November 2013 Cash Flow Statement

Leverage

The Cash Flow Statement is my favorite update of the month! This is the post I most look forward to writing each month, since the results validate all the hard work I’m putting in. You can’t fake it, twist it, or lie about it… the results are what they are…The plan is either working, or not!

This month, we introduce Rental Property #4 into the fold, as this marks the first month I started collecting income for it. Since closing finalized on November 12, the rent for this month was prorated. The other properties are all still occupied and renting out as normal.

Let’s get to the results:

November_2013_Cash_Flow

Rental Property #1

Rental Property #1 is performing as expected. I was able to collect rent on time this month, with no additional issues or surprises. The first installment of property taxes were paid last month. The second installment isn’t due until the end of April, so I’ll probably get to that payment sometime after Rental Property #5 closes. I’m probably going to need the extra funds to get through underwriting, otherwise my preference would have been to pay off all the property taxes in one go.

Rental Property #2

I paid the first installment of property taxes for Rental Property #2 this month. This property is continuing to perform with no news to report this month. That’s always music to my ears! Similar to Rental Property #1, the second installment of property taxes will be paid after Rental Property #5 closes. I need to hold onto as much cash as possible until I get through closing again!

Rental Property #3

Just when I thought I had all the kinks resolved, we go through yet another month in which tenant #2 misses a payment! This is starting to become the norm, which is unfortunate, and something that the property manager and I will need to get resolved ASAP. As mentioned in last month’s report, tenant #2 recently lost her job and had to petition with Section 8 to get her monthly rent reduced. Section 8 approved the request, and has been covering 92% of the monthly rent (since September), or $1064. The tenant is only responsible for $94, but still missed this payment. The last I heard, my property manager has an upcoming phone call with the tenant to go over her situation. It would be a shame if she had to be evicted, because losing that wonderful Section 8 voucher would be a huge blow for her own personal situation.

Tenant #1 continues to pay on time, and I have not had a single issue with her. She’s been terrific, and I was able to collect her portion of the rent, $950.

Total rent collected was $2014. Even with the missed rent from tenant #2, the property still cash flowed $871.13. Looking at the big picture, it was still a very successful month, overall. This is why I’m willing to be a bit more patient with this situation, and why I’m not jumping the gun to start an eviction.

Rental Property #4

Rental Property #4 is now leased for 2 years at $1075/month. Since closing didn’t finalize until November 12, I was only able to pick up rent for 19 days this month (starting November 12). The prorated amount comes out to be $680.83. However, unlike my Chicago property, this property manager charges a lease up fee (for a new tenant) equal to the first month’s rent. So, I actually owe them the entirety of this month’s rent, $1075. After subtracting my prorated portion, I owe them $394.17.

The agreement I signed with the property manager does state that the standard 10% property management fee is waived on a month where there is a lease up fee. So, at least for this month, I didn’t have to pay the PM anything. Starting next month, I will get charged 10% of the gross rent, and pay them back the remaining $394.17 balance I owe.

Also, it’s worth noting that I haven’t had to make any mortgage payments yet. The first mortgage payment, including escrow funds for property taxes and insurance, will be due in December. Keeping these expenses in mind (previous balance, mortgage, escrow), I’m anticipating December’s cash flow to only be slightly cash flow positive. Starting in January, Rental Property #4 should finally be cash flowing to its true potential!

Summary

Total cash flow for November was $1317.70. This is a bit lower than usual, as a consequence of the lease up fee I had to pay for Rental Property #4. It’s still a decent amount, though, and the cash flow covers 87.8% of my original early FI passive income target of $1500. I definitely can’t complain, but will look forward to better numbers starting in January. I know it’s a bit premature to be thinking too far ahead, but I really can’t wait until I close Rental Property #5. I anticipate that property being a cash cow monster, and it should easily add another $600 to $700 each month to the cash flow. If that happens, I’ll be well over $2000/month (even after factoring in vacancy and maintenance reserves). Exciting times ahead, so let’s keep at it! Forward march!

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JC @ Passive-Income-Pursuit
Guest

That cash flow sure is amazing! The good thing about Rental #3 is that it looks like you wouldn’t be that cash flow negative should the tenant get evicted and it take a while to get a new tenant. I guess the best way to do Rental #4 is to make sure it’s a 2 year lease minimum because that lease up fee is quite hefty. You’re making awesome progress! Keep up the good work!

Fast Weekly
Guest

Good work FI,
You’re making great progress. Will you slow down a little after #5 closes, and let your cash build? Take advantage of that outstanding positive cash flow, as it were. I was wondering….do you own all the properties in the same corp? I was just curious because they are spread across the country. Have a great day
-Bryan

Retire Before Dad
Guest

FIF,
This is impressive and great to see the numbers. I’m having trouble finding good deals in my area. That said I haven’t spoken to an agent yet, so I’m not fully in the game yet. I’ve been thinking about how I want to approach it and what kind of property I want.
-RBD

FFdividend
Guest

Would you kick out the tenant on property #3? You do get 100% guaranteed of $1,064. For $94 I think that tenant is still worth to keep.

FI Pilgrim
Guest

The numbers don’t lie, and they’re looking pretty good! Even with the expenses on #4! Great job, and thanks for showing these reports, they are inspiring!

writing2reality
Guest

Been waiting for this post all month! So thrilled to see things are moving forward, but a couple of items of note: 1) That is a tough PM arrangement for Property #4: 10% a month PLUS a lease up fee? Yikes. That is crazy steep and will always take a big bite out of the cash flow. I guess that is the cost of geographical diversification. 2) Same as FFdividend above, but for a 92% guaranteed rent payment, would the expense of evicting the tenant be worth it? Obviously you want to set the precedent that late or non-payment of… Read more »

moneycone
Guest

Nice going there and I love the photo!

Financial Samurai
Guest

Things must be really bad to miss a $92 a month rent payment. Yikes………

From your perspective, losing $92 is not bad since you still get 92% of the entire payment guaranteed by the government right?

Is this a CA property? What are the basics of becoming Section 8 eligible?

thx

Leigh
Guest

Hmmm looks like you are doing pretty well. If you had invested your down payments in the stock market instead, you could only take out $587.08/month at a 4% SWR. But you’re seeing more like $1,300/month in cash flow.

That’s crazy that the tenant couldn’t come up with $94 to pay their part of the rent. But at least you have a good amount of it guaranteed 🙂

Life In Center
Guest

Wow, I love reading real life real estate things. I’m so hoping to get things going in that department also in 2-3yrs. Too bad on the missed rent, hope you get the situation resolved peacefully.

Gongratulations!

KK @ Student Debt Survivor
Guest

Very impressive. This is exactly the type of real estate plan I’d like to enact if we ever move somewhere with lower housing price Right now we’re in the metro NYC area and the cheapest places in our area are $400k or so for a 1 (maybe 2-bedroom) condo . Add in the condo fees and ridiculous taxes and we would barely be making a profit, if any.

dd
Guest
dd

how are coming with 1500$ as your early FI passive income number? that seems very low to me and with all expenses down to a minimum…

Katherine
Guest
Katherine

I think it would be fantastic if you did a semi-annual recap of how the rental properties have given you in total and the total problems you have had, etc.

Woman with a Plan
Guest

What percent of your rents received are you allocating toward maintenance expenses?

I am trying to buy my next rental property and that is always the unknown and highly variable from property to property. My first rental needed a lot of repairs in the first 18 months, but those have slowed down substantially over the last two years. Our next property (we have an offer submitted- fingers crossed!) will have its own personality and won’t be something we have a good handle on in terms of maintenance until probably year 2.

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