July 2014 Cash Flow Statement

by FI Fighter on September 8, 2014

in Cash Flow

Leverage

I’m behind on the Cash Flow Statements, and I apologize for that. Also, I need to get around to writing a trip report for each of the countries I visited during my vacation, so expect a lot of new updates soon!

The results are presented “as is” for each month. If something breaks and I need to spend money on repairs, those charges will show up as an expense for the corresponding property. If there are no issues, no expenses are reported. So, although I do set aside a portion of the net income for vacancy and maintenance reserves (which will inevitably happen), I don’t account for them in this report.

Here’s the report for July:

July_2014_Cash_Flow_Statement

Rental Property #1: Bay Area

Rental Property #1 has been, and continues to be a top performer. The current tenant still has another year to go on her lease, and is quickly approaching two year’s tenancy. That’s so awesome! I would love to keep her around, as things have been going really well so far. I was able to collect full rent, on time again this month.

Total cash flow for the month was $447.67.

Rental Property #2: Bay Area

Similar to Rental Property #1, this property also keeps on trucking along. I have a wonderful tenant here, and they continue to pay rent on time each month. I also would love to keep this tenant around for the long haul.

Total cash flow for the month was $344.76.

Rental Property #3: Chicago

The first floor tenant (market rate) is a gem, as she continues to pay on time without incident. No news to report here! She even paid a $25 late fee since rent arrived slightly later than usual this month. It isn’t my primary interest to collect late fees, but I do appreciate the fact that she takes the rules seriously. I’m not so cutthroat when it comes to landlording, so I’ll most likely return the favor by giving her a gift card at the end of the year. She is a great tenant, after all. I like to return respect with respect.

The second floor tenant (Section 8) chipped in $200 this month in rent. That was rather unexpected, since she is usually delinquent, so I’ll gladly take it. However, I was hit with $922 in attorney and legal fees this month. Ouch! That hurts a lot, I’m not going to lie… Nor will I even attempt to sugarcoat it! The fees were a consequence of my decision to start the eviction process and get a new tenant in the second unit. Enough was enough…

When running cash flow numbers, I originally budgeted 10% of monthly cash flow towards vacancy reserves. I will learn from this experience whether or not that percentage is adequate or not. My guess is that 10% is insufficient (especially for out-of-state investing in Cook County), and I’m anticipating the entire eviction costing me a lot more than that… More clarity (and answers) will come as I navigate through this eviction process.

My first negative cash flow month in Chicago!

Total cash flow this month for Chicago came out to be $32.31.

Rental Property #4: Indianapolis

Rental Property #4 has started to stabilize and I’ve been able to collect rent on a consistent basis again. Let’s hope the trend continues as I can only deal with so many headaches at any given time… So far, this new tenant seems to be quite good, as she has been paying on time without incident. I am crossing my fingers, moving forward.

Total cash flow this month for Indianapolis came out to be $518.18.

Rental Property #5: Chicago

The first floor tenant is Section 8, and her portion is only $110. Section 8 covers $1,098, or the majority of the rent. Finally, this tenant got her act together this month and started paying rent again! Unfortunately, this wasn’t on her own accord, but because of a legal document we sent her early in the month informing her of a pending eviction. The legal notice set me back $65, but it worked in getting her attention! She pitched in $480 in rent this month, so she’s just about caught up. There is still a minimal balance, but great progress was made this month, and I’ll take it.

The second floor tenants are market, and they are excellent. I collected rent on time and they even paid the $25 late fee. Similar to my market tenant in Rental Property #3, rent was collected this month, but it arrived after the 5th of the month, which is when the late fee automatically gets inputted into the online payment system.

After all expenses, total cash flow came out to be $1,499.94.

Summary

Total cash flow for July came out to be $2,778.27. I was unable to clear $3,000/month, which was expected since I’m battling an eviction right now in Chicago. This experience just further hammers home the importance of selecting the right tenants! I was fortunate to be able to surpass $2,000 this month (mostly due to delinquent tenants catching up on payments), but I am not taking these results lightly. Quite frankly, I need to stabilize the second floor unit of Rental Property #3… In the coming months, readers will see first hand how costly (and painful) an eviction in Chicago really is… I’m hoping for the best, but am definitely planning for the worst. Hopefully, brighter days lie ahead.

