Tag: texas property manager

Rehabbing a Property Long Distance

One emerging trend in the industry is long-distance property rehabbing, where investors purchase properties in different locations and oversee their rehabilitation remotely. While this approach can be highly profitable, it also presents unique challenges. 

In this blog post, we will discuss the key considerations and strategies for successfully rehabbing a property long distance as a real estate investor.

Network and Local Partnerships

Building a reliable network of local contacts and partnerships is paramount for successful long-distance property rehabbing. Seek out reputable real estate agents, property managers, contractors, and other professionals who have experience in the target market. These local connections can provide invaluable guidance, help you navigate legal and regulatory requirements, and facilitate the smooth execution of your rehab project.

Property Inspection and Assessment

When investing in a property remotely, conducting a thorough inspection becomes even more critical. Consider hiring a professional inspector or contractor to assess the property’s condition, identify potential issues, and estimate the scope of required renovations. Leverage technology by requesting detailed photos, videos, or even live video tours to gain a comprehensive understanding of the property’s current state.

Detailed Renovation Plan and Budgeting

Creating a detailed renovation plan and budget is essential to ensure that your project stays on track. Work closely with your local partners to develop a comprehensive scope of work that covers necessary repairs, upgrades, and aesthetic improvements. Consider factors such as material costs, labor expenses, and potential contingencies. Leave some room in your budget for unexpected surprises that may arise during the rehab process.

Find a Trusted Property Manager

Managing a property long distance comes with its own set of challenges, but with a reliable property management company by your side, those challenges can be overcome. From providing local expertise and market knowledge to streamlining the rehab process, tenant acquisition and screening, financial management, and property upkeep, a good property management company is an invaluable partner for real estate investors. Their expertise, experience, and dedication can ultimately lead to higher returns on your investment while giving you the freedom and peace of mind to focus on your real estate goals. 


Frontline Property Management has ample experience and hundreds of satisfied owners and clients. Don’t hesitate to contact us today!

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Good debt vs Bad debt in Real Estate

As a real estate investor, understanding the concept of good debt versus bad debt is essential for building a successful portfolio. While debt may carry a negative connotation, when used wisely, it can be a powerful tool for generating wealth in the real estate market. 

In this blog post, we will explore the difference between good debt and bad debt and discuss how investors can leverage them to their advantage.

Defining Good Debt and Bad Debt

Good Debt

Good debt, in the context of real estate investing, refers to borrowing money for investments that are likely to appreciate in value or generate a positive cash flow. The fundamental principle behind good debt is that the returns generated from the investment exceed the cost of borrowing, creating a favorable outcome for the investor.


Examples of good debt in real estate include:
  • Mortgage Financing: Taking out a mortgage to purchase an income-generating property with the expectation of generating rental income that covers the mortgage payments and expenses, thus building equity over time.
  • Leveraging: Using borrowed funds to acquire additional properties or make improvements on existing properties, increasing in return overall investment value and potential returns.


Bad Debt

Bad debt, on the other hand, refers to borrowing money for investments that are unlikely to generate a positive return or appreciate in value. This type of debt can lead to financial strain and potential losses for investors.

Examples of bad debt in real estate include:
  • High-Interest Credit Card Debt: Using credit cards to finance real estate investments, especially when carrying high-interest rates, can quickly erode profits and lead to financial instability.
  • Speculative Investments: Engaging in risky ventures without conducting proper due diligence or relying heavily on market speculation can result in substantial losses.

Differentiating Factors

Cash Flow Potential

One of the key differentiators between good debt and bad debt in real estate is the cash flow potential of the investment. Good debt allows investors to acquire properties that generate positive cash flow, meaning the rental income exceeds the mortgage payments and expenses. This positive cash flow provides a steady stream of income and enables the investor to build equity and expand their portfolio.

Long-Term Appreciation

Good debt is often associated with investments that have the potential to appreciate in value over time. Real estate assets, when carefully selected based on market analysis and due diligence, tend to increase in value over the long term. By leveraging debt to acquire such properties, investors can benefit from the compounded growth and enjoy substantial returns.

