Excellent post. The only market I know really well is San Francisco, I lived there for years, and after the crash, I was thinking of buying a duplex there since I am confident the city will rebound. However, as i did more research, I felt disgusted with how biased the laws were against landlords, and I gave up. I still have some cool filters on Zillow to spot new duplex buildings on sale, and while the prices keep going down, I feel tempted, but don’t know if I have the stomach to become a landlord and harass tenants that will see me as the devil. Instead, I have opted to learn more about finance and doing proper risk assessments on my stock investments.
My current plan with land is to buy something somewhere south of San Jose or north of San Francisco, and build a new house there (I work 100% remote), then rent my current house which is about 30 miles from SF. My current house is on a 2% mortgage loan (I timed the refinance perfectly), so even a asking for rent below the market rate would cover the monthly payments.
Also, while trying to learn about becoming a landlord I found this YouTube personality whom I find hilarious.
Regarding landlording, you can always hire management companies to handle everything. They'll take about 10% of the monthly rent, but the tenant wont even know who you are or see your face.
When my property goes up next year I'm doing that. I had a deadbeat tenant years ago and the hassles were a pain. I lost out on some rent as they asshole bolted, but the jokes on her. I made six digits profit on it anyway, so fuck her.
She was one of those asses who bolted middle of the night. Couldnt get hold of her after and decided after speaking with a lawyer about deadbeat tenancy, the recommended letting it go and move on. Not worth the hassle because theres no proof she can even pay when sued in court.
After that happened, my friend who gave me landlording advice years before was spot on. He said when you're a landlord, just keep in mind you might get only 90% of rent as there's chance you'll get deadbeated at some point.
Also, try to get the monthly rent you charge to cover as much mortgage, taxes and all costs as possible. Try not to go into the whole as a cash flow crunch. I was in the hole maybe $100-200/mth so not s big deal, but I wouldnt' want to be $500/mth out of pocket every month.
If youre property costs ans cash flow rental income is a net positive, even better!
Make sure to buffer in cost of property tax as a monthly consideration cost since prop taxes paid are done in batches and not correlating with monthly rent. Not sure what SF is like but here where I live property taxes are spread out as 6 monthly payments.
Make sure your rental property has sufficient insurance plan, and ensure the tenant has their own insurance plan with proof. That should be part of the contract.
One thing is up to you is utilities. Cable and phone should be in their name. For stuff like water, heat, electricity, you can either make them do it, or you pay for it and jack up the rent. I decided to pay for water, heat and electricity as ultimately as landlord you'll have responsibility anyway if they bolt. There's chance they waste tons of utilities, but unlikely to move the needle so I'd take control of those.
But cable, internet and phone, thats on them 100%.
Make sure to keep all receipts for expenses. I've been audited before. No biggie. Just send them all proof of bills. Even small shit like buying cleaning supplies for $20 is deductible. Track them all and claim them all. And read up on US real estate law for claiming big stuff like property taxes, mortgage interest, lawyer fees etc..... what you can claim and cant.
It doesn't sound like you're a broke guy, so this probably wont make a difference but getting a tenant to start, and then in between tenants takes time. It might take month or more. Which means no rental income, but at that time you got two mortgages to pay off (assuming the investment property and home you live in arent 100% paid off). So during those down times, make sure to have money in the bank if money is tight and really depends on having a tenant there.