Josiah Smelser – Push Through When Everything Goes Wrong

Josiah Smelser is the current podcast host of The Daily Real Estate Investor podcast, a show on achieving financial freedom through real estate investing. Josiah runs his own appraisal business, is a licensed real estate agent, and runs his own investment property business along with a partner. Josiah is currently a licensed certified general appraiser (can appraise commercial and residential properties) and spent time working for companies such as CB Richard Ellis CBRE as a commercial appraiser in his past. Josiah was formerly a finance professor at the university level for several years, where he taught a number of finance courses including real estate. Josiah has an MBA from the University of North Carolina and is writing a book titled The Daily Real Estate Investor, so stay on the lookout for that. Josiah is happily married, has three children, and lives in Huntsville, Alabama.    “Since we have this property that’s just sucking money out of our business, we can’t go and do other deals and that was the greatest loss of this whole thing – the opportunity cost. This property was a nuisance. We’re having problems constantly that were eating up our time …. eating up our investment capital. We thought at one point we’re going to have this thing for a year to who knows how long … we can’t get rid of it and we have to keep making these payments.” - Josiah Smelser   Worst investment ever Josiah tells an extraordinary, harrowing tale of flipping a house in which the extent of what went wrong went way beyond Murphy’s Law. The sheer amount, kind and combination of renovation obstacles Josiah and his partner had to overcome to get their property ready for sale were staggering. Their business model is to buy a property, do value-added renovations to it, get it rented out, and then refinance it. Their business model on flipping, is buy a property, renovate it, sell it as fast as they can and try to make a minimum of US$25,000-$30,000 per house profit, and invest the capital back in the investment side. But because of delays with this one early venture they were unable to do any more flips, and were unable to do any more buy and hold properties. The long list of obstacles included: Location was not in the center of the city, lacked proximity to many amenities, but had good schools Bank rejects their multiple price offers to buy the foreclosure property Second visit reveals water pouring through the ceiling of downstairs bathroomDiscovery of extensive termite damage Armadillo infestation and massive holes in the yard Rotten wood discovered around windows, half of which need to be replaced Margin quickly shrinks as repair costs and holding costs go up massively After listing, Josiah does some research and realizes properties in the area are quite slow to be sold – They “just don’t move as fast” as homes in other areas – because there were not enough buyers looking for houses in the area Finally he gets a buyer, Josiah visits the house to find “a sea of hornets swarming the front yard” that had been nesting in the ground revealed right before the visit of prospective buyer. The hornets had been kept in check by the armadillos A water pipe breaks off a wall behind their the new air conditioner they had installing, pouring water