How do I know if an investment property is a good deal?
It's a good deal if the numbers still work after you've been honest about every cost. That means the rent it can get today (not the rent you hope for), plus property taxes, insurance, repairs, vacancy, management if you're not doing it yourself, and the cost of your financing.
I won't tell you what return to expect. That depends on your price, your loan, and how you run the property. What I will do is pull rent and sales comparables, walk the property with you, and get repair estimates before you're locked in, so the numbers you're counting on come from the property and not the listing description.
I'd rather you pass on ten properties than overpay for one. There's always another listing. Getting out of a bad purchase is a lot harder.
What kind of investment property makes sense in the San Fernando Valley?
It depends on what you want the property to do for you. Some investors want steady rent, some are buying for long-term value, and some want a project they can improve. Those goals point to different properties.
In the Valley that usually means a single-family home to rent out, a small multi-unit building, or a fixer. Buildings with two to four units can often be financed with a residential loan, while five units and up usually move into commercial financing, so talk to your lender early about which one you're shopping for.
I'd pick the goal first and the property second. When an investor starts with a listing they like and works backward, that's usually when the numbers get stretched to fit.
Should I buy a fixer as an investment?
A fixer can make sense if you know what the work costs before you buy, not after. The risk isn't the kitchen you can see. It's the roof, the plumbing, the foundation, the electrical, and any work a past owner did without permits.
I'd get a contractor through the property during your inspection period, not after you close. I can connect you with contractors and vendors I've worked with, so you're not building a team from scratch while the clock is running.
A lot of fixers come from owners who decided to sell as-is. It's worth knowing how that works from their side, including what they still have to disclose. More on my selling as-is page.
What should I know about buying a property with tenants in LA?
Know the rules before you write the offer. Los Angeles and some nearby cities have rent stabilization and just-cause rules, and California has statewide tenant protections too. Those rules can affect what you can charge and whether you can get the unit back, so they belong in your numbers from day one.
When you buy a building with tenants, you usually take on their leases and deposits. I'd get copies of the leases, rent history, and deposits during escrow, and I'd have a landlord-tenant attorney tell you what applies to that specific property before you remove contingencies. I'm not an attorney, and I won't guess at that part. There's more on how this looks from the owner's side on my tenant-occupied page.
How do I compete with cash buyers?
Be ready before the right property shows up. That means a solid pre-approval, your down payment where you can get to it, and a clear idea of your maximum price and the terms you can live with. Sellers care about how likely a deal is to close, not only the price.
Speed matters too. I'll set you up to see new listings as they come out, and you can search homes for sale here. When the right one shows up, we move quickly and write an offer built on the comps and your numbers, not on how badly you want it.
What should I know about taxes, like a 1031 exchange?
Taxes are a big part of whether an investment works, and there's no one answer. It can depend on how title is held, how long you plan to keep the property, whether you're selling another property to buy this one, and your overall tax picture.
There are federal and California rules that can come into play for investors. One example is a 1031 exchange, which some investors use when selling one investment property and buying another. These come with strict rules and deadlines, and they usually have to be set up before the sale, so talk to a CPA or tax advisor early.
I'm not a tax professional, and nothing on this page is tax advice. If you're selling a property to fund the next one, I can get you and your CPA a realistic sale price early. Start with what your current property is worth.
What does working with you look like when I buy an investment property?
We start by getting clear on the real number: your financing, your goals, and what the property has to do for you. Then I show you properties myself (not an assistant), and we run the numbers on the ones that fit before you get attached to any of them.
When the right one shows up, I write an offer built on real market data, negotiate it, and manage the deal through escrow to closing. After you close, I'll connect you with the contractors and vendors you need to get going. If you want to talk through a property or a plan, book a call.