SFH vs. APTS- 1 THING
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SFH vs. APTS- 1 THING (by NED [AL]) Jan 16, 2022 4:18 PM
       SFH vs. APTS- 1 THING (by plenty [MO]) Jan 16, 2022 4:21 PM
       SFH vs. APTS- 1 THING (by Bonanza [NC]) Jan 16, 2022 4:31 PM
       SFH vs. APTS- 1 THING (by zero [IN]) Jan 16, 2022 4:36 PM
       SFH vs. APTS- 1 THING (by small potatoes [NY]) Jan 16, 2022 4:42 PM
       SFH vs. APTS- 1 THING (by Robert,OntarioCanada [ON]) Jan 16, 2022 5:29 PM
       SFH vs. APTS- 1 THING (by melinda [MD]) Jan 16, 2022 5:49 PM
       SFH vs. APTS- 1 THING (by don [PA]) Jan 16, 2022 6:12 PM
       SFH vs. APTS- 1 THING (by Robert J [CA]) Jan 16, 2022 6:13 PM
       SFH vs. APTS- 1 THING (by don [PA]) Jan 16, 2022 6:14 PM
       SFH vs. APTS- 1 THING (by T [IN]) Jan 16, 2022 6:30 PM
       SFH vs. APTS- 1 THING (by Ray-N-Pa [PA]) Jan 16, 2022 6:39 PM
       SFH vs. APTS- 1 THING (by Deanna [TX]) Jan 16, 2022 6:46 PM
       SFH vs. APTS- 1 THING (by Busy [WI]) Jan 16, 2022 6:51 PM
       SFH vs. APTS- 1 THING (by dino [CA]) Jan 16, 2022 7:55 PM
       SFH vs. APTS- 1 THING (by GKARL [PA]) Jan 16, 2022 9:06 PM
       SFH vs. APTS- 1 THING (by Ned [AL]) Jan 16, 2022 9:23 PM
       SFH vs. APTS- 1 THING (by Steve [MA]) Jan 16, 2022 10:02 PM
       SFH vs. APTS- 1 THING (by DJ [VA]) Jan 16, 2022 10:18 PM
       SFH vs. APTS- 1 THING (by Robert,OntarioCanada [ON]) Jan 17, 2022 3:18 AM
       SFH vs. APTS- 1 THING (by Jim in O C [CA]) Jan 17, 2022 4:29 AM
       SFH vs. APTS- 1 THING (by myob [GA]) Jan 17, 2022 7:09 AM
       SFH vs. APTS- 1 THING (by Robin [WI]) Jan 17, 2022 8:47 AM
       SFH vs. APTS- 1 THING (by Wilma [PA]) Jan 17, 2022 3:49 PM
       SFH vs. APTS- 1 THING (by Chris [CT]) Jan 18, 2022 10:47 AM
       SFH vs. APTS- 1 THING (by Peter [WI]) Jan 18, 2022 11:04 AM
       SFH vs. APTS- 1 THING (by Nicole [PA]) Jan 24, 2022 10:29 AM


SFH vs. APTS- 1 THING (by NED [AL]) Posted on: Jan 16, 2022 4:18 PM
Message:

APTs. vs SFH-

If you had to pick ONE thing that makes you prefer one over the other...what would it be.

I prefer investing in SFH for many reasons...but one of the top reasons would be PEST CONTROL.

All it takes is 1 slob in an apt complex to create pest issues for many.

--70.92.xx.xx




SFH vs. APTS- 1 THING (by plenty [MO]) Posted on: Jan 16, 2022 4:21 PM
Message:

SFH vs. Apartments.

Single family, no shared walls. --172.58.xxx.xxx




SFH vs. APTS- 1 THING (by Bonanza [NC]) Posted on: Jan 16, 2022 4:31 PM
Message:

SFH I hate mowing the yards at a duplex

(but you do whatever makes you money) --65.188.xxx.xxx




SFH vs. APTS- 1 THING (by zero [IN]) Posted on: Jan 16, 2022 4:36 PM
Message:

I make more money on my duplexes, but prefer the SFH's.

