March Newsletter – Pocket Deals & Bon Voyage 4 A Cause Charity Event

March Newsletter – Pocket Deals & Bon Voyage 4 A Cause Charity Event


Bon Voyage 4 a Cause
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Bon Voyage 4 A Cause

 Bon Voyage Party 4 a Cause!

Come join Gabhart Real Estate Advisors as we host a block party and open house at our new listing in Del Sur on Saturday, March 19th 3:00pm-6:00pm at 16063 Wayne Hill, San Diego, CA 92127.


Help us find a new owner of this home and raise money for the benefit of The Autism Tree Project Foundation.

Craft beer, food truck, face painting, silent auctions, jumpy for the kids and other fun filled activities awaits you and your family as we bid adieu and wish The Ashtons (homeowners) the best of luck on their move to Greece.

Save the date and we hope to see you there and check out this new technlolgy for doing 3D Virtual Tours Wayne Hill 3D Tour

A big thanks to our sponsors!

MM-By Steven Hyde
Green Electric Solutions
Repertoire of Events

Off Market Commercial Properties

Vacant Lot

5.32 acres lot ready for development in the South Village area of Valley Center is offered for sale for $3,600,000. The property is zoned C36 – great for commercial site. Grading has been started! 17 EDUs has been reserved by the Seller.

Property Features:

* Prime corner retail lot suited for sales and services

* High visibility, signalized intersection

* Major project developments in the area

Click here to get a copy of our marketing package.

Industrial Buildings

Another great opportunity are 2 industrial buildings in South Bay which are operating as indoor swap meet for more than 25 years. The Swap Meet currently functions five days a week, from Wednesday to Sunday, with long-established vendors selling consumer goods. The property could be continued to operate as a swap meet or could be converted to an owner-user opportunity or could be leased out as a traditional industrial. The property is offered for sale for $6,800,000.

Property Features:

* The only indoor Swap Meet in San Diego

* Located less than 2 miles from the US-Mexico border crossing

* Major destination from customers from both sides of US-Mexico border

* Recent upgrades include lighting, fencing, security system and many more.

Click here to get a copy of our marketing package.

Should you have any further questions or need additional information, please feel free to contact me.

We are building Four New Homes

We are building four new homes in El Cajon. Construction is underway with a 12-month construction schedule. The homes are planned as two-story houses – 2 homes with 4 Br/2.5 Ba and 2 homes with 3 Br/2.5 Ba.

Construction 2

Grading is done and trenching is starting for the foundations. Stay tuned for more updates.


Curtis Gabhart

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Marketing our properties to sell quick style!

One of the largest profit eaters when it comes to investment properties is a drawn-out marketing period. Over many projects, we have streamlined the process of selling a property in order to single out the reason for an untimely sale down to price alone. We aim to have an offer in the first week and almost always close the sale within 45 days of listing. This is accomplished through a team effort and a marketing strategy with detailed responsibilities and deadlines.

We buy all of our deals as principals through agents (not auctions) so we show our appreciation for bringing us the deal we relist the renovated property with them and provide them with our marketing plan. Here’s a snapshot of what we do before and during the listing:

14 days out both we and the agent create a cma independent of one another and tour properties noting positive and negative characteristics to arrive at a listing price or range. We send the agent the marketing plan along with a commission scale that rewards them based on their work and on the profitability of the project.

7 days out agent visits the property and takes pictures and notes punch list items that need fixed before property is show-worthy. After the final construction clean we schedule staging (if appropriate) and professional photos/virtual tour the following day.

3 days out our agent prepares a marketing flyer using the new photos and calls/emails agents who work that area to inform them of the property and present an opportunity for a pre-mls showing with their buyers. We collaborate on the best pictures and wording for the flyer and mls listing.

1 day out Agent puts up a sign and sentrilock on the front door. We keep a separate combination lockbox for our contractors and maintenance personnel. Agent posts an ad on several media sites (craigslist, facebook, etc.) and we post to our company blog.

Listing day list the property on the mls the day prior to the area broker pitch/caravan. We attend the pitch session with flyers and promote the property and our company. The agent sets up the open house and caters breakfast or lunch. We offer a gift card to the agent who guesses closest to final sales price.