Risk Mitigation and Diversification

Good debt is commonly used to diversify an investor’s real estate portfolio. By spreading debt across multiple properties or asset classes, investors can mitigate risk and reduce the impact of market fluctuations on their investments. This strategy allows for a more balanced and resilient portfolio.


In the world of investing, good debt can be a powerful tool for growing your portfolio and ensuring success. By strategically utilizing debt to acquire income-generating properties, investors can leverage the cash flow potential and long-term appreciation to build equity and generate substantial returns.

Understanding the distinction between good debt and bad debt empowers Real Estate investors to make informed decisions and optimize their investment strategies.

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What to expect when starting out in Multi-family Investing

While it may seem hard to jump into the world of multifamily properties, with careful planning and a clear understanding of what to expect, you can set yourself up for success. 

In this blog post, we will explore key aspects that aspiring investors should consider when starting out in multifamily investing. Check out our list of multifamily books to get started if you are looking for something more extensive to get started. 

Extensive Market Research

One of the first steps when entering the multifamily investing arena is conducting a thorough market research. This includes analyzing the local real estate market, understanding rental demand, vacancy rates, population growth, and economic indicators. Evaluating market trends will help you identify opportunities and make informed decisions regarding the location and type of multifamily property you wish to invest in.

Financing Options

Before making any investment, it is essential to explore financing options. Multifamily properties typically require a substantial amount of capital, and investors often turn to various financing sources, such as traditional mortgages, private lenders, partnerships, or syndication deals. Understanding the different financing avenues available to you will enable you to choose the most suitable option for your investment strategy and financial situation.

Due Diligence and Property Analysis

Conducting thorough due diligence is critical when evaluating multifamily properties. This involves reviewing financial statements, rent rolls, occupancy rates, maintenance history, and potential renovation or improvement costs. Additionally, hiring professionals, such as property inspectors and appraisers, can provide a comprehensive assessment of the property’s condition. Proper due diligence helps identify any potential risks or hidden costs, enabling you to make informed investment decisions.

Property Management

Managing multifamily properties can be demanding, especially for investors who are just starting out. While some investors choose to handle property management themselves, others opt to outsource it to professional property management companies. If you decide to self-manage, be prepared to handle tenant relations, maintenance requests, rent collection, and other day-to-day tasks associated with running a multifamily property. 

Partnering with experienced property managers (like us!) who have built teams and have set up processes for this type of investments, will save you a lot of time, headaches and money.

Cash Flow and Profitability

Multifamily investing offers the potential for consistent cash flow and long-term profitability. Remember, it is essential to set realistic expectations about the income potential of your investment. Analyzing rental rates, operating expenses, and potential vacancies will help you estimate the expected cash flow and assess the property’s profitability. As a beginner, it’s crucial to have a well-defined investment strategy that aligns with your financial goals and risk tolerance.

Continuous Learning and Networking

Multifamily investing is a dynamic field, and staying informed about industry trends and best practices is very important for success. Engaging in continuous learning through books, podcasts, seminars, and online resources can enhance your knowledge and help you adapt to evolving market conditions. Additionally, networking with experienced investors, attending real estate conferences, and joining local real estate investment associations can provide valuable insights and potential partnership opportunities.

Read more about how to grow your network and how to stay updated in the real estate industry.


As you begin your multifamily investment journey, remain patient, adapt to challenges, and embrace the opportunities this new venture can offer. You can always reach out to our professional property managers and realtors if you have any questions on how to best start this adventure.

Why a home inspection should come first to a negotiation

In Real Estate it is essential to mitigate risks and make informed decisions. When negotiating the purchase of a property, conducting a thorough home inspection should be a top priority for real estate investors. A home inspection provides valuable insights into the condition of the property and can significantly impact the negotiation process. 