Mainly because of neighborly disputes and when I go to some of my dupes they are multi homes in the same area so seems everyone comes out of the woodwork to bend my ear.

That's why I hire the mowing done at the duplexes. --107.147.xx.xxx




SFH vs. APTS- 1 THING (by small potatoes [NY]) Posted on: Jan 16, 2022 4:42 PM
Message:

I have not had any SFH, but I love the cash flow of a multi unit building. Even with one unit empty it's generating positive cash flow. I have had an empty apt for over 90 days in my 4 family and double ditto that. When NYS passes the good cause eviction restrictions, it will force me to be even pickier than I am now with selection.

As far as pest control, in my municipality the LL is still responsible for BB mitigation, so SFH has no upside there.

I hate mowing too, so I have it done for me. When it is done well it makes the residents feel like they have an amenity. It is tough to balance the timing when you farm it out, as previously discussed here. --24.194.xxx.xx




SFH vs. APTS- 1 THING (by Robert,OntarioCanada [ON]) Posted on: Jan 16, 2022 5:29 PM
Message:

Pest control is a integrated approach where spray foam all the openings in walls and floors. Sealing up all the cracks in baseboards along with clearing up any infestation ASAP. Here it is not worthwhile as the price of a basic single family house is three quarters to a million dollars where market rent will not break even. Multi residential also fire protection which is going to a central fire alarm system, self closures on suites along with controlled entrance. Since paying a lot lower for unit can buy more. As result of having everything under one roof the cost of replacing a roof is less. Never thought of negatives where owning multi residential is the most profitable. Once a hundred per cent equity then can easily retire then live off investments. Management is the key to continue to reduce operating costs. --99.236.xxx.xxx




SFH vs. APTS- 1 THING (by melinda [MD]) Posted on: Jan 16, 2022 5:49 PM
Message:

There are not many multiple units for sale in my neck of the woods. We prefer single family. Many more buyers around here for single family homes or townhouses. --24.233.xxx.xx




SFH vs. APTS- 1 THING (by don [PA]) Posted on: Jan 16, 2022 6:12 PM
Message:

Plenty--The SFHs that I have DO have shared walls. Called row houses. At least the walls are 8" of brick, though. --73.141.xxx.xxx




SFH vs. APTS- 1 THING (by Robert J [CA]) Posted on: Jan 16, 2022 6:13 PM
Message:

My first venture into the world of rentals was single family homes. Why? Because little young me at 18, 19 and 20 could get loans with a 20% down payment. Also I had a realtor who sold me 7 homes and managed them for free for the first 2 years.

But with apartment you have many tenants in one area. You keep a storage area on site and keep some tools handy and you're good to go.

There is a saying, "Take care of your apartments for 10 years and then they will take care of you for the rest of your life". Meaning you have to pour time, energy, management, repairs and upgrades to all of the units, common areas and landscaping for the first 10 years and get the low paying tenants out and replace them with market rate tenants. Apartments are for INCOME.

While single family homes are mainly for appreciation.

I have both, lots of both and some commercial, retail, strip malls, etc. It takes 1 week to find a stellar apartment tenant. It takes around 2 to 3 weeks to rent a house. It may take up to one year to rent out retail..

--47.155.xx.xxx




SFH vs. APTS- 1 THING (by don [PA]) Posted on: Jan 16, 2022 6:14 PM
Message:

One thing I like about SFHs is that I don't have a bunch of tenants treating me like a dad who has to deal with kids complaining ans tattling on each other. However, by buying row houses next to each other I still have to deal with it! --73.141.xxx.xxx




SFH vs. APTS- 1 THING (by T [IN]) Posted on: Jan 16, 2022 6:30 PM
Message:

I'll take an apt building anyday of the week. One that was designed as an apt building. Not a big house chopped up.

Apts are for cash flow... houses for apprection (you hope). --76.77.xxx.xxx




SFH vs. APTS- 1 THING (by Ray-N-Pa [PA]) Posted on: Jan 16, 2022 6:39 PM
Message:

A lot easier to get a property manager when they are only dealing with one roof.

But then again, it is nice to peel off a property or two when they are singles.

