So Who Rehabs Our Property?

Great question! This is certainly one that needs answering before you buy property. So, are you going to do it yourself, or have someone else do it...or some combination of the two? - Decide whether you have the skills first. That's will make another article. But suffice to say that if have specific skills such as plumbing, AC, or electric, you'll probably do that work yourself and get others to do the same. - If you're a contractor, you can probably handle the whole project. - If you're neither, you have some deciding to do. You can chose to paint, patch and other simpler tasks yourself. If you're like me, I get others to do just about everything, even though I know how to do most things (okay, I won't touch plumbing or electrical). Why do I hire it all out? - Between being a rehab real estate investor and my other work, I'm quite busy! - Using my time finding and securing the next deal is a better use of my time. It's much more cost effective. - I like the idea of providing good, hardworking people with a job. Most of us are going to have to FIND help to rehab property. If you are new to this, or thinking of jumping in, finding help is an intimidating proposition. Here are some suggestions: - Don't worry about what you need for THIS project. Identify a list of skills you need such as plumbing, electrical, AC work, painting, carpentry, vinyl, concrete that you are likely to use in this AND subsequent projects. - If you bought your property through a wholesaler, ask them for names and numbers. If he or she is an active rehabber, they MIGHT be reluctant to provide you names of their laborers. That's understandable, but if they want to keep selling you properties, they might. Your wholesaler has an interest in helping your project along. - Ask other investors. Same deal. They may be reluctant to give you their best. - Regardless of what names and number you get from other in the business, do the following and grow your list, or as I like to call it, "home grow" your own work force. When you go somewhere, if you pay attention you'll see the signs of these kinds of laborers around you. Look at pick-up trucks for what tools are in the back. Look for advertisements on the sides of trucks. Write down number and give them a call. Be careful here! Keep in mind that you don't want the contractor with the $60,000 truck, a toll free number, and a front office who handles all the administrative work. What you want is laborers who have the skills, but maintain a small operation. I prefer solo acts. John Doe plumbing is just fine with me. In fact, I like to find a general handyman who can handle 80% of things. If you ask around, you can find someone who can do all your interior painting, patching, and simple electrical and plumbing. This type of person can let you save calling in the specialist for the more complicated jobs. My advice is to look for a skilled generalist until you find one you like! Pay him well, so he keeps answering your calls. This kind of worker will save you countless hours and thousands of dollars. - When you are eating at the local burger joint and you see a truck with "John Doe" plumbing on the side, walk right up and introduce yourself. Ask them if they do work on rental properties (describing your rehabs as rental properties is unambigous). They will say "yes." - Get a business card. If they don't have one, oh goodie! Maybe their new in business and hungry. - Don't walk away! Ask them about others they know who possess the OTHER skills you need. If you've convinced them that you may bring them work, they'll offer up some names of others. - You could go the extra step of having some business cards made that say "I need plumbers, electricians, roofers, painters, call xxx-xxxx." You could give these cards to those you meet to give to friends. These methods have worked great for me. I found my crew with substitutes three deep! I've waded through those that will try to price test you on the high side. It doesn't bother me when someone becomes non-reliable because I just more onto the next. I prefer to establish long-lasting relationships when possible, but I'm ready for anything with this approach. Follow the above approach for a month, and I guarantee you'll have scores of numbers and leads to others.