[birmingplumb]

Thanks for responses. I really want to get something there but the question begged to be asked as no room for error at my age. Motown God bless all posters here!

[birmingplumb]

All Republicans and non union skilled trades. (My bread and butter) If you can live with that, it is 2nd largest area. Ann Arbor home of the Wolverines of Michigan yet 30 miles west of Detroit is the only suburb that has been unaffected by any depression due to hundreds of millions spent upgrading U of M and high tech growth around university. Add to it all the pipefitters work year round and it is Ann Arbor and its new high school with a Mcdonalds in it and quality of life not Grand Rapids. Why Grand Rapids? There are many areas in western Michigan close to Lake Michigan that are much prettier ( hills ect) such as Traverse City that seem to be where I would want to raise a family. Investing though is always “what does the next guy want so I can get rid of this when I need to, not what looks good or what spouse wants” .( 3bed room sfr with back yard for Little Johnny, in blue ribbon school district for 1k a month.)Not sure about Grand Rapids,just sure about 3 areas mentioned and I have 3 rentals all blue ribbon schools , all over 250k when bought. There is a area a co-worker invests heavily in-Chesterfield, Mi. Condos-1200 sf for 25k to 30k—puts 10k in each (granite cabinets ect and rents above 800 mo average (gets 950-1000. These are near i-94 . He has 5 and claims over 20 % plus return in area 30 miles north but east as well. No crime in Lake Orion as per comment , just ordinary crime. Like any suburb. Motown

[birmingplumb]

update. 3rd applicant. Had 595k mortgage he did short on in 08. He is business owner, claims 100k. No stubs provided. He sent credit report showing several loans written off by bank, largest 67k. He owes 4k and late since 2011. When asked for reference from landlord he balked, says does not want to clue in present landlord he is leaving. Called bluff and asked for copy of lease as white pages .com shows his parents at same address he provided and claims he leases. No response 2 days.
So a pattern in Detroit and probably elsewhere not talked about by Piggs in Hot San Diego market has developed . A large pool of renters who still like the standard of living they are used to, with bad credit, with large bank accounts from not paying any bills or mortgages for 2 yrs is in need of prime housing for rent. Keeping little Johnny in his same school could be key. I have a call into a top lawyer to explore how to capitalize on this trend. If they can sell cars using “Bankruptcy OK” in adds, we can do same with houses and with right lease and right lawyer protecting us (and insurance) May have stumbled upon something. There is a pool, a very large pool of people with a great sum of cash, waiting for 5 or 7 yr time limit on credit reporting to expire, who need to rent and they do not want starter condo’s. How do we make a million off of these guys before the 5 yrs is up?Motown

[birmingplumb]

Again I am amazed at your knowledge and insight. I will check them all using your information. Thanks and God Bless You! Mike

[birmingplumb]

I would gain zero financially. I might feel better. Maybe. Thank you for putting this in proper perspective. God bless you for responding and God Bless all the members of this forum. Motown

[birmingplumb]

I probably am insane. But just sometime. No permit required in Michigan to open drain or California.

But the point was missed here based on the responses so far. You have to pull a permit to do plumbing. Many cities knock on your door when a water heater is put to the curb to check permit.
They (anybody with power and influence) do not.

If Plumbing license carrier of a family business died in California (I discovered after studying for Plumbing C-36) California had enough sense to allow any family member to sit for the test waiving even experience as I read it but in any case California is very lenient on this.

The washer example was just to make a point about disease.I do not need to protect “Plumbing” work as we get to “fix” what the homeowner is talked into installing then the damage caused as well.