Which one do I prefer - YEPPPPPP --24.101.xxx.xxx




SFH vs. APTS- 1 THING (by Deanna [TX]) Posted on: Jan 16, 2022 6:46 PM
Message:

I like the isolation of SFH's. Anyone who's had a fire, or bedbugs, or trashy people, or not-paying people, or complaining people, or some other kind of drama-- it's isolated in a sfh and doesn't affect 10, 20, 30, 40 other units elsewhere. But if you have a fire, bedbugs, or drama in an apartment, it is contagious, and may effect some or all units. Whereas if I get a minor or major disaster, yes, it's a disaster--- but I only have to deal with one. --137.118.xx.xxx




SFH vs. APTS- 1 THING (by Busy [WI]) Posted on: Jan 16, 2022 6:51 PM
Message:

Fear of heights! Nope, nope, nope.

I put the thought of owning the duplexes in my area, and immediately that popped into my mind! I wouldn't want to do any condos, townhouses, or row houses either. My one house that sits close to its neighbors, with ally in back is close enough, thank you. That I can make the yards very attractive retreats for my tenants helps keep longer term tenants, which I prefer. ALL of my tenants have mentioned wanting the privacy, separation from neighbors, and love the pretty yards i do. Though, I know there are people who love to live near a mix of people, don't mind shared walls, shared yards.

So, heights first, separation from neighbors second for me. My tiny sfhs are a good fit for me 650-750 square feet, one, nice, short story, with basement and yard. Detached garages. I can add fences or landscaping for privacy, but heights? I do not do heights! --70.92.xxx.xxx




SFH vs. APTS- 1 THING (by dino [CA]) Posted on: Jan 16, 2022 7:55 PM
Message:

I've done multi-unit properties for about 35 years. Much more opportunity for higher return when you have long-term low-rent tenants that move on. Also exit strategy might include development or sale to developer since zoning will provide more options.

If you can learn to avoid the pitfalls which I was fortunate to do before purchasing first apartment building, you can do well. Also I believe there is a real possibility of finding a property someone is highly motivated to sell if I am willing to deal with whatever problems exist whether it's rent control or whatever. SFH often exempt from rent control so owner doesn't have that hassle to motivate a below market sale to me. I always looked to solve other owner's legal and rent control problems if I could find a deal good enough to buy.

Despite all of above, I've changed my mind and would choose SFH today.

Why? Probably 3 issues.

The first is that I no longer have as strong a profit motive as I did when I began.

The second reason is something you have already heard from others above. I just no longer even want to hear about problems between tenants or complaints about why one tenant got a new refrigerator but I only had their refrigerator repaired. It has required more patience than I am willing to continue displaying.

The third reason is even though rent control has been a profitable environment for me, the simple act of being able to end the tenancy of a problem tenant in a SFH that has no rent control and no just cause eviction requirement is something I have come to envy.

--76.171.xxx.xxx




SFH vs. APTS- 1 THING (by GKARL [PA]) Posted on: Jan 16, 2022 9:06 PM
Message:

I prefer MFH for the cash flow. I also like the idea of forcing appreciation with managing better. I got started late with this and doing MFH allowed me to scale quickly. I couldn't have scaled as quickly if I did single family housing only. With MFH, you don't have to own as many units to achieve cash flow targets. To be honest, I've not had a lot of tenants fighting and complaining about each other. --209.122.xx.xxx




SFH vs. APTS- 1 THING (by Ned [AL]) Posted on: Jan 16, 2022 9:23 PM
Message:

I don't have a ton of "fighting"... but with a 28 all 1 BR complex...even with good screening... seems like I always get one or two that turn bad... that bring in foot traffic and loitering...

AND it seems like at any given time, I've got at least (1) who is unclean enough to attract roaches. --70.92.xx.xx




SFH vs. APTS- 1 THING (by Steve [MA]) Posted on: Jan 16, 2022 10:02 PM
Message:

I've always gotten the best return on my investment with 2-4 unit buildings. SFD in my area are way too expensive to get much if any sort of positive cashflow on. --71.174.xx.xxx




SFH vs. APTS- 1 THING (by DJ [VA]) Posted on: Jan 16, 2022 10:18 PM
Message:

Single-family detached house.

