May 2018 RHA Update Newsletter

May 2018

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org

In this issue:

Dinner Meeting … … page 3 RHA Mark Your Calendar … ………… page 5 Class Descriptions…

page 6

RHA Oregon Lobbyist … page 8 Exit Strategies… …… page 10 Maintenance Men …… page 14 Cash Flow Killers… … page 15 Volunteer …………… page 17 Vendor Guide………… page 18

FIND EVICTIONS STRESSFUL?

503-­‐242-­‐2312

Full FED Service First Appearances evict@landlord-­‐solutions.com Small Claims

Dinner Meeting

Table of Contents

Wednesday, May 16, 2018

Dinner Meeting | page 3 President’s Message | page 4 RHA Mark Your Calendar | page 5 Class Descriptions | page 6 RHAOregon and a Lobbyist. Why? | page 8

Speaker:

Real Estate Exit Strategies | page 10

Charles Kovas, Attorney at Warren Allen LLP

Dear Maintenance Men | page 14 Cash Flow Killers to Your Real Estate

Topic:

Investment | page 15

Charles will talk about the Portland Renter Additional

Protections Ordinance and recent developments in Oregon

Volunteer Opportunities | page 17 The Vendor Guide | page 18

landlord tenant law.

When:

Wednesday, May 16, 2018 at 6:00pm Location:

Colwood Golf Center 7313 NE Columbia Blvd.

Portland, OR 97218 Price:

$28.00 per attendee if registered by close of business Friday May 11, 2018. $38.00 per attendee if registered after close of business Friday May 11, 2018.

You must register to attend Call 503-254-4723 to register or visit the website at: rhaoregon.org/store/category/events.

If you register for a dinner meeting and do not show or do not cancel by the Friday before the dinner meeting you will be charged the full price.

Buffet Menu: Prime Rib

Pork Loin Mashed Potatoes

Seasonal Vegetables Caesar Salad

www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2018

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President’s Message My son came home from college for the weekend and we got a quick chance to catch up. There have been a few things I have asked him to do lately, and I wanted to know if he had gotten to any of them.

To get his attention, I asked him to PLEASE put down his RHA Oregon President Ron Garcia iphone for a minute, so we could actually talk.

This is something which is nearly impossible to do. So I have learned to talk to him with an ever-present blue glow on his forehead while he remains perpetually immersed in cyberspace typing something at hyper-speed with his thumbs. Anyway…

RHA Oregon BOARD MEMBERS President Ron Garcia, PH. (503)595-4747 President Elect Mark Passannante, PH. (503)294-0910 Vice President Phil Owen, PH. (503)244-7986 Treasurer Sandra Landis, PH. (503)659-8803 Secretary Lynne Whitney, PH. (503)284-5522 Past President John Sage, PH. (503)667-7971

I told him that I emailed him a copy of his tax return.

He told me that he never checks email.

I let him know his refund could be mailed to him.

He let me know he never goes to his post office box.

I reminded him that I called and left him a message to explain all this.

He reminded me that he never listens to voicemail.

RHA Oregon DIRECTORS

So he has no email; no snail mail; no voice mail, yet he spends 24 hours a day on his “smart phone?” What could he be doing without these normal apps? He looked at me as if to say “are you kidding??”

Jim Herman, PH. (503)645-8287

Text, Instagram, Snapchat, Netflix, Twitter, Amazon, Facebook, YouTube, Sports updates, Photos.

Mihyun Pratt, PH. (503)969-5412

My first impulse is to consider him a misguided youth. He doesn’t seem to be concerned with what’s important in this world. Then in a flash, I got it.

He is concerned - but this is his world now. Maybe, I mused, the truth could be that our world is changing. A new normal… Maybe I’m being left in the past? Next Gen is here.

(Wow, I wonder, is that why AARP seems to start at so young now? I mean 50? C’mon! Who thinks of that as old age! I’m 64. But when the Beatles wrote that song “When I’m 64” they were talking about OLD people, not people like me. It’s so surreal, as if time just keeps marching on…)

Alan Carpenter, PH. (360)772-2197 Elizabeth Carpenter, PH. (503)314-6498 Tamara Collins, PH. (503)932-9388 Jerad Goughnour, PH. (503)303-8545

Charles Kovas, PH. (503)255-8795 Katie Poole-Hussa, PH. (971)352-6760

Rita Robinson, PH. (503)702-0255 Ken Schriver, PH. (503)410-1782 Ami Stevens, PH. (503)407-3663 AJ Shepard, PH. (360)772-6355 RHA Oregon OFFICE Monday - Friday 9:00am - 5:00pm Phone: (503)254-4723 Fax: (503)254-4821 10520 NE Weidler St. Portland, OR 97220 facebook.com/RHAOregon

Anyway… I am watching as our industry is turning Next Gen too. And I am similarly disoriented by all that is happening within the rental housing business. There used to be some simple landlord rules. Nowadays things aren’t so crystal clear. In fact, if you are managing a rental with the following list as a guideline - beware! You may be walking in the past. Things like:

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Charging market rent.

Screening the applicants thoroughly.

Only renting to those who qualify.

Allowing or not allowing pets, as desired.

Collecting a proper security deposit to insure against future issues.

Choosing to sign a lease or a month to month agreement.

Determining if the tenant should stay or (continued on page 7) RENTAL ALLIANCE UPDATE MAY 2018

RHAOregon is committed to educating members to fair housing practices and policies. www.rhaoregon.org

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

5/9

Board Meeting

RHA Conference Annex

5:30pm

5/16

Dinner Meeting

Colwood Golf Center

6:00pm

5/19

New Member & Mentor Meeting

RHA Conference Annex

11:00am

6/13

Board Meeting

RHA Conference Annex

5:30pm

6/20

Dinner Meeting

TBA

6:00pm

6/28

New Member & Mentor Meeting

RHA Conference Annex

6:00pm

INFORMATION

SEE page 3

SEE June Update

If you register and DO NOT SHOW or DO NOT CANCEL by the Friday before the dinner meeting you will be charged the FULL price of the dinner.

To purchase event tickets online visit: http://www.rhaoregon.org/store/category/events DATE

CLASSES

LOCATION

TIME

INFORMATION

5/8

Screening Class

RHA Conference Annex

11:00am

5/10

Marketing Class

RHA Conference Annex

6:30pm

5/11

Screening Class

Webex

11:00am

5/15

Landlording 102

RHA Conference Annex

6:30pm

Taught by Brad Kraus, Attorney at Warren Allen

5/17

Get Rich Slow Plan

RHA Conference Annex

11:30am

Taught by Vince Kingston from Eagle Home Mortgage

5/22

Eviction Class

Standard TV & Appliance 3600 SW Hall Blvd Beaverton, OR 97005

6:30pm

Taught by Sam Johnson from Landlord Solutions

5/22

Screening Class

Webex

7:00pm

5/24

Screening Class

Webex

7:00pm

6/5

Screening Class

RHA Conference Annex

11:00am

6/8

Screening Class

Webex

11:00am

6/26

Screening Class

Webex

7:00pm

6/28

Screening Class

Webex

7:00pm

Taught by Christian Bryant of IRC Property Management

Mark your calendar!

Under a Starry Night event Wednesday July 18 at 6pm & RHA Oregon Annual Picnic Wednesday August 8 at Oaks Amusement Park www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2018

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UPCOMING RHA OREGON CLASSES Marketing Class

Taught by: Christian Bryant from IRC Property Management Thursday May 10, 2018 6:30pm at the RHA Oregon Conference Annex 10530 NE Weidler, Portland, OR 97220 Pricing your unit too high can result in long vacancy periods and too low means you’re losing revenue. Either way it can cost you hundreds or even thousands of dollars. Once you determine your rent amount it’s time to write your advertisement. How many pictures should you have and in what order? What should be included in your description? What terms and statements get landlords sued and/or fined? After this class you will be able to confidently market your next vacancy while avoiding the costly mistakes that landlords inadvertently make.

