저자: Kevin · 외국인
요약 보기
그레이엄 스테판의 임대인 조언 영상을 리액션하는 영상. 세입자 심사를 철저히 하고 계약을 엄격히 지키며, 공실을 한두 달 두는 것보다 나쁜 세입자를 들이지 않는 게 낫다는 그레이엄 주장에 대해 발연자는 공실 방치는 비용이 크므로 임대료를 낮춰 빨리 양질의 세입자를 구하는 게 낫다고 반박. 집주인 신분을 숨기는 '제3자화' 기법, 수리 권한 위임의 위험, 세입자 관리 시간 등 실무 팁을 다룸. 주식·증권 자산에 대한 가격 방향 예측 발언은 없음.
다듬은 글
한 달이나 두 달 정도 집을 더 비워두는 편이, 처음부터 나쁜 세입자를 들이는 것보다 언제나 낫다는 점입니다. 그 돈이면 스타벅스를 몇 잔이나 마실 수 있을까요? 0.2달러짜리 아이스커피가 몇 잔이나 될까요?
안녕하세요 여러분, Kevin입니다. 카메라가 켜져 있는 줄도 모르고 있었네요. 여기 비어 있는 자리 보이시죠? 간판이 떨어져서 깨졌어요. 좀 아쉽지만 오늘 준비한 리액션 영상은 아주 신납니다. Graham Stephan이 올린 영상인데, 제가 평소 하는 일과 정확히 맞닿아 있어요. 저는 부동산 투자자이자 임대 관리자로서 매일 부동산으로 돈을 버는 방법, 그 장단점을 보여주는 영상을 만들고 있거든요. 이보다 더 기대되는 리액션 대상은 없을 것 같습니다. 바로 시작하죠.
이제 영상을 보겠습니다. 여러분 안녕하세요, Graham입니다. 오늘은 부동산 투자와 임대 사업, 특히 집주인이 되는 것에 관해 진지하게 이야기해 볼 필요가 있습니다. 집을 사서 해변에서 쉬면서 매달 월세를 받는 삶은 쉽게 미화되기 마련입니다. 그런데 실제는 정반대죠. 제 채널의 썸네일만 봐도 그렇게 생각하지 않으실 겁니다. 사실 많은 분들이 제가 현실을 너무 많이 보여줘서 부동산에 지나치게 부정적이라고 말하기도 합니다.
Graham의 첫 번째 조언은 이렇습니다. 듣기에는 가혹하지만, 임대 사업을 사업처럼 운영하는 것이 정말 중요합니다. 왜냐하면 임대 부동산은 무엇보다 사업이기 때문입니다. 제가 처음 임대 사업을 시작했을 때는 21살이었고, 저보다 훨씬 나이 많은 사람에게 집을 임대했습니다. 솔직히 말하면 나보다 나이 많은 사람에게 무엇을 해야 하고 무엇이 허용되지 않는지 말하기가 부담스러웠어요. 그래서 결국 어떻게 됐냐면, 제가 너무 잘해주려다 보니 연체료를 제대로 부과하지 못했습니다. 월세가 일주일 늦었는데도, 제가 착한 집주인이 되면 앞으로 제때 낼 가능성이 더 높아질 거라고 생각했거든요. 그런데 세입자가 계약서에 없던 동물을 집에 데려왔을 때도, 말하기가 두려워서 그냥 넘어갔습니다.
그래서 정말 간단한 요령을 하나 알려드릴게요. Graham이 임대 부동산을 사업처럼 다뤄야 한다고 말했는데, 저도 전적으로 동의합니다. 그런데 부담 없이 실천할 수 있는 쉬운 방법이 필요하시죠. 그러려면 스스로 단호해야 한다는 부담을 내려놓아야 합니다. 방법은 간단합니다. 세입자에게 자신이 집주인이라고 말하지 마세요. 이건 제가 이 채널에서 수없이 말씀드린 내용이고, 아래 링크에서도 다루고 있습니다. 세입자에게 집주인이라고 밝히지 말라는 겁니다. 이건 거짓말이 아니에요. 그냥 "저는 관리인입니다"라고 말하는 겁니다. 여기에 다른 사람들도 관련되어 있다고 말하면 됩니다. 그 "다른 사람들"은 저일 수도 있어요. 제 공개 커뮤니티에 "Kevin, 이 세입자 문제 어떻게 생각해요?"라고 댓글을 남겨주셔도 됩니다. 그러면 저는 "문제인 것 같네요"라고 답하겠죠. 자, Kevin도 여기 관련되어 있다는 거죠.