Fight on!

{ 12 comments… read them below or add one }

1 DoneByFortyNo Gravatar September 9, 2014 at 12:08 am

Great stuff, FI Fighter. It’s nice to see that even when you hit a bump in the road, you’re still way in the black.

Reply

2 FI FighterNo Gravatar September 9, 2014 at 8:57 am

DoneByForty,

Thanks! Yes, it’s a good thing I have other properties and diversification to help me navigate through these bumps… However, this is a good reminder about the nature of properties, in general… Evictions, repairs, etc. are expenses that are real and will always happen, eventually over time… So, it’s important to budget for them before they inevitably occur.

Take care!

Reply

3 Mr. FrugalwoodsNo Gravatar September 9, 2014 at 3:52 am

I know it would be painful to do, but have you considered tallying up what the eviction would cost and offering half that amount to the tenant to just leave? I know landlords who do this in areas where evictions can drag on for months/years.

It’s always depressing to hand money to someone who really doesn’t deserve it, but it can make good business sense.

Reply

4 FI FighterNo Gravatar September 9, 2014 at 9:01 am

Mr. Frugalwoods,

That’s a great suggestion, and something that I’ve heard a lot of landlords use… Unfortunately in this case, this tenant is “in the know” and I’m guessing a semi-pro at gaming the system. She has a tenant’s advocacy rights attorney who is already representing her…

I will learn more as the situation unfolds. From what I can tell, the tenant doesn’t believe she is doing anything wrong, even though her current balance is over $1000… Section 8 is a whole different world… I don’t know if logic/reason apply, sometimes…

Take care!

Reply

5 writing2realityNo Gravatar September 9, 2014 at 7:24 am

This is a prime example of the power of diversification, both in location and tenant quality. Even with improving your tenant selection process, you are dealing with lower income tenants who will likely require more expenditures and time to manage, so this diversification dilutes that risk. Here’s to hoping that August was better than July!

Reply

6 FI FighterNo Gravatar September 9, 2014 at 9:05 am

writing2reality,

Definitely, diversification is a must with real estate. The magnitude of this event is diluted since I own seven units in total, and have a few that are very stable. It helps weather this storm…

I believe the low income market is higher risk, higher reward… I guess somewhat similar to chasing MLPs that have very high yields… Alway good to have some Coca Cola, Procter and Gamble, Johnson and Johnson, etc. in the mix as well to balance the portfolio out.

All the best!

Reply

7 Dave @ The New York BudgetNo Gravatar September 9, 2014 at 1:42 pm

It’s nice that you are building a portfolio that can take a hit in a given month and still come out very positive. Once you build it a little more, you will have a bad month and STILL clear $3,000!

Reply

8 FI FighterNo Gravatar September 14, 2014 at 1:05 pm

Dave,

Yeah, it’s nice to have some diversification, as the other rentals can help lift each other up when there’s a bad month. I can’t wait for the day when I can generate $3000/month in passive income, even with issues!

All the best!

Reply

9 No Nonsense LandlordNo Gravatar September 10, 2014 at 4:01 pm

Evictions are never fun. And in CHI, they are a rascal. That’s why you need to be very careful with tenant selection. I had one tenant that cost me over $7K in legal expenses.

Reply

10 FI FighterNo Gravatar September 14, 2014 at 1:06 pm

Eric,

$7k sounds steep, but no way am I doubting that figure. I’m crossing my fingers and hoping this situation won’t end up costing me that much, or more…

Evictions are a pain and not cheap! This one is starting to burn quite a bit.

All the best!

Reply

11 Will @ FirstQuarterFinance.comNo Gravatar September 12, 2014 at 9:12 am

Sorry to hear about the pending eviction hassle. Sounds like you didn’t let it both you too much!

Thanks for posting these reports!

Reply

12 FI FighterNo Gravatar September 14, 2014 at 1:07 pm

Will,

You bet! I’m doing my best to navigate through this mess and hopefully secure a better tenant moving forward. Don’t want to encounter this again…

Cheers!

Reply

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