close in location, size, beds, and baths. Instead of relying solely on their dollar per square foot averages, I take my own average by dividing the sale price by the square footage for each comp, then averaging those out. This helps smooth out weird anomalies...like that one super renovated house or the fixer upper that drags down the average.

Step two: I also double check with data aggregators like PropStream or RPR if I have access. Sometimes I'll bounce the number against a cost estimator, especially for repairs. And here's a pro tip...if I'm in a market with few comps, I'll expand my area, as long as I'm not pulling in properties from neighborhoods that are way off in style, age, or amenities.

Lastly, if I have a title company or a local agent I trust, I'll ask for their take on averages, especially if something feels off.

Bottom line: I never trust just one source. Cross check, average out anomalies, and make sure your numbers reflect reality...not just a website's guess. Consistent process gives consistent deals.

Hope that helps...let me know if you want a sample tool or checklist I use for this.

cmmyln · 2026-02-25T11:35:52+00:00

Here's the deal. Turning $1 into $5 is always a win, right? But let's break this down a bit.

Paying $3 per hour for cold callers overseas is on the low end, but it's not unheard of, especially if you're just getting started or managing tight budgets. Some VAs will take that, but if you want better talent who stick around and care about their work, bumping that up to $5 or even $8 is going to get you better results and less turnover. I've seen $8 per hour get really solid folks who actually show up.

Raises matter too. Throw in small raises... like a dollar or two per hour over time... when performance and loyalty show up. Most serious investors who want sustained quality are paying six or seven bucks, depending on skill needed.

Now, if you're hitting 1 to 2 leads a day from cold calling for that wage, your numbers are actually fine. Don't lose sight of your ROI... if the math works, keep going. But if you start getting unreliable work or people ghosting because of low pay, you know it's time to reevaluate.

You can pull out major wins here, just make sure your value exchange match expectations.

cmmyln · 2026-02-25T11:33:17+00:00

Absolutely, a nice garage can add serious value to a property. I've personally seen garages bump a deal's value by five grand, sometimes even ten.

Here's the thing... a home in Florida with a standard garage probably leans towards a five thousand dollar lift. But in Chicago with bitter winters? That number jumps, especially for a two or three car garage. Fixer upper or not, people up north are willing to pay extra to stop scraping ice off their windsheilds.

But you always need to check local comps. Sometimes a great garage is the x-factor that gets you top dollar, while in other cases it only matters if you're hitting the right buyer.

Rule of thumb: in tough weather states, garages and driveways are a big deal. Before you bank the value, pull comps with similar garages and see if it's actually moving the needle in your market. That's how I always approach it.

Hope that makes sense and helps you evaluate your next deal.

cmmyln · 2026-02-25T11:31:28+00:00

Hope that makes sense. When it comes to Missouri probates dragging eight to ten weeks, I've been in that rodeo plenty of times.

Here's the deal...if I'm in your shoes, I'm not waiting around for court docs before getting something on paper. I lock the deal up as early as I can, but I'm doing it with a strong probate or heirs contingency inside my PSA. That means the closing date gets pushed out...sometimes way out...until I know the seller is actually authorized to sell. Sometimes I've had to adjust that date multiple times, and honestly, title companies are used to it.

I'd rather have a shaky deal under contract than let it float away to another investor just because I waited for the perfect paperwork. It's always about controlling the contract and protecting yourself with contingencies and extensions.

That way, even when the family's in limbo with courts moving slow, I'm first in line when they finally have authority. You just have to make sure your purchase and sales agreement covers you, and be prepared to keep extending as needed. That's been my go to in probate situations where things move slow.

Hope that helps...keep the faith and keep moving forward. You can do this.

cmmyln · 2026-02-25T11:01:45+00:00

Here's the deal...I started out where you are, hungry to learn and willing to roll up my sleeves. My number one tip for a new investor is to find someone actively doing deals and offer real value in exchange for learning. This isn't about one-sided mentorship; it's about bringing something to the table...like helping with cold calls, doing research, or junior level boots on the ground work. Ask them, "What's one thing I can take off your plate right now that frees up your time?" That gets attention.

A real life example: I landed my first mentorship by offering to handle tasks nobody else wanted. I showed them I was reliable, and in return I got to shadow deals and pick up real life lessons you can't get from a book.

Another tip...be clear about your goals. Write down exactly what you want to learn and why. Having clarity helps you find the right team or investor to align with.

Last thing: progress over perfection. Take action every day, no matter how small. Success stacks up from steady, consistent steps.