거짓말할 필요 없이 그냥 "저는 관리인입니다, 여러 사람이 관련되어 있어요"라고 말하면 됩니다. 그럼 이제 이렇게 말할 수 있어요. "이번 달에 월세가 늦으셨다니 정말 난처하시겠어요. 사정은 알겠습니다. 제가 이번에는 연체료를 면제해 달라고 집주인에게 요청해 보겠습니다. 다만 저도 규칙을 따를 수밖에 없어서요. 어려운 상황이라 정말 죄송합니다." 이렇게 세입자에게 공감하면서도, 결정은 "집주인"에게 맡기는 겁니다.
가끔은 연체료를 면제해 주는 것이 실제로 괜찮을 때도 있습니다. 특히 새 세입자가 아직 자동이체를 설정하지 않아서 전자 결제를 하지 못한 경우라면요. 저는 세입자에게 항상 전자 결제를 요구하기 때문에, 이런 경우에는 연체료를 한 번 면제해 주고 이를 일회성 예외로 둡니다. 하지만 두 번째로 또 늦는다면, 집주인에게 "세입자가 또 늦었는데, 연체료를 면제할까요?"라고 물어봐야 합니다. 대답은 "아니요"가 되어야겠죠.
Mrs. Tenant, I'm so sorry. The owners require the late fee to be paid, because it's already been waived once before. I'm so sorry. Would you mind mailing that with your payment in full?
This is just a really quick trick, a quick hack, to eliminate a lot of what Graham is talking about here. Graham is talking about the feeling of being intimidated, the feeling of having to be firm, and the concerns that come with being a landlord. By taking advantage of a principle known as "third-partying," you don't have to deal with that.
채널 안내
If you like this kind of information and this quality of knowledge, check out the links below. There's a Valentine's Day coupon that expires on the 15th. I also have a lot of information on how to make money in real estate in my real estate investing course. If you're just getting started and don't know anything yet, or you already own a few rental properties and want to scale to the next level, that program is for you. And if you own rental property and want to learn how to be an excellent property manager and increase your cash flow, check out the Do-It-Yourself Property Management course.
세입자 심사, 잘못된 임대 방식
Graham's next point is about not properly screening your tenants. When a tenant signs a lease, it's almost as though they're entering a contractual relationship with you for a few years or more. You have to ask yourself: is this the type of person I want to be contractually tied to for the time they live in my home? If somebody is a jerk, you don't have to rent to them. If somebody is rude to you, even before we get to screening and credit and all that, you don't have to rent to mean people. It's not a protected class.
For my own screening, I begin by having tenants use the website MySmartMove.com, which gives me a complete background profile: their credit reports and score, plus residential and criminal background history. It's a great website, and I've been using it and recommending it on this channel for years. But there's a very important disclaimer: MySmartMove only works through TransUnion, and not all credit cards report to TransUnion. So I also recommend looking into Experian credit screening, which you can find by googling "Experian landlord check." Then follow some of the other tips I've outlined before on this channel.
Graham then talks about rental references from the prior landlord. My way of checking is to look up the property owner's name in public records and see whether it matches what the tenant tells me. If it doesn't, I find out about the discrepancy, usually by tracking down the owner's actual information.
Now, going through the tenant's chain of past residences is good, but there's another thing that's really important to consider. I could talk about property management for hours. Here's the thing: if you're the owner and the tenants give you a history saying, "I've lived at this property, this property, and this property," it's fine to look up the address, find out who the owner is, and call them for a rental reference. But I think it's worthless if those tenants weren't paying rent. I hate to say it, but it's jaded: if the tenants didn't pay rent, the landlord is very upset, and you show up on your unicorn saying, "I want to make sure the tenants are great tenants," they'll wonder who you are. "Well, they want to rent my property." "Wait, you're saying they want to leave my house and go to your house? Well, that just made me really happy. You know what, these tenants are freaking awesome." So this isn't a good reference. The good ones are the ones you can follow up on, using the same advice Graham outlines: look up the property owner and make sure the phone number you get isn't their friend or girlfriend or whatever. Do your investigating so you know you're talking to someone legitimate.
Besides screening a tenant very thoroughly and verifying all the information yourself, it's always better to have the house sit empty for an extra month or two than to pick a bad tenant up front. If you just enjoyed that... what did you just say? Do you know how many Starbucks that could buy, how many $0.20 iced coffees? Goodbye. What? Hold the phone, hold the AirPods. No, no, no. Leaving a property vacant for an extra month or two is never, ever the answer.