1 continuing education credit available Members $25.00 Non-Members $35.00 Register by close of business May 7 to save $5

Landlording 102

Taught by: Brad Kraus, Attorney at Warren Allen Tuesday May 15, 2018 6:30pm at the RHA Oregon Conference Annex 10530 NE Weidler, Portland, OR 97220 Brad Kraus will take you through the coming changes to the Oregon Residential Landlord Tenant Act, give a retrospective of the last 2 years, and up-to-the-minute insights into new cases. Along the way you will learn how to avoid costly legal mistakes and help improve your landlord skills.

1 continuing education credit available Members $35.00 Non-Members $45.00 Register by close of business May 11 to save $5

Get Rich Slow Plan

Taught by: Vince Kingston from Eagle Home Mortgage Thursday May 17, 2018 11:30am at the RHA Oregon Conference Annex 10530 NE Weidler, Portland, OR 97220 Everyone wants to have a secure future. This class will teach you three main things: 1. Fundamentals of residential real estate investing. 2. What programs and strategies are available to help you buy your first (or tenth) rental property. 3. How patience can allow you to leverage little down payment for large return. Whether your goal is to acquire your first rental property on a shoestring budget or tenth, specific strategies and creative techniques will be shared that can help you accomplish your vision.

Members $25.00 Non-Members $35.00 Register by close of business May 14 to save $5

Evictions Class

Taught by: Sam Johnson from Landlord Solutions Tuesday May 22, 2018 6:30pm at Standard TV & Appliance 3600 SW Hall Blvd, Beaverton, OR 97005 Sam Johnson will take you step by step through the eviction process. You will learn strategies to decrease the time and rent you lose. This class will improve efficiency in eviction court. You will hear the common pitfalls for landlords and how to avoid them.

1 continuing education credit available Members $25.00 Non-Members $35.00 Register by close of business May 18 to save $5

NEXT NEW MEMBER MENTOR MEETING is Saturday May 19 @ 11:00am AT RHA Class Policy

Those with prior registration to the class will be seated first. Walk-ins will only be accommodated once the class has started if space is available. Registered attendees who arrive 15 minutes after the start be aware that your chair may be filled. If you register for a class and then do not cancel at least 48hrs in advance, you will be charged for the class.

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RENTAL ALLIANCE UPDATE MAY 2018

www.rhaoregon.org

President’s Message CONTINUED FROM PAGE 4

leave at the renewal date.

Terminating a rental agreement if it is not working out anymore.

Raising the rent if desired.

Doing the maintenance and repairs that are necessary.

Electing not to do what is deemed unnecessary.

Requiring the tenant have insurance that cover their negligence.

Billing the tenants for damages that they cause.

Making sure they don’t keep repeating the same problems over and over…

It all seems normal, but there is a new normal emerging. To know if you are participating in today’s real-world rental market, here are a few test questions: What is wrong with anything on this list?

If your answer is “nothing” it may mean you are not aware of Next Gen rental property management, and

you are beginning your descent into an obsolete past.

How do you feel about Tenants’ rights?

If you have an attitude that is not positive, it may mean it’s time for you to re-boot your mainframe

ideologies.

Are you kidding me??

If you asked this, it’s time to get more involved with Rental Housing Alliance Oregon, and learn.

Lastly, is there an app for any of this?

Maybe - but it could require learning to type with two thumbs at 90 words a minute while listening to rap

music and taking selfies. At least, that’s what my son is doing now.

Sincerely, Ron Garcia President, RHA Oregon

www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2018

7

RHA Oregon and a Lobbyist... Why?

by Cindy Robert, RHA Oregon Lobbyiist

I was asked to share with all of you some highlights from the speech I gave at the March dinner meeting.

Leaving out the jokes, here is information you may find useful.

Lobbyists are the leading practitioners of, and advocates for, one key provision of the First Amendment to the US Constitution – the right to petition government for redress of grievances. Any citizen who perceives being wronged by government has a right to be heard.

Lobbyists help that happen. In my opinion, lobbyists are in the “disaster prevention and information services” business.

Every lobbyist has different goals, but they all serve four basic functions:

• to help bills become law

• to stop other bills from passing

• to tweak language to alter a bill’s intent, and

• to keep an eye on the sausage-making in

case something unexpected happens As the RHA Oregon lobbyist, I testify at committee hearings (or help you to), provide staff with information, and, more frequently than most people realize, actually write the legislation. Frankly, legislation is passed or killed behind closed doors. However, the public input, YOUR input, helps propel and guide the conversation that goes on in those back rooms. Legislators want to hear from you at public hearings. Your letters and testimony do make a difference.

But why does RHA Oregon need a lobbyist? So you aren’t the fall guy – so someone brings common sense to decision making about landlord and tenant issues.

Legislators need to be reminded that you are a business and that customer service is key to your success, so you do it well.

So why can’t larger landlord groups with lobbyists speak for you? Because RHA Oregon members are different. We have 1900 members, 62% 1-4 units, 81% less than 10 – making the issues affect us differently.

Furthermore, the larger ones count on us to bring that element to Salem – we are the posterchildren for small businesses.

The 2018 Oregon legislative session highlighted the importance of four key themes for RHAOregon: Integrity, Partnering, Planning, and Communicating.

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RENTAL ALLIANCE UPDATE MAY 2018

INTEGRITY

Meaning what you say In 2017, one of the most repeated reasons the landlord lobby gave for the current problem was “Supply vs.

Demand” – we argued “Not our fault” and that the legislature should “focus on the real problem.”

We cannot point our fingers at a problem and then ignore it. We have to help solve what we have been so adamant about being the real problem.

RHA Oregon did that. We supported legislation that would lead to increased supply of housing, both owned and rented.

HB 4007 Home Buyer Savings Account Effective Date: May 2018 Allows individuals to create a first-time home buyer savings account within a financial institution to pay or reimburse eligible costs to purchase a single-family residence. The bill also allows a subtraction from federal taxable income, equal to funds contributed to the account holder’s first-time home buyer savings account, up to $10,000 per year.

HJR 201 Municipal Corporation Bonding – Constitutional Change – Vote 11/2018 Refers to the people, for their approval or rejection at the next regular general election, a constitutional amendment authorizing local governments to issue bonds to finance affordable housing projects.

HB 4108 Single-Family Affordable Housing Tax Credit - didn’t pass We found a great quote we used in our final paragraph of support letters: Maya Angelou said, “The ache for home lives in all of us, the safe place where we can go as we are and not be questioned.” RHA Oregon will continue our advocacy for a home for everyone and is appreciative of the Oregon legislature’s willingness to help us in our effort.

PARTNERING

At the 2018 legislative session, RHA Oregon proved it was a good partner. I highlight 2 bills we jumped in and helped with when asked: HB 4154 Subcontractor Wages – Asked by AGC Sought to require general contractors to cover unpaid wages, benefit payments and other contributions due to

(continued on page 9) www.rhaoregon.org

RHA Oregon and a Lobbyist...Why? CONTINUED FROM PAGE 8

employees of subcontractors at any tier if the general contractor had not paid the subcontractor in full and there is a valid claim. Authorized the Bureau of Labor and Industries (BOLI) to enforce wage claims against contractors as if they were the subcontractor that failed to compensate the employee.

HB 4145 actually passed the House 31-26 (mostly along party lines) but never received a hearing in the Senate (mostly due to lack of time).

The issue for landlords/property managers became apparent during conversations in the House. If you had someone building/remodeling/repairing who did not pay employees, subcontractors, suppliers, you may have to. Another example, if your landscape contractor did not pay his employees, you could be responsible.

HJR 201 – not only wrote our own letter for committee – but joined a diverse group for a floor letter: • AOC • LOC • Metro • Portland Business Alliance • Oregon Food Bank • League of Women Voters • Housing Alliance • Oregon Housing Authority Someday we may need their help - may ask them to partner with us.

PLANNING

We were ready to fight against rent control again in 2018, but it did not evolve. However, some legislation did pass that provide for “evidence gathering” that set rent control up for 2019 HB 4006 Rent Burden Survey

Effective Date: On Passage Requires cities with populations greater than 10,000, with more than 25 percent of renter households experiencing severe rent burden, to complete a survey related to affordability of housing and hold at least one public meeting regarding severe rent burden.