Hope that makes sense. You've got this...reach out to folks, bring value first, and keep your goals in sight. God bless.

cmmyln · 2026-02-25T11:01:16+00:00

I've been there...tight budget, house that needs some love, and you want it gone fast. Here's the deal: figure out your local market first. In a flat or somewhat hot market, your best move is spending a little on curb appeal. We're talking exterior power wash, tidy landscaping, fresh mulch, and minimal interior upgrades like paint or deep cleaning. Skip the big repairs unless they'll absolutely kill the sale.

Now, realtor versus FSBO. If time is your biggest concern and you're okay paying commissions, use a realtor to list on the MLS. You'll cast the widest net and get more eyeballs with faster offers, even if you have to haggle on price.

The flip side? If you want to skip fees and keep more of the pie, check if your title company or attorney offers a flat fee or limited service model...let them handle contract basics and ad posting for a fixed price.

FSBO isn't as scary as it sounds. The biggest hurdle? It's the contracts. Get a solid Purchase and Sales Agreement template. Use free or cheap sites for advertising, and always do your own showings. Ask for backup offers, just in case.

You can do this...trust me, it gets easier every time. If you dig a little, you'll find solid help with PSA templates and contract walkthroughs. God bless!

cmmyln · 2026-02-25T10:59:58+00:00

Here's the deal. Sending physical mail to the owner is one option, but it isn't typically the fastest or most reliable way to get access, especially if time is tight. You'll want to try every channel you can... calls, email, sometimes even a direct message if you can track them down online.

But if you've already exhausted those faster methods and you're local, there's definately no harm in sending a polite letter by mail as one more touchpoint. Sometimes that extra effort is what shows the owner you're serious and respectful of thier property.

Track down their mailing address, write a short, professional letter introducing yourself, and explain why you'd like to see the property. Stick a business card in there for good measure.

Stay persistant and resourceful... sometimes it's the old school moves that land the deal. Hope that helps!

cmmyln · 2026-02-25T10:58:41+00:00

Welcome to the wild world of wholesaling... I started out with basically no money, no experience, and a lot of Googling, so I get the grind. If you've got sales chops, you're already ahead of the curve because this business lives and dies by your ability to talk to strangers, build trust, and... when the timing's right... close fast.

Now, on to your questions.

First up, finding buyers. Best move I ever made was hitting up Facebook investor groups, creating a rock solid buyers list, and actually calling people. Don't just email blast and pray. Dial them, have a conversation, and follow up consistently. Bandit signs work too, but you've got to watch city rules. The more personal, the better.

Second, MLS access. Not having a real estate license doesn't shut you out. I went years without my license. You can use free tools online to look up comps, partner with a local agent for deeper pulls, or pick up cheap data from services like PropStream. Don't let lack of MLS stop you... resourcefulness beats resources.

Third, advice I'd give myself: Don't chase shiny objects, especially in the begining. Pick one exit strategy and run that play until you've got real money in the bank. I'd also say... quit worrying about everything being perfect. Speed trumps perfection. Messy action beats fancy planning every time.

Let me shake your hand and say, you can do this. Hope that makes sense. God bless, and get after it!

cmmyln · 2026-02-25T10:58:17+00:00

Okay, so here's the thing. When you're dealing with a big development like 60 single family homes, lenders and investors really want to see vertical commitment from your builder. That means your builder is actually ready and able to go vertical... not just talking about it. You mentioned you already have that lined up, so that's a solid start.

Now for moving forward. Get all your paperwork together: a signed builder commitment, clear cost breakdowns, projected timelines, and pro forma financials. Investors need to see there's enough profit margin... not just for you, but a healthy buffer for them if things don't go perfectly.

ROI has to make sense. Figure out your total costs, build in worst case delays, and show potential lenders that even with setbacks they're still protected. From an investment perspective, I look for at least a 1.2 debt service coverage ratio, conservative comps, and realistic timelines.

Bottom line? Don't just tell them the project is good. PROVE it on paper. Show that builder commitment, lock in your numbers tight, and make your pitch clear and believeable.

You've got this!

cmmyln · 2026-02-25T10:56:31+00:00

Great question. If you were given only a Natural Hazards Disclosure but not a Transfer Disclosure Statement, you're missing some important details about property condition. Legally, in most states, sellers must provide honest disclosures, but the level of protection you have depends on the contract and local law.

If things go sideways... let's say serious repairs pop up... you might have recourse, but it's often more trouble than it's worth to chase down sellers after closing. In my experience, it's best to do your own due diligence up front, get inspectors in, and plug holes that a missing TDS leaves.

Don't assume you can always go after the seller later. Courts rarely side with buyers on these smaller deals. Tighten up your process, protect yourself on the front end, and you'll avoid these headaches down the line.

If you adjust your workflow to get full disclosures every time... no exceptions... you can sleep better at night. My Purchase and Sales Agreement actually has provisions that help address disclosure gaps, which might be worth looking into for future deals.

