论地产投资的管理三阶段.

猴哥的管理篇已经说的太好,我今天想说的,就是我自己的经验.

 

猴哥说的,房东是一个生意,也是一个事业,第一步是管自己,第二部是管经理人,第三部是管理管理公司.

 

穷人掏粪,开始都是亲力亲为,到了一定程度,就需要开始挤几下别人的奶,管理人其实不比管理物业更轻松,我的工人,最长时间的已经跟了我19年,我觉得应该尽量尽早培养自己的团队.

 

一般来说,我觉得 for every 30_40 doors, can support  one part time office help and a part time maintenance person. 

 

我自己的系统,每个 district manager都是我亲自培养出来的,我的物业,主要在 northern Indiana, 分成4个部分,core部分这个是我家领导管的南边部分是5 properties 240个门,管这个部分的,原来是个HVAC老板,生意破产后跟我中部地区的,三个物业,是跟了我19然后  Fort Wayne地区,200多门,管理的是夫妻两人, 女的是菲律宾人,我公司里面最最最重要的人,她比我还清楚我的财政状况,她在菲律宾的时候是个高管,管着100多人的CPA,嫁到美国,走投无路到我家餐馆来企台,我现在付她夫妻两个人16万多.  

 

4个人,是我直接管理的,他们下面,各有5-9人,其中,每个物业的onsite manager,这些小manager,我一般是 free rents + 1000-2000 一个月的工资,他们的工作,非常简单,只是需要 follow procedures, 1. 收房租,然后上报到总公司 for book keeping, 2. Coordinating and maintaining repair schedules, 3 evictions.  然后就是维修工人,50个门一上的有一个专门的维修工,其他的是 travel maintenance workers, 这些都是比较专业的维修工,我有自己的hvac,电工, plumber, framer, roofer, 这些都是各个物业都去,住就是基本上我们自己的酒店.

 

我以前说过,我一般都不建议 long distance landlord, 我喜欢手心之中,手臂之长,我这几年开始在芝加哥买入,所以芝加哥是我的第5个地区,也是因为找到一个非常能干的partner,我才能放心的芝加哥买入.

 

Long distance landlord,在大部分地区,长期来说可能可能operating亏钱,基本上就是投资operatingPM赚钱,自己可能赚个升值.

 

我的setup,我可以一年6个月到处浪,我一年大概gross 8_8.5 million in revenues, 我希望未来2年内可以每年达到营收10个米,但是因为到底还是自己生意,是完全不管那是不可能的,所以我觉得掏粪生意,没有百分百的passive.

liuyanusa 发表评论于
很好的文章。那在买入时,这些地产都需要大装修吗?资金问题和闲置时间怎样? 谢谢
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