Contractors can make or break an investment. And in today’s market, investors cannot afford blown timelines, disappearing crews, or budget‑destroying surprises. The safest approach is a disciplined, zero‑nonsense vetting process that protects the project, the property, and the bottom line.

This is the aggressive, cautionary framework used by investors who refuse to get burned.

🚫 1. Start With a Non‑Negotiable Rule: No Deposits

Professional contractors with stable businesses do not need large upfront payments.
Deposits create risk, reduce leverage, and reward contractors before they’ve earned trust.

Safer alternative:

• Pay nothing upfront for labor
• Pay only after work is completed and verified
• If materials are required, you purchase them directly

If a contractor insists on a deposit, treat it as a red flag and move on.

🧾 2. Buy All Materials Yourself

This eliminates:

• Markups
• Substitutions
• “Lost receipts”
• Delays caused by contractors not picking up supplies
• Disputes about what was or wasn’t included

Buying materials yourself keeps control where it belongs — with the investor.

Contractor provides labor.
Investor provides materials.
Simple, clean, and fully documented.

🔍 3. Verify Licensing, Insurance, and Legitimacy Before Anything Else

Before discussing price, availability, or scope, confirm:

• Active state contractor license
• Liability insurance
• Workers’ com ... Read More…

 **** This is not legal advice. Always consult your own attorney/lawyer.

🐾 What Makes an ESA Letter Valid in Ohio

Ohio follows federal Fair Housing Act (FHA) rules for ESAs, and the Ohio Civil Rights Commission (OCRC) enforces them. The validity of an ESA letter depends on the credentials of the provider and the quality of the assessment, not on registration, certification, or online “licenses.”
Below are the requirements supported by Ohio’s professional board guidance and federal housing rules.

✅ A Valid ESA Letter in Ohio Must Include:
1. Written by a Licensed Mental Health Professional (LMHP)
Examples include:
• Psychologists
• Licensed professional clinical counselors
• Licensed social workers
• Psychiatrists
• Other clinicians with appropriate scope of practice
Ohio’s Counselor, Social Worker & Marriage and Family Therapist Board states that providers must have education, training, and experience to assess ESA needs ohio.gov.

2. An Established Therapeutic Relationship
The provider must have:
• Conducted a face‑to‑face assessment (in person or telehealth)
• Evaluated the client’s mental health condition
• Determined the ESA is part of treatment
Ohio explicitly warns against letters issued without a therapeutic relationship or based only on client self‑report ohio.gov.

3. A Disability‑Related Need
The letter must state that:
• The individual has a mental or emotional disability
• The ESA helps al ... Read More…

If you're using AI tools in your real estate investing business—or thinking about it—you're not alone. Technology is reshaping how we analyze markets, screen tenants, and make investment decisions. But here's the thing: powerful tools require responsible use.

Why This Matters Now

AI can process mountains of data in seconds, spotting trends and opportunities we'd never catch manually. That's incredible. But AI also learns from historical data, and if that data reflects past discrimination or biased decision-making, your "smart" tool might be making unethical (and illegal) recommendations.

Three Quick Rules for Ethical AI Use

Keep humans in charge. AI should inform your decisions, not make them. Your market knowledge, gut instinct, and ethical compass still matter. When something feels off about an AI recommendation, dig deeper before acting.

Know what your tools are doing. If you can't explain how your AI screening tool selects tenants or values properties, that's a red flag. Black-box algorithms create liability. Choose transparent tools and verify their outputs.

Test for bias regularly. Run identical applications through your system with only protected characteristics changed. Different outcomes? You've got a problem that needs fixing before it harms someone or lands you in legal trouble.

The Bottom Line

Fair housing laws exist for good reasons, and AI doesn't give you a pass. In fact, using AI without proper oversight can multiply discrimination at scale ... Read More…

Video review and noted by Kimberly Weiss and summarized by Microsoft CoPilot. 

 🎥 Originally recorded on February 5, 2020, Bill Warner’s “Top 10 Inspection Myths” remains an insightful and practical resource for anyone navigating property acquisition. Whether you're a seasoned investor or a first-time buyer, this video cuts through the noise and exposes the misconceptions that can cost you thousands—or worse, leave you with a property full of hidden issues.

