I buy shacks when they are in rough shape. There have been many which I never walked in prior to purchase.

As you know teni put a 100,000 miles on a rental each year. For whatever reasons, I feel that my shacks went from bad to great and now have slipped to bad again.

My plan is to work on my workshop and storage space while simultaneously mending the shacks as needed. I believe that it would be best if I had my trucks, mowers, tools, etc in order before tackling any heavy remodeling.

I'm curious as to what you may have done when faced with similar circumstances. Part of my decision rests on the fact that I need to be ready for spring and I'm not.

Thanks for your sage advice

It's a cycle I went through with buildings over the past 25 years. With long term tenants it just happens to each unit and when they leave it's degraded.

I fixed up two four units and then realized I had better sell them at age 65 and felt I was going to "get hurt". So I sold them just in time since I was found to have cancer and needed big surgery.

I'm with Ken on this. I have some trailers on private land (my land. I buy them real cheap , fix, rent until prices go up then sell the trailer and lease the underlying land. Works ok for me.

Also have other investments.

Smok,

Buy low sell high. I sold a few this year, all for prices I never dreamed possible. Homes in my area are still selling strong.

I HATE paying the taxes on the sale but I got enough extra (more than I expected) to help the tax hurt.

My procrastination habit is to clean up before working. "How can I possibly call a contractor when that pile on my desk has been sitting there for a month." When I find myself sweeping out the garage I realize I am avoiding doing what really needs to be done.

Desk or shop cleaning is for those cold snowy nights with a cup of hot chocolate and the dog at your feet." (who left that mess in the shop anyway?!)

In sales it was the "second cup of coffee" that keeps commissions low.

MY focus right now is to button up and freshen up my exteriors for winter. Get the trim painted, etc so it looks good when a res decided to leave in December when I cannot paint.

I'm pushing some roof work and a septic system before weather sets in. My goal is to have these done by Halloween.

yes, Selling is hard to contemplate. I always know when to buy and have never known when to sell.

Robert in California, His views on selling are very clear and make me think that selling should happen in the next up cycle, not this one.

Smok of MD, The units that are in need of work should be first priority. In the northern states winter is fast approaching and the ice back ups and winter issues can cause problems.

YES teni's can be harsh on a unit AND create work for LL's. Using Steel and Concrete can be damaged by some teni's

At this point focus on the exterior concerns peeling paint, any roof issues, and any water issues. Go to what you feel is the worst unit and check it out make a "Punch list" of work to be done and do the worst priorities first on the units. Any Safety issues? Damaged or rotted wood? Missing shingles? Peeling paint? You may call in an extra crew to help get the units ready before snow flies.

Your equipment can wait a few months and once you are done with the exterior and snow flies then equipment repairs and maintenance can be completed in a warm garage.

NOW may be the time for you to consider updates on a few units, painting the interior and exterior and do any deferred maintenance. THEN put the units on the market.

A little time spent organizing and preparing will pay huge dividends in time that you DON'T spend hunting for what you need.

Thank you all,

work will expand..... Interesting. I need to ponder that for a bit.

For now the focus will be cleaning, painting and all things easy. No remodeling.