Agent keeps the sign stocked with flyers at all times and sets up to collect agent feedback efficiently. Agents need to be very responsive and answer their phone at all times. We schedule periodic cleaning and lawn maintenance.


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Resident Welcome Manual

Well I was posting on one of my favorite Real Estate forms getting some feedback on the San Diego rental market and some ideas about the best ways people were renting their apartments because all of a sudden I have quite a few vacancies to fill.

Until recently it has been pretty turnkey because most of my units had been filling by the time the previous tenant had left. I probably took my eye off the ball a little bit because I had been so focused on flipping properties that I have not paid attention to talking to fellow investors in the market I own units.

Apparently, I missed the memo that said for everyone to move out because all of a sudden I had 2 vacancies in December (they were on 12 month leases that I signed the December before. I remember thinking that it would suck if they moved out next December and here you have it, Merry Christmas Mr. Landlord)

As usual there was a lot of good feedbacks and comments and the thing that stuck out to me was that you needed to call people back immediately, especially in weak markets like we are heading into and with  today’s 24/7 world when everyone expects instant gratification (especially me!). I knew if I didn’t call them back to rent one of my competitors would.

One of the posts was by someone I respected who thought that if you called the tenants back at their whim you were setting a bad precedence and it got me thinking (can you spell the burning rubber?)

A lot of people (including myself more than I would like to admit) fly by the seat of their pants when managing properties and don’t have many mechanisms in place to run the operations efficiently.

One of the things we do that I feel is very helpful once we have found the resident in place is a resident welcome manual to spell out how the relationship is going to work. We did not make it up, but we purchased it from a company that creates property management operations manuals and forms and modified it to meet our needs (why reinvent the wheel? I’d rather make a better ball bearing to make it go faster.) Post a comment or send me an email if you would like their info.

So anyways I starting posting my response at click here and was pasting my table of contents of our resident manual and I had technical difficulties and it wouldn’t let me post so guess what! Yes, I am posting it here with a link to our TOC which will hopefully shed some light on a way to set the tone from the beginning.

Here is the Table Of Contents from my resident Welcome manual

GII resident WELCOME Manual

GII Welcomes You  4

GII Personnel 5

Tenant Communication  6

Telephone Calls during Office Hours  6

Voicemail 6

After Hours Calls  6

Emergency Calls  6

Maintenance Requests  6

Change of Information  6

Email 6

Website  6

General Office Information  7

Address Information  7

Communication  7

Office Hours  7

Emergencies  7

Protect Your Rental and Credit History  8

Rental/Lease Agreement 8

Moving Checklist 8

Utility/Cable Companies  8

Rental Payments  8

Fees/Charges  8

Maintenance Reimbursement 9

Care of the Property  9

Getting To Know Your Residence  9

Maintenance  9

Tenant Renovations/Alterations  9

Tenant Maintenance Responsibilities  10

Procedures for Requesting Maintenance  10

If There Is an Emergency  10

Non-Emergencies: 11

Preventative Cleaning Tips  11

Additional Cleaning Tips  12

Energy Saving Tips  13

Renters Insurance  14

Safety Tips  14

Vacation Checklist 15

Holiday Tips  15

Emergency/Disasters  16

Drug Free Housing  16

Frequently asked questions  17

When it is time to move  18

Giving Your Notice  18

Setting Up Your Move-out Appointment 18

Preparing the Property  19

Cleaning  19

Carpet Cleaning  19

Draperies/Window Coverings/Windows  19

Replacements  20

Pest Control 20

Landscape Clean Up  20

Trash  20

Painting  20

Your Security Deposit Refund  20

GII Additional Tenant Forms  21

Moving checklist/utility numbers  21

Emergency/disaster checklist 21

Tenant ACH request 21

Work order request 21

Add roommate request 21

Cable/satellite/TV request 21

Request to add pet 21

Partial notice to vacate  21

Notice to vacate  21

Conclusion  21

If anyone has any questions or suggestions please post your comments. Writing this blog helps me just as I hope it helps other people to.

Curtis Gabhart

For the most updated information & news on real estate & Gabhart Investments go to our Facebook & twitter pages

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