Let me first say I know where Graham is coming from, and I appreciate it. He's saying that placing a bad tenant is very bad, and he's right. It's terrible, and it will cost you far more than keeping a place vacant for a month or two. So Graham is correct in that statement. But in my opinion, it sends the wrong signal that it's okay to leave the property vacant for a month or two. I'm not trying to mince words. What I mean is this: if you're getting nothing but unqualified applicants calling about your rental ad, that's a telltale sign your price is too high.
Say you're renting out a four-unit apartment building you bought with three and a half percent down. You've got an apartment for rent at $1,800 a month, and you're getting 30 or 40 calls, which isn't uncommon. But all of them are unqualified: they don't have the income, they don't have proof of funds, they don't have the credit. The first thing you should do is consider whether your place is worth $1,800 to a qualified applicant. That's a very big distinction. The question is how to get the property rented to a qualified applicant, not to anyone who says they'll pay $2,000 a month and then doesn't. It's easy to hear neighboring owners say, "I got $2,000 for my unit," and then three months later they're dealing with an eviction. That sucks, and it's stupid.
So on that point I agree with Graham, but the statement that it's okay to leave a place vacant for a month or two is bad. It's much better to say: "I'm at $1,800, and I'm getting nothing but low-quality applicants for two weeks, or even seven days." My preferred rule is to drop the price to $1,695. All of a sudden, instead of 30 to 40 unqualified calls, you're getting twenty unqualified calls, five high-quality calls, and now you have a pick of the litter, so to speak. If you do this, what happens is you rent the place for $100 less, which you probably never would have gotten anyway. $100 less times 12 is $1,200 for an entire lease term. Compare that to leaving the place empty for one or two months at $1,800: that's $1,800 to $3,600 it costs you, all for the hope of getting someone at an inflated rent. This is why rent reductions and renting faster to a quality tenant are far better than leaving a place empty.
계약과 테넌트 레버리지
Next, Graham talks about following the contract. As a landlord, you must always abide by the contract. Your number one goal is to have something known as tenant leverage. I know some people hear that and think, "Oh my gosh, you want leverage over tenants, that's mean." No, no. I'm not trying to establish anything evil. Think about it this way: when a tenant takes the keys to your rental property, they're in possession, and they have the most legal rights. You're in trouble if they decide not to pay rent. You've got a victim, it's a court process, you have to get the sheriff to evict them, and it's hard. So when you start a rental relationship, even with a contract, realize your leverage is down here and the tenant's leverage is up here, because they're in control of the property. You have to figure out how to increase your leverage against that tenant. Proper screening is one of the biggest ways, along with many others, but I don't want to go into all that detail in this video, because we have a video to react to here.
Of course, this is another one of my rookie mistakes, one I made all too often when I first started investing in real estate, and one I see a lot of people making. It sounds like common sense, but a contract is a contract for a reason, and it must be followed to a tee without any deviation. The other thing to know is that contracts are meaningless unless you have leverage. I always explain that the only way you can negotiate is if you have information and leverage. Without information you can't negotiate; without leverage you can't negotiate; you can't win. The same is true with a tenant. You can have a beautifully written contract, but if you don't have leverage over the tenant, enforcing it becomes nearly impossible.
집주인의 시간과 수리 관리
It's important to realize that as a landlord you'll be on call 24/7. That doesn't mean you have to organize your entire schedule around being available 24/7, because that's not the case. But you do need to be prepared to get calls and texts at the most random times, for the most random things, and sometimes you'll have to stop whatever you're doing and attend to the issue. That's fair, and it's totally true. You'll get texts, emails, and calls all the time. I was talking with a buddy of mine in Ohio who's a property manager out there, and he has a really good philosophy on this. He says every tenant costs you one minute per day, that's it. And I'm like, dang, this is why I like real estate as a side hustle. I immediately started thinking about all the tenants Lauren and I deal with, and one minute per tenant per day, averaged out over years, works out. If anything, it might be generous. It just doesn't take that much time to solve issues on rental properties, especially if they're equipped with what I call "the uniform."
The uniform is the condition you get the property in before you ever rent it out. There are a lot of headache-mitigating things you can do up front to eliminate having to deal with problems and upset tenants throughout the tenancy. I give my tenants the handyman's number directly, so if anything comes up they can call him instead of me. I also automatically authorize the handyman to fix small issues whenever they come up, without having to call me or ask my permission. Hmm, I don't know about that. Something we do is this: if a tenant calls and says, "We just moved in, and it looks like the drain by the bathroom isn't draining properly," we look and go, "We just retiled that bathroom." We think to ourselves, it's possible some construction debris got into that line. The tenants just moved in, so we can't necessarily say it's their fault. In all fairness, we'll go ahead and do a courtesy snaking of the entire property. We as the landlord pay to snake the whole property, and we tell the tenant, "By the way, we'll snake the entire property." But after that, it should be clear that any other issues that come up could be the tenant's fault, because things are being put down the drains that aren't supposed to go down the drains. Like Thomas the Train. These are things I've seen in drains that don't belong there. So at that point, I call the plumber and say, "You've got the green light to snake this property. Would you mind coordinating with the tenant?" I connect the tenant and the plumber, and the plumber is authorized to do the snaking.