A household is severely rent burdened if the household spends more than 50 percent of the household income on gross rent for housing. www.rhaoregon.org

HB 4006 requires Oregon communities experiencing the highest levels of rent burden to hold public meetings and start to identify next steps to reduce rent burdens. The bill includes $1.73 million in funding for local jurisdictions around the state to take their next housing planning step – like a housing needs analysis, zoning code update, or a housing plan specific to the needs of the community.

HB 4010 Racial Disparities in Housing Effective Date: On Passage This bill establishes the Task Force on Addressing Racial Disparities in Home Ownership. The goal is to compile data, identify barriers, investigate mortgage practices, and recommend solutions to close the gap in homeownership rates between communities of color and white families. The bill requires the task force to report to the Legislature by September 15, 2019.

They are getting their ducks in a line – we need to as well.

COMMUNICATING

In the long sessions, the lobbyists for Multi Family Northwest, Oregon Rental Housing Association and RHA Oregon meet regularly to talk and strategize.

Then there are groups like NARPM and Oregon Locus (Responsible Real Estate Developers and Investors) who get involved in state and local politics. Now we have this additional group, More Housing Now, that each organization is involved in in some way and to some degree. And then we have a first-time venue for these organizations – a political campaign – as we fight to keep Senator Rod Monroe in office.

So, lots of moving parts have been added and we need to keep the lines of communication open. Strength in numbers only applies if you are on the same page…

Your RHA is working hard to make sure that happens.

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RENTAL ALLIANCE UPDATE MAY 2018

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Real Estate Exit Strategies

by Cliff Hockley of Bluestone and Hockley

Real estate investors are facing the interesting challenge of where to put their money once they have sold their real estate assets. As most of us have experienced when selling real estate outright, there are always the significant state and federal tax bills to be considered.

Unfortunately, there is virtually nothing to trade into because investors are making money and are hesitant to part with a good thing. Many of these investors are baby boomers who are expected to live for another twenty or thirty years. Baby boomers are currently an average age of 55-70 years old, or birth years ranging from the 1940s to 1964.

What is an investor to do if they want to exit their real estate investments?

Options There are several other options available to an investor as they plan to exit their real estate investments.

• They can pay taxes when they sell it

• They can hold on to their property (not sell

it) and leave it to heirs

• They can use a 1031 exchange to trade into

another property

• They can sell their property and trade into a

Delaware Statutory Trust

• They can trade their property into a Tenant

in Common (TIC) investment

• They can donate to a Charitable Remainder

Trust

• They can sell and carry the paper (using a

contract or a trust deed) also known as an

installment sale

Paying Taxes Paying taxes: The investor can convert their assets to cash and reinvest.

Pros:

1. The investor does not have to manage those assets anymore or deal with the property problems, tenant issues, and ever-changing laws 2. They have cash to gift to their heirs or spend 3. They can gift the money to a charity

Con: 1. Capital gains taxes (federal and state),

transfer taxes, depreciation recapture, and the

3.8% net investment gain tax add up 10

RENTAL ALLIANCE UPDATE MAY 2018

Holding the Property Retaining your investment: Most investors have had success with this over the last 10 years, as the Federal Reserve kept lowering interest rates and they could refinance at equal or lower rates. As we move forward, and inflation looms and interest rates increase, this strategy may not be as viable or profitable.

Use a 1031 Exchange Selling your property and purchasing another using a 1031 exchange will delay the capital gains and other taxes you might have to pay.

Pros: The investor can go about this in many ways:

1. Forward exchange

2. Reverse exchange

3. Construction exchange Cons: 1. They only have 45 days to identify a property

and 180 days to close, and that may not be

enough time in a supply constrained market

2. With the current supply being so limited,

they might buy a lower yielding property or

a property that is not of a quality (or in as good

a location) as the property you are selling

Trade into a DST DST: The investor can place their money in a Delaware Statutory Trust also known as DST - similar to a tenant in common investments. Delaware Statutory Trusts or DSTs are an alternative for 1031 exchange investors seeking replacement properties offering the potential for monthly income and diversification without any on-going landlord duties.

Pro: 1. They don’t have to worry about their sale

creating a taxable event , since they can use a

1031 exchange to get into the DST. Cons: 1. 1031 DST properties are illiquid

2. 1031 DST investors invest in a pool with a

sponsor and lose day to day control of their

asset and money

3. Once the DST offering is closed, there can

be no future contributions to the DST by either

current or new investor. If there is a shortfall

in cash or a need to deal with major capital

improvements, such as a new roof or parking

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Real Estate Exit Strategies CONTINUED FROM PAGE 10

lot cash profits that should be going to your pocket, will be kept by the sponsor to bulk up reserves or to fund these capital improvements.

4. DSTs are hard to exit because the investor needs to find a new investor to take their position. There might be a discount from a buyer because they are a fractional investor and have no power to make any decisions.

Trade into a TIC TIC Partnership: They can trade into a “tenant in common (TIC) partnership, where a sponsor will assemble a group of accredited investors to share in the ownership of a property or properties.

Pros:

1. Shared risk 2. Ususally an experienced sponsor 3. The investor does not have to be involved in the day to day operations of the property 4. There is usually an agreement when investors will exit the investment 5. Regularly scheduled cash payments (return) and depreciation shelter for the investor 6. For an example of a lower risk TIC, logon to www.RockwellTIC.com They have two models: a. Invest cash and own a property with others that has no bank loan on it b. Properties to invest in using money out of a 1031 exchange

Cons: 1. Lack of investor control

2. Illiquid

3. No ability to impact the management of the

investment

Donate to a Charitable Remainder Trust Charitable remainder trust: A charitable remainder trust (CRT) is an irrevocable trust that generates a potential income stream for the donor to the CRT, or other beneficiaries, with the remainder of the donated assets going to a favorite charity or charities.

Pro:

1. First, after the investor has set up and donated to a charitable trust, they are allowed to take an income tax deduction and spread it over five years, for the value of the gift to charity. However, they do not get to deduct dollar for dollar the amount that they initially

www.rhaoregon.org

gave. Instead, the IRS calculates the total deduction as the amount they originally gave minus what they can expect to receive as a return through interest payments. For example, if they gave $200,000 but are expecting to get back $100,000 in interest over the course of their life, thei total deduction would have to be $100,000.

2. Second, because the property given to the trust will go to the charity outright upon the investor’s death, the property will not be included in their estate for the purposes of determining their estate tax.

3. The charity will pay them, or someone they have named, a portion of the income that the trust funds accumulate. These payments will last for a set number of years, or for the remainder of their life, depending upon how the documents were drawn up. The trust will end at the time of their death and the donated property will go to the charity.

4. It’s a perfect place to place assets if there are no heirs.

Cons: 1. Its irrevocable – in other words it cannot be

reversed.

Installment Sale (carrying the paper) Carrying the paper is most effective if a property is owned free and clear and not wrapped around an existing financial instrument - like a note and trust deed, or a mortgage - especially since most financial instruments prohibit the wrap.

Pros:

1. The investor pays taxes only on the income received: Tax on the income received on the interest charged and capital gains taxes (on the reduction in principal of the investor note). If the investor is retired and this is their major source of income, they might be in a lower income tax bracket for the investor income tax compared to when they were working.

2. The investor’s tax on the principal will be the same but it is spread out over many years and by default puts the investor in a lover tax bracket if they are selling an expensive piece of property like a small office, retail or (continued on page 12) RENTAL ALLIANCE UPDATE MAY 2018

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Real Estate Exit Strategies CONTINUED FROM PAGE 11

industrial building.

3. With a strong down payment (20 or 30%) investors have a solid income stream that they can control and thereby control your taxes as well.

4. The property typically will go up in value and so the risk reduces over time.

5. If banks are willing to take the risk, why shouldn’t the investor?

6. Heirs can inherit the note.

7. In an emergency, the note can be sold on the secondary market with a discount if the buyer has been paying on time and the note is seasoned.