“Is there a house for sale in San Diego that has permits?
My last answer comes to mind only after reading some of the replys and it is the same answer given to me from Rubin Montehanio, a 42 year old Mexican welder I met in 1984 while we both welded on your San Onefre Nuclear Station and I will quote: “Hey Rubin, why do you live in Tijuana Mexico, drive 100 miles home every day, you make good money don’t you?(7-12’s @29 dollars per)
“You gotta be dogfu..ing me man, are you insane? too many cookoo’s in this state. Motown

[birmingplumb]

Great point on the HVAC 2 yr program (I took same classes in 1990 as a backup to plumbing). Refrigeration is the way to go,you have great insight/vision.
Current California Law states “no permit required for any repair work done on a single family residence, even plumbing, if repair is under $500.” or words to that effect. Change that law.
What is the difference between installing a water heater (permit,plumbers c-36 license required by law) and changing a washer on a faucet ( no permit, no license required) when in reality, both tasks require a breech of the potable water supply system. (opens the system to possible contamination). So why then is it allowed?
Many have died due to no inspection, no permit & sloppy work-9 members of a single family in Texas come to mind when a kid hit the water heater power vent pipe down basement with a football and the “power vented water heater’s fan caused carbon monoxide to spill taking 9 lives.(No screws [3 required]on each vent pipe joint) So codes do not need new reasons, just concerned citizens holding code offical’s accountable-laws are there.
Glad to discuss this, great things begin with a discussion.Motown

[birmingplumb]

Permits: Depends who you are.
While sitting in a courtroom 1/2 hour before court began in Troy Michigan (waiting for my recently diagnosed with mental illness (bi-polar schizoeffective disorder) oldest son to be led in for sentencing for dwi), a woman entered the courtroom and sat in my row near the center. 5 minutes later, a third person (her husband)entered, walked up to her and said “hold my wallet, there is 3000 dollars you will be fine”. She took the wallet and started to cry.
His case was called first. As if God was sending me a message thru what was about to play out before this Plumbers eyes. “You are charged with performing plumbing without a permit in Clawson Michigan,second offense-what say you” Judge to guy as wife openly sobbs. “Guilty with explanation”- guy said—-” My Dad died 9 months ago and since that time I have been frantically searching for a master plumber to sign and pull permits but it is very difficult to find someone I can trust-I have been taking classes and think I can pass test now.” Guy said.
“You are here again after we caught you before” Then the guy told the real truth. “We are a drain /sewer cleaning company for 35 years my dad started. I never went for my plumbing license like him, I just cleaned drains and he pulled permits when we found we had to replace a root infested sewer, we provide a fair price to good people, have never had a complaint agaist us that we did not correct to customers satisfaction, and basically just help people for a very low price of about 3k when we have to dig 10ft deep trench from house to street and put in a new plastic 4 inch sewer(risking our lives without proper shoring to save homeowner money). We have many happy customers and we are not hurting anybody, I am sorry my father died but I have a family to feed.” She sobbs. They lead in my son. He is acting weird and starring at me. The judge” 90 days in Oakland county jail, credit for 35 days served.”
Meanwhile the Big 3 plant I work at has 10,000 OSHA violations, was built without any permits and despite my letters, grievances and outrage-continues to produce cars all in the name of saving the middle class.
So prosecutor discretion ala Janet Napalitano and the “dream act”is all I can think of.

When any city or government entity, refuses to obey the Law (and believe me you have a Plumbing and Building law,as I just passed your California exam and hold a license (c-36) to Plumb in California, realize that some lobbying group benefits more than the lost permit fees the people of San Diego lose.and Many cities require a inspection prior a sale- which is being supported by building trades and contractors to drum up some work for the needy laid off soon to be homeless tradesmen no longer afforded in this “race to the bottom”.
Step 1 to create change in a policy is to build a fire under the politician. This battle needs to be taken up by the Building Trades Unions in San Diego and Southern California.
Step 2 Find a labor friendly prosecutor to allow a “sting” operation and arrest any non licensed worker who cuts a pipe or pulls a wire .
Step 3 Cause to have the “35 arrested in sting operation, homeowners being protected” new San Diego prosecutor means business in headlines
Step 4 Hire a contractor to start policing companies and visit commercial then residential buildings to pull inspections, check for permits, issue citations and become self supporting.
Then you might have something worth being called “Made in USA” but a remedy is possible- hope this helps understand why-need help on plan-Motown