In the past, we have talked about the importance of home inspectors, but in this blog post, we will explore the reasons why a home inspection should come first when negotiating real estate deals.

Uncover Potential Issues

A home inspection is a comprehensive evaluation of a property’s condition, conducted by a licensed professional. By having a home inspection before negotiations, real estate investors gain a detailed understanding of any existing or potential issues with the property. These issues can range from structural problems to plumbing, electrical, or HVAC (heating, ventilation, and air conditioning) system defects. Identifying such issues early on can help investors make informed decisions about the property’s value and the potential costs of repairs or renovations.

Negotiation Leverage

Obtaining a home inspection report prior to negotiations can provide real estate investors with valuable leverage. If the inspection reveals significant issues that may require substantial investments to rectify, investors can use this information to negotiate a lower purchase price. Alternatively, they may request that the seller addresses the repairs or offers a credit to offset the cost. Armed with this knowledge, investors can protect their investment and ensure they are paying a fair price for the property.

Plan for Future Expenses

A thorough home inspection allows real estate investors to anticipate future expenses accurately. The inspection report provides insights into the property’s immediate repair needs and potential long-term maintenance requirements. By understanding the expected costs associated with repairs and maintenance, investors can better plan their budget and allocate resources accordingly. This foresight helps investors assess the viability of the investment and calculate potential returns more accurately.

Assess Viability

Real estate investments come with risks, and a home inspection is a vital step in assessing the viability of the investment. If the inspection reveals severe structural issues, mold, pest infestations, or other major problems, investors can re-evaluate their decision to proceed with the purchase. Investing in properties with significant underlying issues can lead to unforeseen expenses, legal complications, and potential profit loss. A home inspection empowers investors to make an informed choice about whether to move forward, renegotiate, or walk away from a deal.

Ensure Investor Peace of Mind

Buying a property is a significant financial commitment, and a home inspection offers peace of mind to real estate investors. By conducting due diligence through a comprehensive inspection, investors can minimize the risk of purchasing a property with hidden flaws or problems. This knowledge allows investors to move forward with confidence, knowing they have taken the necessary steps to protect their investment and mitigate potential risks.


Remember that in the world of real estate investing, knowledge is power. By prioritizing a home inspection before negotiations, real estate investors gain valuable insights into a property’s condition, potential issues, and associated costs. Ultimately, a home inspection is an essential step in the due diligence process and an invaluable tool for real estate investors seeking to maximize their returns and minimize risks.


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What needs to be done before selling a house

Selling a house can be a daunting task, but with proper preparation, it can become an easy process that yields profitable results. As a real estate investor, there are some essential steps that need to be taken before putting a property on the market. These steps will ensure that the house is in excellent condition, appealing to potential buyers, and that the selling process runs smoothly. In this blog post, we will discuss what needs to be done before selling a house.

Determine the market value of the property

Before putting a property up for sale, it’s crucial to know its market value. This will help you set a realistic asking price that’s in line with the current market trends. There are several ways to determine a property’s market value, including hiring a professional appraiser, conducting a comparative market analysis (CMA), or using online valuation tools. Once you have a rough estimate of the property’s value, you can set an asking price that is reasonable and competitive.

Make necessary repairs and upgrades

One of the most important steps to take before selling a house is to make necessary repairs and upgrades. This includes fixing any plumbing, electrical, or structural issues, replacing outdated fixtures, and giving the property a fresh coat of paint. These repairs and upgrades will not only make the property more appealing to potential buyers but also increase its overall value. It’s essential to budget for these repairs and upgrades before putting the property on the market.

Check out our newsletter on renovations that give the best ROI.

Declutter and stage the property

A cluttered and untidy property can be a major turnoff to potential buyers. Before putting a property on the market, it’s crucial to declutter and stage the property. This means removing any personal belongings, organizing the furniture, and giving the property a thorough cleaning. If necessary, you can hire a professional stager to help you make the property look its best.