Cons: 1. If your sale results in a loss, the investor

can’t use the installment method. If the loss

is on an installment sale of business or

investment property, they can deduct it only in

the tax year of sale (unstated interest).

2. They need a strong buyer.

3. The investor needs to aggressively manage

the terms of the installment sale to prevent a

prepayment penalty when they are not ready

to cash out .

4. The investor has to keep an eye on the

property to make sure the buyer is taking good

care of the investment - if the property needs

to be repossessed for non-payment on the

note, then they will not have to repair the

property.

5. The investor is the bank and needs to be

comfortable with foreclosing on the note

if the buyer does not pay.

6. They need an experienced real estate

attorney and may need a collection

escrow account.

Summary Taxes play a large role for most investors (especially if they have successfully traded up more than one time) - their existing basis is then carried forward to the next property and will affect the residual return when they want to sell.

another property

• They can sell their property and trade into a

Delaware Statutory Trust

• They can trade their property into a Tenant

in Common (TIC) investment

• They can donate to a Charitable Remainder

Trust

• They can sell and carry the paper (using a

contract or a trust deed) also known as an

installment sale But, most investors have limited choices:

• They can use a 1031 exchange to trade up

• They can refinance to take out cash and

purchase other investments

• They can leave their properties to their heirs

• They can use a charitable remainder trust to

create an annuity

• To carry the note, the property being

sold needs to be free and clear of other

encumbrances. Most existing trust deeds and

mortgages do not allow a wrap around the

existing financing Every investor has a different set of circumstances that drive their decision-making process. It all depends on where an investor is at in their personal or business investment cycle. Are they holding on to the property? Reinvesting? Stepping up to larger or different property? Working through a partnership split? Diversifying or liquidating? Tired of owning the property? Investors must take the time to look at the various options, meet with real estate attorneys, CPAs, and real estate agents to listen to the many different ideas that are in the marketplace today to develop a successful strategy to exit their investments.

Finally, I want to mention that when trading into another property via 1031 exchange, and trading up or into a different product class, an investor must make sure to do their research as they move into a product type they may not be familiar with. Not all NNN investments are great, not all mobile homes are home runs, nor are investments in other not as popular products, but a patient and thoughtful investor will see the best results.

There are many ways for an investor to exit from an existing property. If they don’t want to pay capital gains taxes, their options are:

• They can use a 1031 exchange to trade into 12

RENTAL ALLIANCE UPDATE MAY 2018

www.rhaoregon.org

This year’s winning Fair Housing Council of Oregon Poster was drawn by 6th grader

Mischa Larkins www.fhco.org

For Rent RENT Meeting Space Available

-Are you looking for a great place to have a meeting?

-Are you planning an event, but just not sure where to hold it?

935 square feet, audio and video available, small kitchen prep area.

Classroom/Banquet tables and chairs.

For more information contact: Ami Stevens at 503-407-3663 www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2018

13

Dear Maintenance Men

by Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men: I own a small apartment complex that I manage myself. The property is starting to experience repeating sewage backups. I’ve called the plumber several times and the problem is never resolved. The plumber is recommending the installation of a 4-inch main line clean out, running a camera down the line and few other things. It is all starting to sound expensive and I don’t know what to do. Why can’t the plumber just do the job right the first time?

Bryan Dear Bryan: Your plumber is giving you good advice. Using the camera will determine exactly what the problem is and will help you decide the best course of action to solve your plumbing problem. We highly recommend adding an exterior mainline cleanout. In the long run, a 4-inch cleanout will save you money by making the plumber’s job easier to do.

The plumber can run a larger snake without going on the roof or removing a toilet or disturbing the residents. The 4-inch clean-out is key to help keep your drains clear on a preventive maintenance basis.

We would follow the advice of your plumber and get bids on: 1. Running a camera down the line to determine the actual cause of your problem i.e. Roots, sewer line break, corroded pipe or cracks, etc.

2. Install a 4-inch main line clean out with street sweep and repair the sewer line as needed.

3. On a preventive maintenance basis, Hydro-jet annually to clean your main line.

This work may not be cheap, but in the long run you will benefit from lower plumbing bills, late night emergency calls and happier residents.

Dear Maintenance Men: How do I safely remove a large mirror from a bathroom wall without shredding myself or my helper in the process?

Tom

Dear Tom: Removing a large piece of glass or mirror can be spooky.

Safety first, be sure you are wearing eye protection, gloves and a sleeve long sleeve shirt or jacket. Next, use duct tape diagonally in both directions on the face of the mirror.

This will help keep the mirror whole if it cracks or breaks.

If the mirror is glued to the wall; cover the glass with a blanket or tarp and tape it to the top edge of the mirror.

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RENTAL ALLIANCE UPDATE MAY 2018

Be sure to cover the entire mirror top to bottom. You are now ready to remove the mirror and should it shatter, the blanket will contain the shards, protecting you and making the clean-up much easier.

Dear Maintenance Men: What is the normal time frame for a one or two bedroom make ready? I have always heard the three-day rule to get an apartment ready for rent. My units seem to be on the three-week rule! How can I tighten up the process and turn my units faster?

Martin Dear Martin: The “Three-Day Rule” is a nice goal to strive for and can be done. But, most units are not in rent ready condition when we get them back from our departing residents.

Here’s a useful time table and work schedule for a one or two bedroom apartment requiring complete paint, carpet, flooring, minor repairs, window coverings and cleaning.

Day 1 & 2: Paint prep, trash out, minor repairs, removal of blinds, drapes, switch outlet plates etc.

Day 3: Paint Day 4: Carpet/Flooring Day 5: Installation of window coverings, doorstops, switch/outlet plates, fixtures, accessories, toilet seat etc.

Touch up paint if needed.

Day 6: Cleaning – General cleaning including windows & final inspection.

If you have done a pre-inspection of the unit before the resident moves out. You can plan what needs to be done before the unit is vacant. Organize the maintenance techs and contractors ahead of time. Have all the repair and replacement parts ready to go. The key is to plan each day and try to stick to the plan.

Send your questions to: DearMaintenanceMen@gmail.com Bio: If you need maintenance work or consultation for your building or project, please feel free to contact us. We are available throughout Southern California. For an appointment please call Buffalo Maintenance, Inc. at 714 956-8371. Frank Alvarez is licensed contractor and the Operations Director and co-owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance & construction for over 20 years. He is also a lecturer & educational instructor and Co-Chair of the Education Committee of the Apartment Association of Orange County as well as being Chairman of the

Product Service Counsel. Frank can be reached at (714) 9568371 Frankie@BuffaloMaintenance.com For more info please go to:

www.BuffaloMaintenance.com. Jerry L’Ecuyer is a licensed contractor & real estate broker. He is currently on the Board of Directors and Past President and past Chairman of the Education Committee of the Apartment Association of Orange County. Jerry has been involved with apartments as a professional since 1988. www.rhaoregon.org

Cash Flow Killers To Your Real Estate Investment

by American Apartment Owners Association

Every seasoned investor should be familiar with the obvious expenses that go into a rental analysis when determining if a potential investment property will be profitable. There’s the mortgage, the taxes, the insurance, the reserve fund, the maintenance; if all these add up to be less than the monthly rent, leaving you with a 6- 8% profit, you have a good case for a profitable investment.

But what about the other factors involved with owning a rental property that don’t have a clear dollar amount associated with the bottom line? To help you determine the full financial picture of an investment, I’ve put together a list of some of the biggest cash flow killers that will eat into the profitability of your real estate investment.

Cash Flow Killers To Your Investment Your real estate investment will only be successful if you keep profits high and avoid these cash flow killers. If your rental property is turning out negative numbers, consider these factors and how to adjust your management style to make your investment more profitable.

Vacancy Vacancy is an obvious negative in your cash flow analysis of a good investment. If you don’t have a tenant paying rent, it’s on you to cover the mortgage, insurance, taxes and maintenance. All of these expenses are real bills that need to be paid each month, regardless if your property is occupied or not.