Higher quality residents = Less stress

(in addition to other good reasons already stated)

And:

I wouldn't buy a property that won't cash flow.

It's not all about appreciation - that's more speculation than investment --68.229.xxx.xxx




SFH vs. APTS- 1 THING (by Robert,OntarioCanada [ON]) Posted on: Jan 17, 2022 3:18 AM
Message:

A controlled entrance is essential for multi residential building along with security cameras as this keeps the low life and criminals out. Drug dealers avoid buildings with security cameras. Here when it is extremely cold some of homeless will enter the building then lie in the bottom of stairwells. It takes a owner to run a tight ship where problem tenants are out. If buildings has a central fire alarm, controlled entrance and security cameras the insurance rates are lower. Prefer concrete or poured concrete construction as in the event of a fire will only lose one suite. Roaches get on it right away where integrated pest control. Three elements for survival of roaches are food, water and warm place to live where if put anything out tonight the roaches will run for it. Chalking up cracks in baseboards, kitchen cupboards along insulation spray foam in holes in walls and floors so they stay in that area. --99.236.xxx.xxx




SFH vs. APTS- 1 THING (by Jim in O C [CA]) Posted on: Jan 17, 2022 4:29 AM
Message:

I like A- B+ and B single family homes. I have teachers, engineers, nurses, managers, bank managers and higher pay scale renters. During Covid I have not lost a penny. In 51 years I have only evicted 3 tenants.

I stay away from lawyers, para legals, legal Secretaries and even the mail delivery person. They are a problem I donít need. --99.23.xxx.x




SFH vs. APTS- 1 THING (by myob [GA]) Posted on: Jan 17, 2022 7:09 AM
Message:

in 1986 when I first started thinking about rentals. My better half and I sat down and talked about it. We took a course here in Atlanta from a disciple of Al Loweey. After that 3 days course in the Waverly hotel my wife said she wanted to move ahead and do it. With one stipulation. NO APARTMENTS! only SFH's.

With SFH's we continually re-fi'd so the equity was always working for us. No we couldn't refi at 90 or 95% but the appreciation allowed us to re-fi 2 or three times over the 30 yrs we've been doing this. I don't believe apt's or quads or duplex would have allowed that. You may accumulate 5 or 6 duplexs-- but with what we were doing we got up to over 80 SFH's.

By concentrating on SFH's or even multi family the key in my mind-- when you find what you do best- get better -- get better at it then any other investment. When you go off the path-- well you can get lost. We've seen that here at this site many times! --99.103.xxx.xxx




SFH vs. APTS- 1 THING (by Robin [WI]) Posted on: Jan 17, 2022 8:47 AM
Message:

They pay all utilities, even water! --104.230.xxx.xx




SFH vs. APTS- 1 THING (by Wilma [PA]) Posted on: Jan 17, 2022 3:49 PM
Message:

New abbreviation - SFDH (I didn't realize that row/townhouses were considered as SFHs.

SFDHs for me - no neighbor drama, better pest control, higher rents. Also a better clientele, at least in my area. --98.115.xxx.xxx




SFH vs. APTS- 1 THING (by Chris [CT]) Posted on: Jan 18, 2022 10:47 AM
Message:

Houses are to expensive in my area for what you can rent them for, multi family makes a lot more sense.

Depends on your market. --24.45.xxx.xxx




SFH vs. APTS- 1 THING (by Peter [WI]) Posted on: Jan 18, 2022 11:04 AM
Message:

SFR's for me. No complaining about neighbors, tenants pay the water/sewer/municipal services bill, and tenants stay longer. --174.102.xxx.x




SFH vs. APTS- 1 THING (by Nicole [PA]) Posted on: Jan 24, 2022 10:29 AM
Message:

multi family for cash flow. As mentioned above, pest control is an issue. Bedbugs do not respect boundaries. However, in a row house, they also don't respect deed descriptions. Downside for selling is investors won't pay what you want them to pay. Young folks buying a 2 unit to live in one and then upgrade to a forever type home for themselves in several years seems to be a nonexistent concept in today's world.

Single family for appreciation and ease of selling due to larger buyer pool. --98.237.xxx.xx





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