Hire a real estate agent

While it’s possible to sell a property without the help of a real estate agent, it’s not always the best option. A real estate agent can help you navigate the selling process, market the property to potential buyers, and negotiate the best deal for you. When hiring a real estate agent, it’s essential to choose someone who is experienced, knowledgeable, and has a good reputation in the industry.

Gather all necessary documents

Before selling a house, it’s important to gather all necessary documents related to the property. This includes the title deed, property tax records, mortgage documents, and any permits related to renovations or upgrades. These documents will be necessary during the selling process and can help speed up the closing process.


If you need help, our great real estate team will be happy to help you sell or rent your property according to your investment strategy.

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How to sell an unsellable house

Selling a home can be a stressful and challenging experience, particularly if the property has been on the market for an extended period. You may feel like you’ve tried everything, but the property still won’t sell.

However, with a few strategies and some creative thinking, even an unsellable home can be sold. 

Identify the problem

Before trying to sell an unsellable home, you need to identify the problem. There are several reasons why a property may be difficult to sell, including an unfavorable location, structural issues, outdated fixtures, or a high asking price. Once you identify the problem, you can work on developing a plan to address it.

Update the property

One of the most common reasons why a property may be difficult to sell is that it’s outdated. You can update the property by giving it a fresh coat of paint, replacing outdated fixtures, and making other cosmetic improvements. These updates can help make the property more appealing to potential buyers and increase its overall value.

You can check our blog post on cheap ways to upgrade your property here.

Consider a price reduction

If the property has been on the market for a long time, it may be time to consider a price reduction. A high asking price may be turning off potential buyers. Lowering the price can make the property more attractive to potential buyers and help generate more interest.

Hire a professional stager

It may be difficult for potential buyers to envision themselves living in the space if the space is cluttered or poorly staged.  Consider hiring a professional stager to help make the property more appealing to potential buyers. A stager can help you make everything look organized, rearrange the furniture, and create a more inviting atmosphere.

Target the right audience

If the property is located in an unfavorable location, consider targeting a specific audience. For example, if the property is located near a university, you can market it to college students and their families. If the property is located near a retirement community, you can market it to retirees. Targeting the right audience will make it more likely to find the right buyer in a short time.

Work with a real estate investor

If all else fails, consider working with a real estate investor. Some real estate investors specialize in buying unsellable homes and can offer you a fair price for the property. Selling to an investor like that can be a fast and easy way to get the property off your hands and move on to other investments.


You can always approach us and our professional realtors will work together to figure out the best strategy to sell your property and can even help you rent it out in the meantime so you are making a profit while waiting for it to sell!

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Should you consider buying a foreclosure property?

As a Real Estate Investor, we know you’re always on the lookout for opportunities to  expand your portfolio. One option that  may be worth considering is purchasing a foreclosure property. 

Foreclosures are homes that have been repossessed by the bank or lender due to the previous owner’s inability to make mortgage payments. They are often sold at a lower price than comparable homes on the market, making them an attractive option for investors.

However, before you decide to invest in a foreclosure property, there are some things you should consider. Here are some pros and cons to help you make an informed decision:


Lower purchase price: Foreclosed properties are often sold at a lower price than comparable homes in the area. This can provide an opportunity for investors to get a good deal and potentially earn a higher return on investment.

Motivated sellers: Banks and lenders are motivated to sell foreclosed properties as quickly as possible to recoup their losses. This can lead to more negotiation room for buyers.

Potential for equity: If you can purchase a foreclosure property at a low price and make improvements, you may be able to increase its value and build equity.


Unknown history: Foreclosed properties may have been abandoned or neglected, leading to potential damage or repairs needed. It can be difficult to know the property’s full history before purchasing.

Legal and title issues: Foreclosed properties may have legal or title issues that need to be resolved before they can be sold. This can be a complex and time-consuming process.

Limited financing options: Financing a foreclosure property can be more difficult than financing a traditional home purchase. Many lenders require a higher down payment or may have stricter requirements for approval.