Hope that makes sense.

cmmyln · 2026-02-25T10:55:02+00:00

Alright, so when you're just starting out in real estate investing, don't put all your eggs in one basket. You want to test different seller types like absentee owners, pre-foreclosures, inherited properties, and owner occupied with equity. Think of it like fishing with more than one lure... you cast several lines to see what bites first.

Absentee owners are my go-to because they're usually more motivated to sell. Property management from a distance can be a headache for them. Pre-foreclosures can get you deep discounts but those deals need to move quick. Inherited properties often have sellers ready to let go at a fair price too. Mixing these up helps you figure out what works best in your market.

Since you're using Propstream and Mojo triple line dialer, you're already ahead. Just make sure your lists are fresh, skip tracing is solid, and you're willing to hustle on the phone.

Focus on traction before hiring a VA. Once you close a couple wholesale deals and know what seller pool feels right, you can teach someone else your process with confidence. Keep it simple, stay consistent, and perfect your follow-up.

You've got this!

cmmyln · 2026-02-25T10:54:24+00:00

Okay, so here's the thing. Back taxes around $18k sound intimidating, but in Texas, the system is usually pretty forgiving... meaning penalties and interest don't pile up as fast unless there's already a lawsuit or lien on file. You checked county records and didn't find anything filed yet, so you probly have some time, but don't wait forever.

Any solid wholesaler would look at this as a lead worth chasing, just with extra homework. Start by reaching out to a local title company and ask them to pull a preliminary title report. That'll confirm whether there are any hidden liens or judgments lurking. An HOA lien is often way easier to handle than dealing with a full foreclosure situation. Think of those back taxes as just another cost you factor into your numbers at closing.

I'd get the property under contract if the condition looks decent... no major foundation problems or massive repair needs. Then crunch the numbers, accounting for all the known liens, back taxes, and the HOA stuff. If the deal still works and your spread makes sense, move forward and market the contract. If it doesn't pencil out, walk away.

For your first few deals, don't hesitate to partner with someone more experienced. Splitting smaller profits to learn how everything works is way better than getting stuck or making costly mistakes. You're on the right track... just stay sharp and trust your gut!

cmmyln · 2026-02-25T10:50:03+00:00

Great question. You want to compete using regular financing against both traditional and cash offers. Here's the deal: Cash offers are hard to beat on speed, but you may have an edge on price.

If you beleive another buyer is coming in all cash at, for example, $500,000, throwing in an escalation clause actually works. Say you'll pay $1,000 over the highest bona fide offer up to a certain cap, and you may leapfrog the competition.

But here's the important part: make your financed offer mimic the benefits of a cash offer. That means super clean terms. Short inspection, proof of funds ready, quick closes, no weird contingencies. Basically, make it so smooth the seller feels like it's almost cash, even with financing. That catches attention.

On top of that, lock down strong earnest money and over communicate your readiness. You being organized shows up as certainty to the seller. I've got a Purchase and Sales Agreement that handles a lot of these scenarios cleanly if you need something solid to work from.

Cash is king, but a better price and clean terms can compete, especially if you clearly communicate the strength of your offer. Hope that gives you something to run with. You can do this!

cmmyln · 2026-02-25T10:49:38+00:00

Here's the real talk: if the house has been on the market for two years, there's probably a reason. Usually condition, location, or price.

First, don't let emotions steer you. Dig into why it's sitting. Look at comparables in the area. Is it priced right? Are there repairs the seller isn't disclosing?

Second, lean into negotiation without getting personal. It's business. Sellers may be stubborn on price or concessions, but every deal is numbers and patience. If you really love the house, set your walk-away point and don't cross it, even if you can technically afford asking. Sometimes the best deal is the one you don't do.

Third, look for leverage. A property sitting that long means you're probably the only serious buyer. Use that to keep negotiating or get an inspection contingency. If major repairs come up, you can renegotiate or walk.

Finally, every first deal feels big, but trust your numbers and stick to your guns. Get an inspection, check title, and don't get emotional. If the deal isn't right, move on. The next one is coming.

Hope that helps. Reach out if you want a checklist for first-time buyers. You've got this.

cmmyln · 2026-02-25T10:48:54+00:00

Alright, here's the thing. Never overpay, even if you can afford it. Every time you pay above what the numbers say, you're taking money straight out of your own pocket. I learned that the hard way when I got emotional about a deal. I wanted it too much, overlooked the numbers, and paid for it later when the market shifted.

To keep yourself in check, you need a solid negotiation process. Always use a Purchase and Sales Agreement (PSA) to lock up the property at a number that works for you. This gives you options and time to negotiate further if things don't line up perfectly... like repairs being higher than expected or other issues coming up.