Prioritize occupancy by providing a desirable property and great customer service to your renters. You can avoid vacancy by creating a housing environment for happy, long-term tenants, limiting the amount of time your property generates zero income.

Bad Management Bad management goes hand in hand with vacancy. Using a property manager will limit the time you need to personally spend earning passive income on your investment, but if your property manager creates a negative experience with your tenant, you will set yourself up for increased vacancy rates and high tenant turnover.

A bad manager can end up costing you more than a vacant property. If the manager doesn’t handle maintenance requests properly, you could end up with an expensive repair. A bad manager will also try to nickel and dime you for repairs and additional services. Check the management www.rhaoregon.org

agreement to make sure any additional services and repairs are outlined and your expectations are clearly defined before starting to work together.

When looking for a property manager, check online reviews to see what actual renters say about the manager.

Are there signs that the renters are happy? Do managers respond to repair requests? A pattern of the same complaints could be a sign that this particular manager will mishandle your investment and end up costing you money in the long run.

Bad Tenants Your No. 1 priority for a profitable rental investment is finding good tenants. Make sure you or your property manager properly screen future renters by accessing quality tenant screening reports. Do not rely on your gut or a story from a “nice-looking” renter. Check verifiable reports to get an honest picture of your future tenant.

Landlords and property managers can legally review a renter’s credit report, eviction history and criminal background with the rental applicant’s permission. A tenant screening package for all these reports generally cost between $20-$30, which can be paid for by the tenant with a rental application fee.

When you rent to a tenant with an unqualified rental history, you run the risk of property damage, late payments, endangering the neighborhood or other tenants and nonpayment of rent. All of these risks can create a headache for the property owner and can end up costing you time and money in eviction paperwork and legal proceedings.

Don’t assume that you can just evict a bad tenant to solve the problem. Evictions are a lengthy legal process, sometimes taking between a few weeks to a few months, during which you will not be collecting rent on the property and increasing your risk for property damage.

The Wrong Insurance Owning rental property requires a different type of insurance than a standard homeowners policy. A landlord policy typically includes two types of coverage: property and liability. We’ve seen an increasing need for the right insurance policy in the past year with the devastating wildfire damage in California and hurricane flooding in the south, creating the need for total reconstruction of properties. (continued on page 16) RENTAL ALLIANCE UPDATE MAY 2018

15

Cash Flow Killers To Your Real Estate Investment CONTINUED FROM PAGE 15

If you are transitioning one of your primary residences into a rental property, it’s extremely important to change your insurance to the right policy. If you do not have the right type in place, accident coverage will be on you, the owner, to cover the cost. For a total house reconstruction, this can mean hundreds of thousands of dollars in repairs. Beyond landlord insurance, there are actually seven types of insurance polices landlords should seek information about, including flood insurance and lost rent insurance.

The Bottom Line Limiting vacancy, prioritizing great management, renting to qualified tenants and verifying proper insurance are some of the most important things an investor needs to accomplish to create a profitable investment opportunity. Other areas that can negatively impact your bottom line include deferring maintenance and sneaky HOA fees and policies.

When you invest in rental properties, you need to consider the likelihood of vacancy and whether your management style will guarantee good customer service, best practices and qualified tenants. If you fear that you will not be able to generate a positive cash flow at all times, you are setting yourself up for a risky rental situation.

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RENTAL ALLIANCE UPDATE MAY 2018

www.rhaoregon.org

Opportunities Available GETTING INVOLVED IS IMPORTANT WHEN IT COMES TO MAKING A DIFFERENCE. RHA OREGON IS ALWAYS LOOKING FOR ACTIVE MEMBERS WHO WANT TO GET INVOLVED WITH AN EVER CHANGING ORGANIZATION AND INDUSTRY. THE FOLLOWING IS A LIST OF COMMITTEES THAT NEED YOUR INVOLVEMENT. CONTACT RHA OREGON AND GET INVOLVED

RHA Oregon LIST OF COMMITTEES Building

Chair: Phil Owen PH: 503-244-7986

RHA Oregon LOBBYIST Cindy Robert PH: 503-260-3431

Legislative

Community Relations/Donations

Chair: Phil Owen PH: 503-244-7986

Dinner/Program

Chair: Elizabeth Carpenter PH: 503-314-6498

Education

Chair: Phil Owen PH: 503-244-7986

Chair: Lynne Whitney PH: 503-284-5522 Chair: AJ Shepard PH: 360-772-6355

Chair: Katie Poole-Hussa PH: 541-968-1703

Forms

Chair: Mark Passannante PH: 503-294-0910

House

Chair: Lynne Whitney PH: 503-284-5522

www.rhaoregon.org

Membership Office

Government Relations Chair: Phil Owen PH: 503-244-7986

RHA Oregon OFFICE TEAM Cari Pierce, Office Manager Cari@rhaoregon.org

Menolly Walter, Member Services Rep. Menolly@rhaoregon.org Lynn Peterson, Bookkeeper Bookkeeper@rhaoregon.org Surekha Guzman, Member Services Asst.

Memberservicesasst@rhaoregon.org Diana Lindemann, Special Projects Specialprojects@rhaoregon.org

Gresham Liaison Jim Herman PH: 503-645-8287

Marketing

Chair: Tamara Collins PH: 503-873-5650 RENTAL ALLIANCE UPDATE MAY 2018

17

Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon

1031 EXCHANGES / REITS TENANCY IN COMMON Beutler Exchange Group, LLC P. 503-748-1031, P. 844-414-1031 toija@beutlerexchangegroup.com www.BeutlerExchangeGroup.com Peregrine Private CapitalCorp P. 503-241-4949 5000 Meadows Rd. #230, Lake Oswego, OR 97035 rs@peregrineprivatecapital.com ACCOUNTING/BOOKKEEPING Balancing Point, Inc. Sandy Buhite-Landis P. 503-659-8803 C. 503-504-9466 8189 SE Clackamas Rd., Milwaukie 97267 info@balancingpt.com The Cobalt Group Accounting and Business Consulting 1100 NE 28th Ave., Ste 100, Portland, OR 97232 P. 503-239-8432 info@thecobaltgrp.com Portland Tax Co. Full Service Tax and Accounting P. 503-258-0700 F. 503-256-1527 ADVERTISING / MARKETING From Here 2 There Helping solve business challenges to reach your goals.

Ami Stevens, P.503-407-3663 astevens@fromhere2there.com Rental Housing Journal P. 503-221-1260 News for Property Managers & Owners www.thelandlordtimes.com AIR DUCT CLEANING AdvantaClean Air Duct and Dryer Vent Cleaning P. 503-308-4688 www.advantaclean.com/vancouver-wa APPLICANT SCREENING Complete Screening Agency LLC Jacob Turner & Tiffany Webb P. 800-827-3130 www.complete-screen.com info@complete-screen.com

National Tenant Network Marcia Gohman P. 503-635-1118, F. 503-635-9392 P.O. Box 21027, Keizer, OR 97303 www.ntnonline.com ASPHALT PAVING Hal’s Construction, Inc. CCB#34434 Brian King, P. 503-656-4999 20666 S HWY 213, Oregon City, OR 97045 www.halsconstruction.com office@halsconstruction.com ASSOCIATIONS Metro Area Smoke Free Housing Project P. 503-718-6145 www.smokefreeoregon.com ATTORNEYS Broer & Passannante, P.S. Mark G Passannante, P. 503-294-0910 1001 SW Fifth Ave. Ste. 1220 Portland, OR 97204 Warren Allen LLP Jeff Bennett. P. 503-255-8795 850 NE 122nd Ave., Portland, OR 97230 Protecting landlords’ rights in Oregon and Washington for over 25 years Scott A. McKeown, P.C. Scott McKeown, P. 503-224-1937 8700 SW 26th Ave Ste S., Portland, OR 97219 scottmckeown@comcast.net BASEMENT WATERPROOFING John’s Waterproofing, CCB# 15830 Crawlspace Waterproofing P. 503-233-0825 Fully Staffed www.johnswaterproofing.com CABINETRY Angie Schierman Cabinetry Design Contract Furnishings Mart - Beaverton 6050 SW Arctic Dr., Beaverton, OR 97005 P. 503.207.5230 www.cfmfloors.com Nancy Duong Cabinetry Design Contract Furnishings Mart – Clackamas 15140 SE 82nd Dr. Ste.240, Clackamas, OR 97015 P. 503.656.5277 www.cfmfloors.com