Ultimately, whether or not you should consider purchasing a foreclosure property will depend on your individual circumstances and goals. If you have the time, resources, and expertise to navigate the potential challenges of a foreclosure purchase, it could be a good investment opportunity. If you’re looking for a more straightforward purchase, a traditional home sale may be a better option. It’s important to weigh the pros and cons and make an informed decision for your business.


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Things you can negotiate when buying a property besides the price

As a Real Estate investor you need to have your negotiation skills polished to thrive in the industry and get the best possible deal.

While the price is the most important factor when buying a property, there are some other things you can negotiate with the buyer to keep things in your favor. Keep them in mind when you make your next great investment!

Home inspections + Repairs

Remember that a home inspection is a crucial step in the home buying process, as it helps identify any issues or defects with the property that may not be apparent during the initial viewing. 

You can negotiate with the seller to pay for the home inspection, or you can split the cost with them. Additionally, you can ask the seller to fix any issues that are discovered during the home inspection or credit you the cost of repairs.

Appliances + Decor

When purchasing a property, it’s common for the seller to leave behind appliances and furniture, such as refrigerators, stoves, and couches. You can negotiate with the seller to include certain items in the sale price. Alternatively, you can ask the seller to remove unwanted items before closing.

Home Cleaning

Most sellers include a basic cleaning when they sell their property, however you can ask for them to include a deep cleaning to make sure no nooks and crannies get overlooked and that you are getting a completely clean property.

These extra costs can range anywhere from $500 to $1,500.


There are 2 things you can negotiate regarding the closing:

  • Closing date

The default closing date is usually 30-45 days after the offer has been accepted. However, you can negotiate a different closing date that suits your needs. For example, if you need more time to secure financing,  you can ask for a longer closing period. If you’re in a hurry to lease the property or start the make ready, you can request a shorter closing period.

  • Closing costs

There are many fees associated with closing that can sometimes add up to 2%-5% of the value of the property. Closing costs can add up quickly, and it’s essential to negotiate with the seller to cover some or all of the costs. It’s also worth noting that some lenders may allow you to roll the closing costs into your mortgage, but this can increase your monthly payments.


Contingencies are conditions that must be met before the deal can be finalized. For example, a financing contingency stipulates that the purchase is contingent upon obtaining a mortgage loan. Another example is an inspection contingency that allows the buyer to back out of the deal if significant issues are discovered during the inspection. You can negotiate with the seller to modify or remove certain contingencies to make the deal more attractive.


By working with the seller and being flexible with your requests, you can improve your deal and make the home buying process smoother. Remember, negotiation is about finding a mutually beneficial solution, so be open to compromise and communicate your needs clearly.


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Common mistakes investors make when dealing with sellers

Investing in real estate can be a lucrative opportunity, but it’s not without its challenges. One of the biggest challenges investors face is dealing with sellers. Sellers can be difficult to work with, especially if they’re not motivated to sell or if they have unrealistic expectations about the value of their property. 

Continue reading to find some of the most common mistakes investors make when dealing with sellers and tips on how to avoid them.

Failing to do proper research

One of the biggest mistakes investors make when dealing with sellers is failing to do proper research. This can include researching the local real estate market, comparable properties, and the seller’s motivations for selling. Without this information, it’s difficult to negotiate effectively and make an informed decision about whether to invest in a property.

To avoid this mistake, investors should always do their due diligence before approaching a seller. This can involve researching local real estate listings, speaking with local real estate agents, and reviewing public records to get a better understanding of the property’s history.

Overestimating the value of the property

Another common mistake investors make is overestimating the value of the property. This can happen if the investor fails to do proper research or if they become emotionally attached to the property. Overestimating the value of the property can lead to overpaying, which can hurt the investor’s bottom line.

Conducting a thorough analysis of the property’s value before making an offer can help you avoid this. This can include reviewing comparable properties, assessing the condition of the property, and taking into account any necessary repairs or renovations.