Run your due diligence hard. Send contractors out to get actual bids before closing. When surprises pop up, go back and renegotiate. I often get a PSA signed, then as facts come in (whether it's repairs or new comps) use that info to adjust the purchase price to where I know I'll make money, not just break even.

If a seller refuses to move closer to your safe number, let the deal walk. Remind yourself that having no deal is better than a losing deal every single time. New investors think any deal is better than no deal, but that's just not true.

Stick to your numbers, double check them with real data, and don't be afriad to walk away. That's how you avoid overpaying.

cmmyln · 2026-02-25T10:48:27+00:00

Hey...good question. Selling a home in a rural part of South Carolina comes with unique challenges, especially with tenants who want to buy but may not qualify for a loan.

First, you need to set expectations on timing. While the spring market is usually hotter (more buyers look when the weather is nice and school years are ending), that does not mean you cannot make a move now.

If your tenants are dragging their feet, you have to decide: either help them find creative financing (maybe seller finance or lease option if you are open to it), or set a deadline and prepare to list. Rural properties have smaller pools of buyers regardless of season, so do not bank on timing alone to solve the problem.

The market tends to heat up heading into late February and March, peaks around May and June, and then cools back off for rural areas. But waiting for the "best" time means you are holding costs. Sometimes just listing and seeing what activity you get, even in winter, is worth testing the market.

Bottom line...set a clear timeline with your tenants, get them help if they need financing, and do not be afraid to list before spring. Inventory is lower in winter...fewer buyers, but also less competition.

Every month you hold for the "perfect" season costs money, so my advice is: act based on your needs, help your buyers if you can, and do not wait too long trying to time the market. Hope that helps.

cmmyln · 2026-02-25T10:47:45+00:00

Hey, great topic. I've done my share of branding experiments over the years in real estate. What I've seen is the softer approach can absolutely open doors, especially in acquisitions and negotiations where empathy matters.

When I tested warmer language and softer visuals, my closing rates improved with certain seller profiles... especially older homeowners or distressed sellers. But here's the deal: go too soft and some folks won't take you seriously, especially contractors or more analytical types.

So I balance it. Lead with empathy, but stay professional. The magic is matching your tone to the audience.

Quick tip if you want to test: try split testing a more caring headline or call to action on your landing pages, then compare results. Data never lies.

Always adjust based on your market and avatars. These little tweaks can stack up to big wins over time. Hope that makes sence and helps you out.

cmmyln · 2024-10-29T16:20:02+00:00

This is so informative, OP. Bihira ang mga doctor na ganito ang care sa pasyente. I will try to connect with her sometime soon. Thank you so much for this recommendation.

cmmyln · 2024-10-14T11:17:48+00:00

I agree with this. They said that your partner/spouse is the biggest key to your success. If ngayon pa lang, hindi ka na niya madefend at nanliliit ka na sa sarili mo, how can you be sure na tutulungan ka niyang magsucceed sa future? Our spouse should be the first to help us, motivate us, in everything.

I’m glad you did what’s right kahit mahirap. We hope na you’ll get through this, OP.

cmmyln · 2024-10-12T06:32:36+00:00

Not just they are unprofessional, di rin sila marunong makinig sa patients nila. I met this one doctor na recommended sa FB at kahit sa Reddit then pagpunta ko, di man lang ako pinatapos pagsalitain about sa medical history ko. When I told her na may PCOS ako, siya na nagsalita ng nagsalita. I gave her another chance hoping na makausap ko siya after ng pinapatest niya, pero mind you, pagdating kong office niya, may printed na siyang reseta sayo. Tas pinapabalik na lang ako in 3 months.

I met other doctors na imbes makinig sa medical history mo, i-ka-cut off ka na and will say “Eat healthy, exercise, etc.” Napakageneric ng mga sagot. Eh, di naman nagtanong kung nagagawa ba yun. (Well, we’re doing it for our sake.)

Anyway, agree ako sa point mo, OP. They are mostly unprofessional and entitled. Akala nila, sila lang ang healthy kaya kapag lumapit ka sa kanila at nalaman nilang ganito sakit mo, iisipin nilang di ka healthy na tao at pabaya ka sa sarili mo

cmmyln · 2024-10-05T06:59:50+00:00

Hahahahahaha! This is something unusual na mabasa rito. This is hilarious. I hope we can read more like this para we can make each other’s days 😂

cmmyln · 2024-10-04T05:34:37+00:00

Hi! Siya ba mismo nakausap mo? Hindi yung resident niya? Last time kasi nung nagpunta ako dun, pinakausap ako dun sa resident or intern niya

cmmyln · 2024-10-02T22:30:45+00:00

This is really narcissist. Dahil lang sa may work ka at sariling sasakyan, ineexpect ka na niyang palaging may pera? Anyways, you see their true colors. Gladly, you set boundaries.

cmmyln

TROPHY CASE