Dan Hunt Cabinetry Design Contract Furnishings Mart – Gresham 3108 NE 181ST Ave., Gresham, OR 97230 P. 503-328-7260 www.cfmfloors.com Dan Cunningham Cabinetry Design Contract Furnishings Mart – Hillsboro 4865 NW 235th Ave., Hillsboro, OR 97124 P. 503-716-4848 www.cfmfloors.com Steve Ballard Cabinetry Design Contract Furnishings Mart – Portland 915 SE Sandy Blvd., Portland, OR 97214 P. 503-963-7812 www.cfmfloors.com Trisha Earle Cabinetry Design Contract Furnishings Mart – Tigard 14160 SW 72nd Ave. Suite 110, Tigard, OR 97224 P. 503-542-8921 www.cfmfloors.com Kevin Clark Cabinetry Design Contract Furnishings Mart – Vancouver 11806 NE 65th St., Vancouver, WA 98662 P. 360-989-2393 www.cfmfloors.com CARPET CLEANING Americlean Inc., Since 1972 We are very good at what we do Frank Porter, P. 503-771-0554 info@iloveamericlean.com www.iloveamericlean.com O’Meara Carpet Cleaning P. 503-538-1983 P. 503-620-5005 Cleaning, Pet Odor CARPET SALES Contract Furnishings Mart - Vancouver Jennifer Evans P. 360-896-6150, Toll free: 800-267-6150 11013 NE 39th St., Vancouver, WA 98682 jennifer.evans@cfmfloors.com www.cfmfloors.com

VISIT www.fhco.org FAIR HOUSING COUNCIL OF OREGON

RENTAL HOUSING ALLIANCE OREGON SUPPORTS FAIR HOUSING RHA values our Affiliates, the goods and services provided to our membership, their participation in our Association and their continued support. RHA does not, however, warrant or guarantee the quality of goods and/or services provided by Affiliates.

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RENTAL ALLIANCE UPDATE MAY 2018

www.rhaoregon.org

Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon

Contract Furnishings Mart - Portland Roger Harms P. 503-230-1250, Toll free: 800-275-6722 915 SE Sandy Blvd., Portland, OR 97214 roger.harms@cfmfloors.com www.cfmfloors.com

DOORS Goose Hollow Window Co Inc. CCB# 53631 Mary D. Mann, P. 503-620-0898 marymann@goosehwc.com Goosehwc.com Energy Trust Trade Ally

Contract Furnishings Mart - Hillsboro Rebecca O’Neill P. 503-716-4848, Toll Free: 866-498-9850 4865 NW 235th Ave., Hillsboro, OR 97124 rebecca.oneill@cfmfloors.com www.cfmfloors.com

DUCTLESS HEATING & COOLING Oregon Ductless, Inc. CCB#204219 Aaron McNally, P. 503-410-1309 Sales and installation of ductless heat pumps Serving all Portland Metro areas info@oregonductless.com www.oregonductless.com

Contract Furnishings Mart - Tigard Jim Plath P. 503-542-8900, Toll Free: 800-935-1250 14190 SW 72nd Ave. #110, Tigard, OR 97224 jim.path@cfmfloors.com www.cfmfloors.com Contract Furnishings Mart - Clackamas Patrick VonPegert P. 503-656-5277, Toll Free: 877-656-5232 15140 SE 82nd Dr., Clackamas, OR 97015 patrick.vonpegert@cfmfloors.com www.cfmfloors.com Contract Furnishings Mart - Beaverton Nicole Dehaan P. 503- 207-5230, Toll Free: 844-214-4220 6050 SW Arctic Dr., Beaverton, OR 97005 nicole.dehaan@cfmfloors.com www.cfmfloors.com Contract Furnishings Mart - Gresham Ross Williams P. 503-328-7260, Toll Free: 877-824-4236 3108 NE 181st Ave., Gresham, OR 97230 ross.williams@cfmfloors.com www.cfmfloors.com The Floor Store Joe Billarreal, P.503-408-6488 5628 SE Woodstock Blvd., Portland, OR 97206 joe@floorstoreportland.com COIN-OP LAUNDRY Wash Laundry Coin/Credit/Debit Laundry Equipment & Service Ed Coon P. 971-808-7828 ecoon@washlaundry.com www.washlaundry.com COLLECTION AGENCIES Anderson & Associates Credit Services, LLC P. 503-293-5400, F. 503-813-2159 P.O. Box 230286, Portland, OR 97281 andersoncollectionagency@gmail.com CONCRETE Hal’s Construction, Inc. CCB# 34434 Brian King, P. 503-656-4999 20666 S HWY 213, Oregon City, OR 97045 www.halsconstruction.com office@halsconstruction.com DISCOUNT APPLIANCE SALES Kaady Appliance 12404 NE Halsey St., Portland, OR P. 503-253-3850 11564 SW Pacific Hwy Tigard, OR P. 503-244-3649 office@kaadyappliance.com

ELECTRIC Rental Housing Maint Service CCB# 163427 Gary Indra, P. 503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com Squires Electric Joe Squires, P. 503-252-1609 657 SE Yamhill St., Portland, OR 97214 www.SquiresElectric.com EMERGENCY WATER DAMAGE WaterBear Cleaning & Restoration Water Removal, Dryout Mold/Sewage clean up P. 503-554-0417

Mike Maier Mortgage Team mike.maier@fairwaymc.com P. 503-545-9879 I believe in the value of relationships.

Call for trusted advice about mortgage options.

Northwestern Mutual Financial & Retirement Planning Charlene Quaresma, P. 503-421-5058 www.charlenequaresma.nm.com charlene.quaresma@nm.com Vince Kingston Mortgage Loan Officer NMLS #291740 Eagle Home Mortgage P. 971-221-8525 direct vince@vincekingston.com FIRE / WATER DAMAGE RESTORATION AdvantaClean Serving the Portland/Vancouver metro area P. 503-308-4688 www.advantaclean.com/vancouver-wa Kennedy Restoration Restoring Lives...Rebuilding Properties Since 1950 P. 503-234-0509 PDX, OR, 360-693-5288 VAN, WA www.kennedyres.com Servpro NW Portland Serving the entire state of Oregon P. 503-283-3658 F. 503-444-7130 www.servpronwportland.com

ENERGY EFFICIENCY Energy Trust of Oregon Existing Multi Family 421 SW Oak St. Suite 300, Portland, OR 97204 P. 1-877-510-2130 www.energytrust.org/multifamily

FIRE SAFETY Tualatin Valley Fire & Rescue Eric T. McMullen, P. 503-612-7000 7401 SW Washo Ct. Ste 101, Tualatin, OR 97062 eric.mcmullen@tvfr.com

ESTATE PLANNING Northwestern Mutual Financial & Retirement Planning Charlene Quaresma, P. 503-421-5058 www.charlenequaresma.nm.com charlene.quaresma@nm.com

FLOOR COVERING Contract Furnishings Mart - Vancouver Jennifer Evans P. 360-896-6150, Toll free: 800-267-6150 11013 NE 39th St., Vancouver, WA 98682 jennifer.evans@cfmfloors.com www.cfmfloors.com

EVICTIONS Action Services Wally Lemke, P. 503-244-1226 15 82nd Dr. #20, Gladstone, OR 97027 Your Eviction & Process Service Specialist IRC Property Management 50% discount for new property management clients P. 503-999-0477 info@ircenterprises Landlord Solutions P. 503-242-2312, F. 503-242-1881 P.O. Box 7087, Portland, OR 97007 Online Evictions & First Appearance www.landlord-solutions.com FINANCIAL SERVICES American Commercial Mortgage Network Al Williams, P. 206-264-1325 1366 91st Ave. NE Clyde Hill, WA 98004 Chase Commercial Term Lending Tom Barbour, P. 503-598-3657 Steve Mozinski, P. 503-598-3661 steve.mozinski@chase.com