Failing to negotiate effectively

Negotiation is a critical part of any real estate transaction, but many investors fail to negotiate effectively with sellers. This can be due to a lack of confidence or experience, or simply because they don’t want to risk losing the deal.

You should prepare for negotiations by setting clear goals and developing a solid strategy. Be willing to walk away if the seller is not willing to meet your terms.

Ignoring the seller's motivations

Understanding the seller’s motivations for selling can be critical to negotiating a successful deal. Many investors make the mistake of ignoring the seller’s motivations and focusing solely on the property itself.

When possible, and only if the seller is willing, take the time to understand the seller’s motivations for selling. This can involve speaking with the seller directly or working with a real estate agent who has experience dealing with the seller.

Not building a relationship with the seller

Finally, many investors fail to build a relationship with the seller. Building a relationship can help to establish trust and make negotiations smoother and more productive.

Avoid this mistake by taking the time to get to know the seller and build a rapport with them. This can involve being personable and friendly, listening to the seller’s concerns, and showing a genuine interest in their situation. Keep in mind that some sellers might not want to build a relationship and they are not obligated to do so.


By doing proper research, assessing the property’s value, negotiating effectively, understanding the seller’s motivations, and building a relationship with the seller, investors can make smart, informed decisions and build a successful real estate portfolio.


Do you have a property you need help with? Contact us today!

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Cash vs credit: which is best when making an investment?

One of the questions we often hear from our clients is whether it’s better to invest with cash or credit. While both options have their advantages and disadvantages, the answer ultimately depends on your individual financial situation and investment goals. 

In this post, we’ll take a closer look at the pros and cons of each approach to help you make an informed decision.

Cash Investments

When you invest with cash, you’re using your own money to purchase the property outright, without taking out a loan. Here are some of the advantages and disadvantages of this approach:


No debt: With cash investments, you don’t have to worry about making mortgage payments or accruing interest over time, which can save you a considerable amount of money in the long run. 

Greater flexibility: Since you own the property outright, you have more control over how you use it and when you sell it. Also, you won’t have to worry about waiting for a loan approval or dealing with the complications that can come with financing.

Less risk: Without a mortgage, there’s no risk of defaulting on a loan or facing foreclosure.


Lower returns: Since you’re not leveraging your investment with debt, your returns may be lower compared to a credit investment.

Opportunity cost: If you tie up your cash in a property, you may miss out on other investment opportunities that arise.

Less diversification: With all your money invested in one property, you may be exposed to greater risk if the property doesn’t perform as well as expected.


Credit Investments

When you invest with credit, you’re taking out a loan to purchase the property, using the property itself as collateral. By financing the property, you can keep your cash available for other investments or emergency situations. 


Higher returns: By leveraging your investment with debt, you can potentially earn higher returns than with a cash investment.

More options: With a mortgage, you can invest in more properties than you could with just your own cash.

Tax benefits: You may be able to deduct mortgage interest from your taxes, which can help offset your overall tax liability.


More debt: With a mortgage, you’re taking on debt that you’ll need to repay over time which can cause 

Higher risk: If the property doesn’t perform as expected, you may struggle to make mortgage payments or even face foreclosure.

Less flexibility: With a mortgage, you’ll need to follow the lender’s rules and regulations, which may limit your ability to make certain changes to the property or sell it on your own terms.

Which is Best for You?

When it comes to choosing between cash and credit investments, there’s no one-size-fits-all answer. It really depends on your individual financial situation and investment goals. If you have plenty of cash on hand and are looking for a low-risk investment with greater flexibility, cash may be the way to go. On the other hand, if you’re looking for higher returns and more investment options, credit may be the better choice.

At the end of the day, the key is to weigh the pros and cons of each approach and consult with a financial advisor before making any investment decisions. With the right guidance and planning, you can make a good decision that aligns with your financial goals and helps you maximize your returns over time.

When in doubt, you can also rely on our experienced realtors who can help you figure out which is the best way to go!


Do you have a property you need help with? Contact us today!

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