Even 5 years on from when Greater Dayton REIA recorded this video with Bill Warner, his myth-busting framework still totally holds up. Here’s why it’s still essential viewing today:

🔍 Myth #10: “The Bank Already Ordered the Inspection”

This one still trips up buyers because the terms appraisal and inspection are sometimes used interchangeably, when they are not the same. Warner clarifies the critical difference between an appraisal and an inspection:

• Appraisal = Value assessment based on visible features and market data.
• Inspection = Deep dive into the property’s condition, systems, and potential risks.

Banks care about collateral. You should care about what you're actually buying.

⚠️ Myth #9: “Inspectors Will Find Everything That’s Wrong”

Inspections aren’t X-rays. They’re designed to uncover major issues—structural failures, safety hazards, plumbing leaks—not every minor flaw. Concealed defects and co ... Read More…

www.firstohiotitle.com
Who is FinCEN? FinCEN (Financial Crimes Enforcement Network) is a bureau of the U.S. Treasury tasked with protecting the financial system from money laundering, terrorism financing, and other financial crimes.

 What’s Happening on December 1, 2025?

 What Does It Cover?

• Non-financed (cash) purchases of 1–4 unit residential properties
• When the buyer is a legal entity (LLC, Corporation, or Trust)
• Includes sales, gifts, and some transfers unless exempt

 What Must Be Reported?

• Property address and details
• Name of the buyer (transferee) and their beneficial owners
• Purchase price and payment method
• Name of the seller (transferor)

 When Is It Due?

• 30 days after closing, or
• The last day of the following month

 Why It Matters to Realtors

• Entity buyers may need extra time to gather documentation
• Title or closing agents may request info from you or your client
• Understanding the rule helps prevent delays and confusion

 What Realtors Should Do Now

• Ask early: “Is your buyer using a trust or LLC?”
• Inform clients that ownership details may need to be disclosed
• Partner with title companies familiar with FinCEN rules
• Stay updated as more ... Read More…

🚌 Estimating & Rehab Bus Tour: A Hands-On Journey Through Dayton Real Estate

On June 20th and 21st, 2025, a vibrant green-and-red bus rolled through the streets of Dayton, Ohio—not as a sightseeing tour, but as a mobile classroom for aspiring and seasoned real estate investors. The “Estimating & Rehab Bus Tour” brought together a dynamic group of attendees for an immersive, hands-on experience in property evaluation and offer-making.

🔍 What Made This Tour Unique?

Unlike traditional seminars confined to hotel conference rooms, this tour took learning to the streets. Participants visited five real properties across Dayton, each offering a unique set of challenges and opportunities. With boots on the ground, they practiced:

• Estimating rehab costs with real-world examples
• Evaluating property potential based on location, condition, and market trends
• Making offers—with at least one offer submitted during the tour!

🛠️ Learning by Doing

The heart of the event was its workshop-style approach. Attendees didn’t just listen—they measured, calculated, and strategized. Guided by experienced investors and rehab specialists, they learned how to:

• Spot hidden costs and structural issues
• Prioritize renovations for ROI
• Use tools and templates for accurate cost estimation
• Navigate the offer process with confidence

🤝 Building Community

Beyond the technical skills, the tour fostered connections. Participants shared insigh ... Read More…

 Real estate investing isn’t inherently difficult or complicated. Like many investors from my generation, we simply bought a house, made the necessary repairs, and rented it out. There were no computers, no internet—just a few books at the library, and that was about it.

Presenters from the National Fair Housing Alliance will review:
 Special Purpose Credit Programs and the intersection of fair housing
 Best practices around community-based equity-focused homeownership
 Highlights of their publication “First Generation Foundations: A Guide to Advancing Equity with First Generation Homeownership Programs”

Ohio Presenters from County Corp and Homeport will:
 Discuss the opportunities they provide in their communities
 Their local equity-based homeownership programs
 Other services that enhance their communities

REGISTER HERE or CLICK THE IMAGE!