Contract Furnishings Mart - Portland Roger Harms P. 503-230-1250, Toll free: 800-275-6722 915 SE Sandy Blvd., Portland, OR 97214 roger.harms@cfmfloors.com www.cfmfloors.com Contract Furnishings Mart - Hillsboro Rebecca O’Neill P. 503-716-4848, Toll Free: 866-498-9850 4865 NW 235th Ave., Hillsboro, OR 97124 rebecca.oneill@cfmfloors.com www.cfmfloors.com Contract Furnishings Mart - Tigard Jim Plath P. 503-542-8900, Toll Free: 800-935-1250 14190 SW 72nd Ave. #110, Tigard, OR 97224 jim.path@cfmfloors.com www.cfmfloors.com Contract Furnishings Mart - Clackamas Patrick VonPegert P. 503-656-5277, Toll Free: 877-656-5232 15140 SE 82nd Dr., Clackamas, OR 97015 patrick.vonpegert@cfmfloors.com www.cfmfloors.com

RHA values our Affiliates, the goods and services provided to our membership, their participation in our Association and their continued support. RHA does not, however, warrant or guarantee the quality of goods and/or services provided by Affiliates. www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2018

19

Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon

Contract Furnishings Mart - Beaverton Nicole Dehaan P. 503- 207-5230, Toll Free: 844-214-4220 6050 SW Arctic Dr., Beaverton, OR 97005 nicole.dehaan@cfmfloors.com www.cfmfloors.com

HAULING Junk Away Hauling CCB# 177966 P. 503-517-9027 Licensed bonded insured trash outs joejunkaway@gmail.com

State Farm Insurance Paul Toole P. 503-655-2206 6105 W ‘A’ St. #B, West Linn, OR 97068

HEATING & COOLING Midway Heating Co. CCB# 24044 P. 503-252-4003 12625 SE Sherman St. Portland, OR 97233

Stegmann Agency Farmers Insurance John Sage, Insurance Specialist Insuring Property Owners for 25 years P. 503-667-7971, F. 503-666-8110 202 SE 181st Ave. #201, Portland, OR 97233 john.lstegmann@farmersagency.com

J & B Hardwood Floors, Inc Jim Cripps P. 503-519-4920 jandbhardwoodfloors@gmail.com

Oregon Ductless, Inc. CCB#204219 Aaron McNally, P. 503-410-1309 Sales and installation of ductless heat pumps Serving all Portland Metro areas info@oregonductless.com www.oregonductless.com

Wolter Van Doorninck,CPCU Elliot, Powell, Baden & Baker P. 503-227-1771, F. 503-274-7644 1521 SW Salmon, Portland, OR 97205 www.epbb.com wvandoorninck@epbb.com

Rental Housing Maint Svcs CCB# 163427 Gary Indra P. 503-678-2136 Vinyl, VCT, Ceramic, Hardwood

Pyramid Heating & Cooling CCB#59382 P. 503-786-9522 Serving the Portland Metro area info@pyramidheating.com

The Floor Store Joe Billarreal, P. 503-408-6488 5628 SE Woodstock Blvd., Portland, OR 97206 joe@floorstoreportland.com

Willamette HVAC - CCB#56951 P. 503-259-3200 www.willamettehvac.com Residential, Commercial and Oil Service

INVESTMENT SERVICES Peregrine Private Capital Corp P. 503-241-4949 5000 Meadows Rd. #230, Lake Oswego, OR 97070 rs@peregrineprivatecapital.com

FORMS RHA Oregon Attorney drawn, Up-to-Date Rental Forms P. 503-254-4723 F. 503-254-4821 www.rhaoregon.org

HEATING OIL TANK Soil Solutions Environmental Services, Tank Locating, Sampling, Decommissioning and DEQ , Certified Clean-ups P. 503-234-2118 info@soilsolutions-environmental.com www.soilsolutions-environmental.com

Contract Furnishings Mart - Gresham Ross Williams P. 503-328-7260, Toll Free: 877-824-4236 3108 NE 181st Ave., Gresham, OR 97230 ross.williams@cfmfloors.com www.cfmfloors.com

GENERAL CONTRACTORS Clear Water Construction Services - CCB# 194703 Both Residential & Commercial Service P. 503-974-6654, F. 503-217-0308 daleh@cwcsnw.com www.cwcsnw.com Servpro NW Portland Serving the entire state of Oregon P. 503-283-3658 F. 503-444-7130 www.servpronwportland.com Uptown Properties CCB# 198205 AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded www.uptownpm.com HANDYMAN Bluestone & Hockley Real Estate Services Chuck Hodges, P. 503-222-3800 9320 SW Barbur Blvd. Ste 300, Portland, OR 97219 main@bluestonehockley.com Certified Services CCB# 184070 Full service repairs and Maintenance Mark Sandstrom, P. 503-313-7963 marksandstrom321@gmail.com Clear Water Construction Services Providing all types of repairs & maintenance P. 503-974-6654 www.cwcsnw.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra P. 503-678-2136 Fully Licensed to do it all

HOUSING AUTHORITIES Housing Authority of Portland Jill Smith P. 503-802-8565 135 SW Ash St., Portland, OR 97204 INSULATION Goose Hollow Window Co inc CCB#53631 Mary D. Mann, P. 503-620-0898 Energy Trust Trade Ally www.goosehwc.com marymann@goosehwc.com INSURANCE AAA Oregon Insurance Agency Home-Auto-Comerical-Life Antoinette (Toni) Bradfield P. 503-219-6260 600 SW Market St., Portland, OR 97201 toni.bradfield@aaaoregon.com

RareBird Investor Network Education & networking for Ptld real estate investors P. 503-451-0545 rarebirdinvestors.com LANDSCAPE MAINTENANCE Layna’s Cleaning Services Mow, trim, haul, install P. 503-545-0130 Free bids!

Habla Español, Insured LOCKSMITH Mr. Rekey rekey.com P. 888-677-3539 MASON CONTRACTORS D&R Masonry Restoration Inc. CCB# 99196 Ray Elkins, P: 503-353-1650 8890 SE McLoughlin Blvd., Milwaukie, OR 97222 www.drmasonry.com MOLD AdvantaClean CCB#210974 Free Inspections, Testing, and Remediation Larry Wetzel P. 503-308-4688 www.advantaclean.com/vancouver-wa Good Affordable Roofing Services LLC CCB # 208939 For all things mold we do it Good & Affordable P. 971-312-7767 goodaffordableroofingservices@gmail.com www.goodaffordableroofingservice.com

American Family Insurance Auto/Home/ Life/ Commerical Larry Thompson Agency Real Estate Mold Solutions P. 503-924-2200, F. 503-924-2202 Lynne Whitney, P. 503-232-6653 15573 SE Bangy Rd. Ste. 220, Lake Oswego, OR 97035 Free inspections, Testing and Remediation www.realestatemoldsolutions.com Northwestern Mutual Financial & Retirement Planning MOVERS-HOUSE Charlene Quaresma, P. 503-421-5058 Emmert Development Co www.charlenequaresma.nm.com Terry Emmert, P. 503-655-9933 charlene.quaresma@nm.com 11811 SE Hwy 212 Clackamas, OR 97015 Robinson Financial Group Rita J. Robinson PAINT / PAINTING P. 503-557-4997 Rental Housing Maint. Svcs. CCB# 163427 Group & Indiv. Health Insurance Gary Indra, P. 503-678-2136 Prof. Interior & Exterior painting garyindra@rentalrepairs.com

RHA values our Affiliates, the goods and services provided to our membership, their participation in our Association and their continued support. RHA does not, however, warrant or guarantee the quality of goods and/or services provided by Affiliates.

