Mr Leslie Groves
@MrLGroves
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"Truth is like poetry. And most people fucking hate poetry….”
Richmond, VA
Joined November 2012
RT @RudyHavenstein: He appointed the execrable Eric Holder as AG, the crooks got away with trillions, and much of America still hasn't reco….
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Made an offer yesterday, would be a 3 way trade and an assumption of the existing private debt. The seller is a local broker, CCIM. Seller: .Hard No! .My broker:.Why? .Seller: .It’s too good to be true… #CRE.
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Discovered today that most architects are clueless when it comes to occupancy use. Maybe some decent renderings, wrong building code. #CRE.
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I was told I am crazy for suggesting that, but hey I am not alone!.
@twallyweb And a good listing agent cuts their buyer's commission from 3% to 1.5% on an easy deal to get their seller the most money at close! Everyone wins!.
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This is really good.
@REExchangor @theAZhomebuyer Got it—corrected: Okay, kiddo: Imagine you have 9 toy houses, but the mean bank is holding them tight 'cause you owe money. To free some up, find a friend selling another toy house. You "buy" it, but they lend you cash by putting a friendly promise-note on half your toys (full.
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Not all Dirt is good Dirt . 🚫 You don’t want topsoil full of bio material.✅ You need structural fill. Always send your special inspections engineer to test the material before it hits your site. Cheap dirt that fails compaction = expensive mistakes. #LandDevelopment #CRE #CREX.
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Now the real question:.Can you get dirt for free?. Yes — if you think like a dirt logistics company. Here’s the play:.🔍 Identify big construction projects nearby.💰 They pay to dispose of excess dirt.💡 You solve their problem — take the dirt.🚛 Many will even haul it to you.
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Can you make it cheaper?.Yes — if you know where to look. There are companies that source excess fill from other job sites. We’ve worked with groups that bring in dirt for $6–$9/yard,.plus hauling (~$90/hr). It’s not magic — it’s relationships, timing, and logistics.
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“So what if the site’s flat? Just add a little dirt, right?”. Let’s break that down 👇. Take one of our parcels—3 acres. To create just a 4-foot grade difference across the site, we need to bring in ~19,000 cubic yards of fill. At ~$20–$30/yard (dirt + haul + grade)?.You’re.
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Before you worry about what kind of stormwater system you’ll need, ask this:. 💡 What’s the elevation difference between your discharge point and your site’s average grade?. Flat like a football field? Great. If it’s on a hill, you’re golden. If not… welcome to your first real.
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First thing you need to figure out when developing land:.💧 How are you discharging stormwater?. 1️⃣ Build a stormwater pond.2️⃣ Install an underground system.3️⃣ Tie into existing infrastructure (if allowed). Stormwater isn’t optional. It’s your first real problem. #LandDevelopment.
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Shouldn’t be even an option. You should always buy your own material. Especially if it’s not a one off project.
Buying materials direct when it makes sense. A contractor will often markup those lighting fixtures, drywall, etc. When possible, work with one that will allow you to buy those items directly - can make a huge difference.
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Layout is everything! Brokers please listen to Tyler!!!!!!!! . Here $323 vs $300 per acre comparison. Property A 👇. 1.38 acres 20,000 ft.². $300,000 per acre.$440,000 total price .$22 per buildable ft.² . Property B 🤷♂️. 4.31 acres 32,000 ft.² . $324,000 per acre (so close to.
Looking at two 1.4 acre sites:. A) One can hold 11,000 sf. B) One can hold 4,500 sf (very awkward layout). Yet both are marketed as "$25 PSF" on land sqft, because that's what the "comps" say. So here's how the math works:. $25 PSF x 43,560 x 1.4 = $1.5m. A) $1.5m / 11,000 rsf =.
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Lesser Known Real Estate Skills that Print Money:.
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