Motown

[birmingplumb]

Married daughter and oldest son in San Diego (1 year) and living where Bearishgurl recommended (92117 and 41st/University. Owe a lot to this forum. May retire or semi retire there. Got c-36 plumbing contractor license just in case “Laguna Beach Mechanical” is name if I do.
I know downtown Detroit like the back of my hand and can tell you Birmingham, Birmingham, Birmingham. Old money was on the water close to town (Grosse Points)from 1900 to 1990
Then in the 50’s it was Birmingham-still is. New “best area” Oakland Township-30 miles north of Downtown and just north of Rochester. Downtown started a “warehouse district” 7 yrs ago before the bubble. Politicians and power czars were buying up Detroit riverfront property hoping for a killing. All went bust. Crime is still issue and Detroit is laying off police and using state money to police city. My wife commented while visiting kids in San Diego last year, which answers the question you ask. While driving to eat downtown and seeing all the people at night,she said “It is so beautiful to be in a vibrant alive downtown for a change” So no, not yet, maybe in 20 years.(I work downtown at Chrysler Jefferson, the only car left “made in Detroit”)

[birmingplumb]

Like anyone is going to let you take a drill to their house before you buy.

Hand drill, pocket knife, corkscrew….you don’t tell them, but if the wood is soft it is rotted

[birmingplumb]

That’s exactly what I thought it meant. So all of these pendings and contingents on redfin should not discourage some young couple from using data free and automatically sent to them via redfin from making a offer a little more than the new price. I know realtors are not supposed to tell us the “offer price” yet this seems like a great tool to use to figure out what the offer is without them actually disclosing it.( their way of getting around the rule? slick slick) Just set up automatic alerts on redfin on any given area and walah, a change notice appears in your e mail. Lets not all forget how most here say its a zoo out there with multiple offers. So crazy some are sitting it out. Looks like a lot of the houses i am seeing are being flipped after 1 year or less.

[birmingplumb]

UPDATE- The owner returned from golf and spoke with wife and called me. It appears the tenant told him he was saving his rent for August , past due to the present landlord, for me so he can move August 1, the end of lease. I told the landlord I was given a Aug 15 start date on offer and it looks like guy is using his whole 1-1/2 month sec deposit, and where will he go from Aug 1-15 if he is being truthful if I were to say yes? Gave the guy my attorney. God bless all here. Motown

[birmingplumb]

Just called realtor. Told him story. Told him without letter – no deal-period. Then he asked if I take dogs because he has had other calls. God bless all here. Motown
p.s There are still properties in north suburbs for sale sfr for 40 to 50k that are great blue ribbon schools and rent for 1000-1250 per month. Type in “Lake Orion Mi, to see geographic area.

[birmingplumb]

Guy is mail carrier 16 yrs, 52k per year 58k with overtime, wife just got full time at 28k as per letter from employer. I can ask my “tom cruise” lawyer to draft a special lease tailored to this Guy. He was late 3 weeks all the time @1900 per month but did pay up with late fee according to landlords wife. But it is the deceitfulness that I find here that leads me to keep quiet about what I found out and insist on a letter signed by the owner. Then , if it is true that he was late, they should go away quietly or they could send the new letter. They won’t due to wife of owner statement on always late. The wild card is the human element, we have his innocent 15 year old daughter probably attending high school in a safe upscale (Detroit Lions, Pistons , ect live nearby )North suburban neighborhood and the Dad is pulling out all stops to ensure it happens even fraud. I am asking 2.2k and they offered 2k subject approval. My heart wants to help but my mind and helpers here seem to say move on. I will also pray about this and wait until tomorrow. God bless this forum and it’s members. Motown

[birmingplumb]

I love this forum and proud to have started this thread. God Bless the honest, caring and hard working and deep thinking and willing to discuss anything people of this forum, and God bless California, San Diego and it leaders.Motown

[Author]

Posts