[quote=carlsbadworker]Yes, Blackstone is not a dummy but there are mom-and-pop investors who think otherwise. I don’t think this is because of they “add the most value with the least cost and downtime and extract the most profit.” Many long-time mom-and-pop investors can do that as well and they know the local market better. But I think this is because Blackstone seems to be buying a segment of rental property market that is not the traditional “rental property” material. Like the other thread on “nightmare renting to people in a low income area”, mom-and-pop investors seem to focus on the traditional aspects of valuing a property, such as cap rate, gross rent multiplier, etc.
From what I read, the hedge funds have slightly different focus to avoid competition. They focus on bigger property (3000sqft rather than 1200 sqft), somewhat nicer property, and perhaps in somewhat nicer neighborhood. They are buying those houses that mom-and-pop investors would say “there is no way I can make the number work” but at the same time, those are also below replacement costs or 50%+ off properties. So clearly, hedge funds are thinking about their exit strategy few years from now when new constructions will start again and housing market again is healthy, while mom-and-pop investors typically don’t. They will be happy to labor hard to earn the yearly rents.
Maybe when everything settled down few years from now and we look back in history, they may be able to teach us something. Of course, mom-and-pop investors probably still lack the ability to analyze the potential appreciation yield, the economics of scale to execute, and have different investment motive.
But then again, there is also the possibility that the hedge funds really lack the experience of buying rental properties so they may be foolish in the end. I don’t bet on it though.[/quote]
I just looked at their site and their short “buy to let” video. They are only buying SFR’s (1-4 units?) and plan on renting them all.
They state they will spend an average of 10% of each SFR’s cost on rehab, using the local tradepeople of the area. That is a lot of money, IMHO, and will employ competent tradespeople who haven’t held steady jobs in years. They claim their main investors will be “pensioners.”
I think their success will lie in VERY professional property mgmt. Due to VERY low MIR’s today, their main audience will undoubtedly be the BK’d, the credit-challenged, recently foreclosed upon and recent short sellers. This could prove to be a hard audience to pander to if they haven’t learned their lessons and altered their spending habits which got them into the situation they are now in. As Blackstone starts working in these distressed markets and starts leasing, I’d like to see the amounts of individual damage and security deposits they take and profiles of actual tenants. And, of course, their PM companies in every jurisdiction need an efficient local UD law firm on retainer.
As a soon-to-be “pensioner,” I’d like to see their initial returns in this endeavor. I agree that what they plan to do will eventually lift all (housing) boats. There are a lot of people like me who believe in the “buy and hold” strategy but carpal tunnel and other joint issues preclude us from working on our own “flipper project” or “rehab for rental” project.
Not sure if they have entered into any CA distressed markets yet or even plan to.
If “Fannie” is the main seller to Blackstone, this thread belongs within my earlier thread (below) but I was apparently asleep at the switch :=]