I don't know that I'd green-light anything at my handyman's discretion, mostly because I worry it could be taken advantage of. I've found it's very common for tenants to accidentally break a faucet and then call in, "Oh, the faucet broke." Well, why did your child yank on it all the way? And why is the hose completely out of the hose bib? And you've got three kids around, and oh, there's Jimmy right now hanging on the door handle yanking on it. There are definitely ways you could get taken advantage of here. Now, for Graham I think this is totally okay, because let's be real: a hundred bucks here or there isn't going to make a difference. It could be peace of mind and stress mitigation, and if that's what you want, fine. And if you have really high-quality tenants, the odds are it's probably not going to get abused anyway. I get that totally. But personally, I believe that for most landlords it's very risky, because it's basically a blank check. Is it worth the peace of mind? I know the time you'd have to wait for anything to be fixed is shorter when I could just call him and he'll come right out. Although in my experience, most issues that come up aren't that urgent. Most of the time you'll get a friendly text or email, and you can choose to address it when you have time, usually within 24 to 72 hours. That's very true, with the exception of something like the place is on fire, or there's a big leak or flood, or a water line bursts in the attic. In my experience, the only major issue that needs to be addressed 24/7, the moment it comes up, requiring you to drop everything, is a leak. Even that's pretty rare. In the last eight years, it's only happened maybe a few times.
As a rule of thumb, here's the guide to pretty much everything: if something can break, it will. I'll admit I don't know how this happens, because I don't think everything I give my tenants comes back broken. Certainly they don't maintain things the way an owner does. For example, I've had this happen: a tenant's kid was chopping right on the Formica countertop all the time, and all of a sudden there were a bunch of cuts in the countertop that weren't there before. The tenant has to pay for that. Obviously there's a balance, and this is the professional thing you always have to figure out: is the carpet wear just normal wear and tear, or is the dog pee stain above and beyond ordinary wear? Then the tenants have to pay for it. So you have to make that judgment call. But generally, I've never been afraid of anything breaking.
Let's see, what grabs us here: errands for renters. I grew up in rental properties, and nothing ever broke. They took amazing care of everywhere we lived, so I just assumed everyone would take care of where they live. You'd think so, but that's not the case. As a landlord, you'll see the brutal reality that some tenants just don't care at all about where they live, and they'll break whatever they can through improper use just because it's not theirs. I know that doesn't make sense to normal, sane people like you and me, but I promise that if you're in the business long enough, you'll encounter this type of tenant, and the amount of damage they can do is mind-boggling. So what he's saying, I think, is that if you don't have a high-quality tenant, perhaps because you placed someone who didn't meet all your screening criteria, there's a greater chance you'll get a tenant who cares less than normal people like us and causes more damage. They're still equally responsible for the damage they caused, but I get it. It can be frustrating.
Oh, and also make sure the bathroom ceiling fan turns on automatically when they turn on the bathroom light, so you don't get a buildup of moisture. I know where he's going with this, but I personally hate it when those loud, rickety, ding-ding fans come on with the light. You go into the bathroom in the middle of the night, you just want to go to the toilet, and that fan always comes on. I have two better solutions. One is a humidistat, which turns the fan on automatically when humidity reaches a higher level. That way, if a tenant just goes to the toilet, it doesn't come on unless it senses humidity. Look into humidistats; they're amazing. The other option is a quieter vent. I like those combo light-and-vent units, and I try to get one with a better sound rating. Rather than spending about ninety-nine dollars on a cheap one, I'll get a $200 or $250 one. Also, it encourages the tenant to actually use it, instead of forcing it on at the same time as the light. You have to be careful, especially with older units, because it could make your tenant not want to stay long, which is bad. Turnover is the most expensive thing in property management, by the way.
So overall, this is really good startup advice if you're interested in getting into real estate or the landlording business. Obviously, things can go a lot deeper. There's much more information to be learned, and a whole lot more I want to say. A lot of this video got cut out that I honestly can't fit in, because if I make it too long, I start getting comments saying, "Gavin, your videos are too long, I can't get to the end." So I may as well minimize the length here.
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