When I was watching Rich Dad and Poor Dad in college, I heard the author Robert Toru Kiyosaki say that he used other people's houses to make money, which he called "passive income". At that time, I was amazed at what he did, but I didn't have the start-up funds or practice. When I first joined the work, I overheard a person talking about renting a house. I studied this matter again. The result of the analysis is that the "second landlord" needs to do a lot of things in the early stage. I am busy with my work and can't earn this money.
The first two times, my exploration of the "second landlord" was limited to theory. Seeing the strength of others in the book, adrenaline rose rapidly in an instant. Then, after a while, it went away.
In the second half of last year, a buddy of mine, Z Jun, started to be a "second landlord". In a few months, he was assigned five houses, and every time the house was renovated, he rented it out immediately. The monthly price difference of each suite is about 1000 yuan. In several parties, Mr. Z talked about the middle operation, and when he talked about orgasm and emotion, he always spit in his eyes and let out golden light. Z Jun's work situation is the same as mine. Since he is busy, I think I can try.
According to the input and rental price listed by Z Jun, I calculated the return of each house, and the income greatly exceeded my imagination. The cycle has two or three times the return, and the compound annual rate of return is about 25%! This rate of return is almost catching up with Buffett, which greatly kills all kinds of investments. The most important thing is less investment in the early stage and less management in the later stage. I didn't expect such a humble thing to have such a high yield. If I had calculated the rate of return carefully, I might have done it long ago.
Cut the crap. I started attending at the end of last year. At present, I have run two houses and experienced many setbacks in the middle. Please listen to me one by one.
The easiest way to rent a house is to find an intermediary. Z Jun operates like this: He explains his intention to the intermediary and goes to the intermediary every day to urge them to help find a house. The intermediary knows that he really wants to fire this matter, and recommends it to him as soon as he has a house, so that he can talk to the landlord.
I didn't find an intermediary, and my own experience of buying a house is a little biased towards an intermediary (which is not good). What I want is to get it in my own community. The house in our community was handed over at the end of last year 1 1, which saved me trouble. At that time, Mr. Z and I discussed how to use the identity of the owner to take the house. I know that some owners don't like the second landlord, and it's embarrassing to talk about the second landlord in the group. Mr. Z asked me to send the following message in the group: "I am the owner of Building XX, and my cousin works in Wuhan. He wants to rent a two-bedroom and three-bedroom suite in our community. He shared it with his colleagues. Now the house delivered by fine decoration will be fine. He hopes to rent it for a long time. Make sure that neighbors who don't live here in a few years can contact me. " I sent a message among the owners asking for rent, and someone added a private message from my friend. After confirming that it can be rented for a long time in a few words, communicate with the owner by phone. Regarding the rent, the rental model is generally recognized, and we will meet each other.
After the meeting, I explained to the landlord that we are going to rent it for a long time, mainly to young people who have just arrived at work. If my colleagues move out, they may invite outsiders to live, but I will screen tenants. These young people are not very demanding about their living environment. They just need a room to stay at night. The living room is useless to them. We changed it into a room to save per capita rent (it is legal to add a room as a partition in Wuhan at present, which is different from a capsule room). I need some investment in the early stage, and I hope to sign a five-year contract, during which I will maintain the house regularly to make it easier to rent. If the landlord agrees and agrees with me, we will continue to talk about rent. I interviewed five landlords, and two of them supported my method. They have a lot of houses, which were originally used for investment. No matter what they do, it is not so troublesome to sit and collect rent.
Besides the rent. Our community is a commercial house, and the property management fee is 2.5 yuan/month, which is not a small expense, and the rent needs to be fully considered. According to Mr. Z's reminder, I have a price for the house, and the landlord also has an expected price. We reached an agreement through mutual consultation.
In addition to rent, long-term rent also has a major link-rent-free-for the upgrading of houses and the adjustment of intermediate tenants. Generally, the whole contract period takes two to five months. This piece is directly related to the landlord's total rental income, and they will raise great doubts. Why should I share my time with you? But rent-free can give me a big safety mat. At the beginning, there was no rent pressure for house decoration or waiting for rent. If the house is rented out during the rent-free period, the income will increase. Generally, the rent-free period is put in the first year, which is equivalent to reducing the cost of the first year. The concept of rent-free period may be put forward by renting apartments for a long time, and all of them operate in this way. If the landlord cares about the long time, we can spread it every year and try our best to fight for rent-free throughout the contract period. This is the cost.
There is also the problem of rising rents. According to the local custom, it will basically increase by 5% every two years, that is, if it is signed for five years, it will increase by 5% in the third and fifth years respectively.