20

RENTAL ALLIANCE UPDATE MAY 2018

www.rhaoregon.org

Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon

Richard Hallman Painting CCB# 142467 Rick Hallman P. 503-819-1210 Quality Interior Painting Since 1992 PAINT REMOVAL Timby’s Dipstrip Tim P. 503-240-9841 We Get The Lead Out www.dipstrip.com PEST CONTROL Frost Integrated Pest Management P. 503-863-0973 Residential.Commercial.Multi Family www.frostpestfreezone.com NW Pest Control Bruce Beswick P. 503-253-5325 9108 NE Sandy Blvd., Portland, OR 97220 www.northwestpest.com nwpestcontrol@aol.com Orkin Pest Control Dan Wolcott, Account Manager & Inspector P. 503-384-8384 dwolcott@orkin.com PLUMBING / DRAIN CLEANING Apollo Drain P. 503-822-6805 www.apollodrain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone MJ’s Plumbing CCB#36338 Michael LeFever P. 503-261-9155 1045 NE 79th, Portland, OR 97213 ProDrain & Rooter Svcs Inc West P. 503-533-0430 East P. 503-239-3750 Drain Cleaning/Plumbing www.prodrainpdx.com Rental Housing Maint. Svcs CCB# 163427 Gary Indra P. 503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com Soil Solutions Environmental Services Sewer inspection and repair P. 503-234-2118 info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com PRINTING & PROMOTIONAL PRODUCTS Inkberry Print & Promotional Logo’d Promotional Products, Signs & More Pamela Maio, P. 503-706-7711 inkberryprinting@comcast.net www.inkberryprinting.com PROPERTY MANAGERS Acorn Property Management, LLC - PDX Katie Poole-Hussa, Property Manager O. 971-352-6760 C. 541-968-1703 www.acornpm.net

Action Management Wendi Samperi P. 503-710-0732 Bluestone & Hockley Real Estate Service Cliff Hockley P. 503-222-3800 9320 SW Barbur Blvd. Ste 300, Portland, OR 97219 Fox Management, Inc. Tressa L Rossi, P. 503-280-0241 C. 503-750-8124 F. 503-280-0242 2316 NE Glisan St., Portland, OR 97232 tressa@foxmanagementinc.com Gateway Property Mgmt P. 503-303-8545 www.gatewaypdx.com Property Management Done Right IRC Property Management Full Service & Hands-On Management Residential & Commercial P. 503-999-0477 / info@ircenterprises.com Micro Property Mgmt.

We focus on the small details P. 503-473-3742 jeannie@micropropertymgmt.com PropM, Inc Michelle Wrege, P. 888-780-2938 Finding Home Owners Qualified Tenants www.propmhomes.com RareBird Property Management P. 503-926-6214 info@rarebirdproperties.com www.rarebirdproperties.com Tangent Property Management, Inc. Ann-Marie Lundberg P. 503-594-2101 www.tangentpm.com The Alpine Group Tiffany Laviolette, P. 503-641-4620 4800 SW Griffith Dr., #209, Beaverton, OR 97005 www.alpinepdx.com The Cobalt Group Accounting and Business Consulting 1100 NE 28th Ave., Ste 100, Portland, OR 97232 P. 503-239-8432 info@thecobaltgrp.com The Garcia Group Ron Garcia, P. 503-595-4747 5331 SW Macadam Ave. Suite 361 Portland, OR 97239 www.garciagrp.com Uptown Properties Chris Shepard, P. 520-204-6727 2830 NW 29th, Portland, OR 97210 www.uptownpm.com Voss Property Management Richard Voss P. 503-546-7902 6110 N Lombard St., Portland, OR 97203

RADON Soil Solutions Environmental Services Radon Testing and Mitigation P. 503-234-2118 info@soilsolutions-environmental.com www.soilsolutions-environmental.com REAL ESTATE SALES Bluestone & Hockley Real Estate Service Cliff Hockley P. 503-222-3800 9320 SW Barbur Blvd. Ste. 300, Portland, OR 97219 Denise L. Goding Keller Williams realty P. 503-336-6378 C. 503-799-2970 www.denisegoding.com Elizabeth Carpenter, CRIS LizC Real Estate Investments, LLC C. 503-314-6498 F. 503-882-8680 liz@lizcrei.com Engel & V ölkers - Portland - Lake Oswego Chris Cataldo P. 503-449-9502 Residential & Commercial Real Estate www.OregonInvestmentInRealEstate.com Norm Rice, Realtor First Class Properties www.1stCP.com Howard Greenfield, P. 503-936-6723 Principal Broker, Specializing in multi-family properties at Living Room Realty workspacepdx@gmail.com IRC Real Estate Specializing in Investment Property P. 503-999-0477 info@ircenterprises.com Liz Dauw, LizC Real Estate Investments, LLC P. 503-880-5561 Specializing in 1-4 Units, Oregon & Washington liz@lizdrealtor.com www.facebook.com/LizdRealEstate HFO Investment Real Estate Greg Frick, P. 503-241-5541 2424 SE 11th Ave., Portland, OR 97214 www.hfore.com RareBird Real Estate P. 503-451-0545 info@rarebirdrealestate.com www.rarebirdrealestate.com The Garcia Group Ron Garcia, P. 503-595-4747 5331 SW Macadam Ave. Suite 361 Portland, OR 97239 www.garciagrp.com RESTORATION / RECONSTRUCTION Clear Water Construction Services CCB#194703 Turnovers, Rehabs & Everything Else P. 503-974-6654 F. 503-217-0308 daleh@cwcsnw.com www.cwcsnw.com

RHA values our Affiliates, the goods and services provided to our membership, their participation in our Association and their continued support. RHA does not, however, warrant or guarantee the quality of goods and/or services provided by Affiliates. www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2018

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Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon

Kennedy Restoration Restoring Lives...Rebuilding Properties Since 1950 P. 503-234-0509 PDX, OR, 360-693-5288 VAN, WA www.kennedyres.com Rental Housing Maint Svcs CCB# 163427 Gary Indra,P. 503-678-2136 Fully Licensed to do it all Garyindra@rentalrepairs.com www.roofpdx.com Servpro NW Portland Serving the entire state of Oregon P. 503-283-3658 F. 503-444-7130 www.servpronwportland.com ROOFING Good Affordable Roofing Services LLC CCB # 208939 For all things roofs we do it Good & Affordable P. 971-312-7767 goodaffordableroofingservices@gmail.com www.goodaffordableroofingservice.com Real Estate Roofing Service CCB# 149575 Lynne Whitney, P. 503-284-5522 Free Inspections ReRoof and Repairs www.realestateroofing.com

SEWER Soil Solutions Environmental Services Sewer inspection and repair P. 503-234-2118 info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com STRIPING Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3 Asphalt maintenance Chuck Jordan, P. 503-914-9837 sealcoatspecialties@hotmail.com WATERPROOFING / CONCRETE REPAIR D&R Waterproofing, Inc. Ray Elkins, P. 503-353-1650 8890 SE McLoughlin Blvd., Milwaukie, OR 97222 www.drmasonry.com WINDOWS / STORM WINDOWS Goose Hollow Window Co Inc CCB# 53631 Mary D. Mann, P. 503-620-0898 Energy Trust Trade Ally marymann@goosehwc.com www.goosehwc.com

RHA values our Affiliates, the goods and services provided to our membership, their participation in our Association and their continued support. RHA does not, however, warrant or guarantee the quality of goods and/or services provided

by Affiliates.

SEAL COATING Hal’s Construction Inc. CCB# 34434 Brian King, P. 503-656-4999 20666 S HWY 213, Oregon City, OR 97045 www.halsconstruction.com halspave@easystreet.net Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3 Asphalt maintenance Chuck Jordan, P. 503-914-9837 sealcoatspecialties@hotmail.com

EMBERSHIP AND ENTOR MEETING

• • • • •

OUR MEMBERS MATTER!

Even numbered months: 4th Thursday at 6pm Odd numbered months: 3rd Saturday at 11am Open to the public Mentoring for new and established members Learn more about RHA Oregon and what membership benefits are offered • Refreshments provided

RHA Conference Annex- 10530 NE Weidler, Portland OR, 97220 22

RENTAL ALLIANCE UPDATE MAY 2018

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rental housing alliance oregon 10520 NE Weidler Portland, OR 97220

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