Rachael Jones

@SimpleCRE Thank you!

@clover_cap A freshly redone and striped parking lot is a thing of beauty. Congratulations!

Took 2 years, but finally got the parking lot paved! Have you ever seen anything so beautiful? 🥰

@RussellLowery10 @moseskagan More friendly regulations & lots of nice places to live?

@clover_cap @moseskagan The South certainly has its charms, but there is a reason the dirt is cheap.

Math

@moseskagan @RussellLowery10 Whew, for the cost of the lot there I can build a fantastic new home here The South certainly has its perks

Yes, that's why you mostly don't see them built anymore, except where land is very plentiful / cheap Consider: Houses selling for $600 / sq ft, cost $250 / sq ft to build, land is $300k Numbers for 1200 sq ft starter: 250 x 1200 = $300k to build, $300k for land, all in $600k, sell for $600 x 1200 = $720k, so $120k profit Numbers for 3000 sq ft move-up: 250 x 3000 = $750k to build, $300k for land, all in $1.05MM, sell for $1.8MM, so $750k profit ~Same amount of work... which do you build?

@molzer Best NOI on a bus stop I’ve ever seen!

All in for $8.2M with stablized NOI projections around $810k/yr... Not too shabby! Now let's execute

@PinkPoloShorts DNA dog testing - for those that want to get down and dirty so they can fine the offenders’ owners appropriately pooprints.com

Genuinely afraid to ask what this is in the T12

@molzer So excited for this!

Episode 2 of converting this bus into the bus bus stop!

I'm running numbers and diving into building new SFHs on a couple vacant lots that came with a property The most surprising thing is the numbers actually seem to work (Fingers crossed I didn't just jinx it)

One of the hardest things to do in PM is lower rents when the market is tough It feels like failure, to you & the owner Worse is getting $0 every day it sits vacant Don't let fear of failure keep you from making the hard choices Then adjust the term so next year it's in prime time!

@CarolWalshReal1 Preach

Currently having to take this OSHA safety course and I object to minimum time requirements. Some of us are actually fast readers and don't need another 25 minutes in this section...

@moseskagan @Stealx @Dirtdog @MFRE_Shenanigan @aussieflya My favorite cross-country trip. Top talent, honest conversations, and great food It’s led to partnerships that wouldn’t otherwise exist Thank you for hosting us!

So many returnees already booked for Reconvene '26 (Oct 6-8, 2026, SoCal) Thanks to the following people (who agreed to have their attendance publicized): @clover_cap @Stealx @Dirtdog @MFRE_Shenanigan @aussieflya Prior year attendees should have an email from me with the link to purchase a ticket. Haven't come before, but want to? Add your name to this list and we'll email you on or about Dec 2 with purchase info: reconvene.com/waitlist

@GGosselink Interesting that it worked! The post office is pretty particular where we are. If we buy it I'll try just adding a mailbox labeled that way and see what happens.

@clover_cap in the 90s, I lived in a duplex that had been converted from a SFH. Bottom floor was “123 Main St.” My apartment on 2nd fl was “123 1/2 Main St.” Mailboxes were labeled that way and that’s how I gave my address to everyone who needed it.

Never see a half unit before No one seems to know how they get mail

I was today years old when I first leveraged an escalating liquidated damages clause to get my project priority when workers suddenly became scarce Trust *and* have a good contract just in case Boarder Patrol raids your city

@StumpGuyTy That is super sweet.

- $60k in revenue in 2.5 months - Have done a crazy amount of weddings, farmers markets, events, and pop ups. - Are now a chosen vendor for BYU Football and Men’s Basketball (A personal dream come true.) - Been featured on the local news. 3/5

BIG NEWS! I’m still out here grinding stumps. I will always be proud to be “The Stump Guy.” But I’m also the co-owner of something new: Amelia’s Swedish Candy. The first ever Swedish Candy Truck. 1/5

My favorite definition of maturity. I share it with every new graduate I meet. “To be able to stick with a job until it is finished; to do one’s duty without being supervised; to be able to carry money without spending it; and to be able to carry an injustice without wanting to get even.”

Countertops & doors! I couldn’t stop grinning seeing it come together

@MultifamilyMad Is the kitchen backsplash out of scope? Or just not installed yet?

BEFORE & AFTER This is the 54-unit complex I bought in late September. All units are identical and all units are being upgraded like this as they become vacant. Before rent: $770 After rent: $1,600 Renovation cost $15,000 66% return on renovation Do this to just half the units and add $268,920 to the annual income. Divide that by an 8% cap that’s $3,361,500 in added asset value with $405k in Reno cost. I’ll trade $405k for $3.36M all day. Also providing a significantly nicer place for someone to live in and an overall better community. Renovation breakdown coming shortly.

@MultifamilyMad Interesting, I agree on the disposals but have found I get higher rent with dishwashers. Enough to warrant the added maintence anyway

@clover_cap No dishwasher and no garbage disposals…maintenance nightmare