Nothing else. After the expiration, the things in the room can be handed over to the landlord, and the deposit can be slightly higher than the monthly rent. We can handle it flexibly. It doesn't matter. I usually go with my wife when interviewing the landlord, so as not to look too young and make people feel insecure, suggesting that the landlord really wants to rent your house and will protect it.
I took a well-decorated house, plus Z Jun had operated several suites in the early stage, and the construction team and suppliers were relatively mature, which could be done by a phone call. I left my keys there, and the builders used to make them themselves. The order of the upgrade is roughly like this: power off, electricity meter installation, aunt cleaning, furniture and home appliances, simple posting pictures on the wall and so on. I'll post the decoration photos and expenses in the room for reference only.
The house is decorated, photos are taken, and it is rented online. According to Z Jun's experience, 58 has the largest traffic in the same city, and the platforms such as shells, residents, salted fish and turning around are average. Of course, this will vary from region to region, and we can try them all. Now I mainly talk about the tips of 58 Post Bar, saying that this tip was taught to me by Z Jun after I experienced the torture of not renting a house. Here, I am deeply grateful to Z Jun, and I relayed his little routine.
At first, I thought the house was suitable for rent. I only posted it in the pool area on 58, and the different prices of each room were posted. However, few people consult. I thought it was normal to rent at the end of the year in the off-season Years later, I went out for a week and came back. Z Jun and others said that the house was easy to rent, so I posted it again. There was an episode in the middle. You have to upload the real estate license with the Apple client to post it successfully, but you can pay the deposit with the Android client. None of our houses have real estate licenses. At that time, we were so worried about using Apple mobile phone, or another friend of Z Jun reminded us to use Android mobile phone. I still post in the sharing area. After half a month, I only rented out one house, but I couldn't rent out another. Nobody even asked. Think about it, this is the peak season of the new year. I shouldn't. I invited Mr. Z to have dinner at home and ask for advice. Z Jun read my post and showed me his own post. He posted in the shared area and the whole rent area, both of which are one-bedroom apartments with the same price. There are many people asking about the posts in the whole rental area, but almost no one asks about the posts in the pool area. It turns out that most people still want to find a whole house, preferably a small single room, but this kind of house is rare, even if the price is high. We put the shared single room in the full-rent area, with low price and beautiful room photos, which will attract the attention of tenants to a certain extent. As for whether it is full rent or shared rent, please explain it carefully when you ask. Some people will still accept sharing. I modified the post according to Z Jun's method, and the house was rented out the next day!
There is also a little skill in posting, only posting the cheapest second bedroom post. Why? The low price is eye-catching. Then how to rent out the other bedrooms? After the second bedroom was rented out, the tenant asked and said that the second bedroom was only rented out with the master bedroom. What is the configuration and price? At this time, someone will accept it. The lowest price of this property starts from 6666 yuan, and the lowest price of our coat starts from 199 yuan. Is this slogan familiar? A cheaper product with ten loves attracts people into the store at a low price and sells better configurations at a high price. This marketing trick is really wonderful.
After renting out the house, wait for the rent. As for the matter with the tenant, let's talk about it in the next article Treat people sincerely, and the problem will be solved. Among my tenants, take-away brother, new house property consultant, beauty salon sister, excavator brother and so on. The income and education level are generally low. Looking back, I provided them with low-cost housing for ordinary working-class people and made contributions to society. Without such a shared house, it is estimated that more than half of their wages will be paid. I made their wallets swell. How can I be so great?
Anyway, after listening to the above description, the second landlord project is simple to operate, with low threshold, and the heart is not as good as action. Take action quickly and you can do it, too. Ten thousand yuan can run a suite, and one hundred thousand yuan can run ten suites. One year's arbitrage is almost equivalent to a person's salary at work. If the amount of funds is a little larger, it will be operated by special personnel. If someone in your family has a leisure job, this extra money will definitely be earned. Z Jun did this because his wife had children and his work was relatively idle soon. If you are worried that the house is not easy to rent, you can try to send a post first to see if anyone asks about your house. One or two months after the start of the year, it is easier to rent a house during the peak employment season from July to September. Step on these time points. /kloc-from 0/0 to the end of the year, the house is not easy to rent, there is little change in everyone's work, and there is little demand for renting.
Finally, I want to use a sentence in the Tao Te Ching to encourage you to * * * "ask the staff sergeant and be diligent; The sergeant asked, did you forget; Corporal asked with a smile. If you don't laugh, that's not enough. " I've heard of the second landlord project twice before, but it just stays at this theoretical level, and after thinking about it, it will go away. Will you be like me before? Let's work hard together on the road to becoming a "staff sergeant".
Thanks again to Z Jun and several friends who once operated the second landlord project. You let me get started quickly and avoided some pits. I also want to thank my wife, thank you for your support, and you have worked hard on this matter.