正文
本著與個位大蝦切磋交流的宗旨，這裏列出一個投資實例。希望各位大蝦能貢獻自己的經驗，為大家以後投資指條明路。
美中西部，中型城市，貳佰萬人口。 低收入藍領社區，但不是最差的。
賣方是 Fannie Mae。買賣中還學了一著： Fannie Mae 的房子不出Closing Cost。以前買銀行的固定資產，都是銀行出大部分，買方出很少。這次簽合同時沒注意，到簽字時才注意到錢多了，可是已經不能改了。
這是一個花園式公寓，一個建築裏有四家。我買的這一家是一層。1000尺，花費二萬，修繕一萬，一共三萬。
2 臥, 1 廁, 無地下室, 1 層, 1 微型邊院.
在客廳裏裝了新膠合木地板，臥室是地毯，廁所瓷磚. 更換了所有的節能窗戶和通往邊院的推拉門。
每年地產稅$1000, 保險$400, 管理費 $600, 公寓費 $780.
月租 $550. 租戶是一個單親媽媽。到09年12月就一年了。其間有晚交租金的幾次，都很快補上了。目前正在爭取把這個公寓以 Land Contract 賣給住戶。請大家祝我好運。
感覺投資房產最主要的問題是管理公司。我很幸運碰到了一個盡心又誠實的經理。實際上，如果我不是先認識了這個經理，我都不會投資公寓。
Mid-Western low-end rental case study 1: A small 2br/1ba condo
In spirit of sharing details of investment properties with experts in this forum, here is a case that I know about. Hope people could share what they know, so we could compare where best to invest. In light of the Providence RI case, I will pay more attention to that city.
Midwestern city, less then 2 million population, under major unemployment pressure. Low-end neighborhood, though not the worst.
One thing I learned during the purchase: Read the contract. The seller was Fannie Mae. I assumed that all REO sales are same, where seller pays most of the closing cost. But it turns out that Fannie Mae has a clause that buyer pays all closing cost. Since I didn't catch it before signing the contract, it was binding. And I have to shell out ~$1000 for that mistake.
A 1000 sqft condo, cost $20K, needing $10K repair. Total invest: $30K.
Annual tax $1000, insurance $400, management $600, Condo fee $780.
New laminate floor in living room, new carpet in bedrooms, new ceramic floor in bath. All new windows, and new patio door to mini backyard.
2 bedroom, 1 bath, no basement, 1 story, 1 mini backyard.
Monthly rental $550.
One of the major problems in rental property is management company. I've had my luck with a good one. Indeed, I wouldn't be investing without knowing the management company before starting. Please share your story about rental houses and management.
(www.sunskitehomes.com)
美中西部，中型城市，貳佰萬人口。 低收入藍領社區，但不是最差的。
賣方是 Fannie Mae。買賣中還學了一著： Fannie Mae 的房子不出Closing Cost。以前買銀行的固定資產，都是銀行出大部分，買方出很少。這次簽合同時沒注意，到簽字時才注意到錢多了，可是已經不能改了。
這是一個花園式公寓，一個建築裏有四家。我買的這一家是一層。1000尺，花費二萬，修繕一萬，一共三萬。
2 臥, 1 廁, 無地下室, 1 層, 1 微型邊院.
在客廳裏裝了新膠合木地板，臥室是地毯，廁所瓷磚. 更換了所有的節能窗戶和通往邊院的推拉門。
每年地產稅$1000, 保險$400, 管理費 $600, 公寓費 $780.
月租 $550. 租戶是一個單親媽媽。到09年12月就一年了。其間有晚交租金的幾次，都很快補上了。目前正在爭取把這個公寓以 Land Contract 賣給住戶。請大家祝我好運。
感覺投資房產最主要的問題是管理公司。我很幸運碰到了一個盡心又誠實的經理。實際上，如果我不是先認識了這個經理，我都不會投資公寓。
Mid-Western low-end rental case study 1: A small 2br/1ba condo
In spirit of sharing details of investment properties with experts in this forum, here is a case that I know about. Hope people could share what they know, so we could compare where best to invest. In light of the Providence RI case, I will pay more attention to that city.
Midwestern city, less then 2 million population, under major unemployment pressure. Low-end neighborhood, though not the worst.
One thing I learned during the purchase: Read the contract. The seller was Fannie Mae. I assumed that all REO sales are same, where seller pays most of the closing cost. But it turns out that Fannie Mae has a clause that buyer pays all closing cost. Since I didn't catch it before signing the contract, it was binding. And I have to shell out ~$1000 for that mistake.
A 1000 sqft condo, cost $20K, needing $10K repair. Total invest: $30K.
Annual tax $1000, insurance $400, management $600, Condo fee $780.
New laminate floor in living room, new carpet in bedrooms, new ceramic floor in bath. All new windows, and new patio door to mini backyard.
2 bedroom, 1 bath, no basement, 1 story, 1 mini backyard.
Monthly rental $550.
One of the major problems in rental property is management company. I've had my luck with a good one. Indeed, I wouldn't be investing without knowing the management company before starting. Please share your story about rental houses and management.
(www.sunskitehomes.com)
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