The Exterior Paint Color

Choosing a paint color for the exterior of an all wood home is a commitment.  You are committing to the look of the exterior, the feel of the home, and the impression that a potential renter has about the house.

When we bought 8th and M the house was tan and the trim was a lighter tan.  The house looked tired, and a little shabby. Boring.  The homes in this area improving part of Huntsville are not boring.

Our daughter and son in law live in Charlotte where there is a neighborhood called NODA North of Downtown Arts.  I think of our neighborhood as Huntsville’s NODA. ( We are also north of downtown and wow there is some art in our neigborhood.)  Soon I am going to give you a walking tour of the neighborhood, because I think you will be surprised at some of the homes,but today I will just show you a few of our closest neighbors.  They are not afraid of color and/ or have a sense of fun.  It is a college town after all.

FYI they totally copied us.  This house just got painted.  I think imitation  is greatest form of flattery.

 

Dan-Phillips-Recycled-Affordable-Texas-Houses-5.jpg (600×450)

I just knew when I saw 8th and M I knew that I wanted the house to be a dark bluish gray with white trim.  My daughter in law suggested a yellow door and provided me with pictures.  I knew it would be the perfect accent to the porch.

Picking that bluish gray was trickier than I thought.  Some were too purple, some too brown, and some too light.

I settled on Sherwin Williams Slate Tile.  The painter recommended satin finish to hide some of th imperfections in the home.

Photographing this color is tricky but the square above is from the SW website and is the actual color.  It is less blue than it photographs.

If you have this much house to paint, and there is repair work involved, and it has two stories…hire a painter.  It took three men four days of hard work to get the house painted and wood replaced

The first step was to replace rotted wood and scrape the peeling paint from the house.

It looked ROUGH at this point.  I was nervous.

Our painter, Carlos, had a team that showed up bright and early and stayed until late.

The blue paint without the trim looked awful.  I was a little lot nervous.  It looked so drab.

And then… let there be white.

 

The white was a huge improvement but look at that pop of yellow below.


The difference in appearance is stunning.  Right after it got painted we had two different people knock on the door for information about renting the home.    Don’t you love the yellow?  I do.  Thanks Sweet Amanda for the color choice.

We have cement patch and concrete colored porch paint that at some point we will get done,  just probably not right away.  We are tired and power washing, patching, and painting would be another whole weekend.

I know that you can see that in addition to changing the paint color we also added a new roof to the home and garage.  The two changes were dramatic but not cheap.  Those changes were just a little less than half our budget ( add in the foundation work and it is half of what we budgeted to spend) but we are not sorry.

Right around the corner there is this empty and under-loved house.  I am going to keep my eye on this one. It could be a cute home.

My dad has been anxious to see what we have done to the house so the exterior was the first installment.

Thanks for following along on our journey.

Blessings,

Karen

The Bonus Rental

The biggest worry we had about the property turned out to be one of my favorite spaces.  The home had a totally illegal garage apartment.  My fear was that it would cost us a fortune to get up to legal standards.

The garage apartment wasn’t even mentioned on the real estate listing even though it was being lived in by tenants when we checked out the house.  This was the one and only picture of the garage apartment in the home information on the realtor site.

I snapped these two from the front of the house.


It took some work to get the realtors to change their listing to include a mention of the unit and even then the listing said it would be a great place for family to visit.  The odd thing for us was that the unit was built at the same time the house was and should have been legal.  It took a little digging to figure out that the place no longer met minimum requirements for a rental.  Heck, it didn’t meet minimum requirements for anyone to be in.  The unit was missing smoke alarms, there was no carbon monoxide monitor, there was a hole in the floor that opened to the garage below, it had a gas leak,  the garage below had an unvented working gas hot water heater that also had a gas leak, it needed the foundation worked on, and the only method for escape in case of fire was through the door.  You know just the basics.

I have absolutely no photos of the inside of the apartment before we bought it. There were three pit bulls, guns, foil over the windows, fly papers hanging all over the place inside the unit, two people and three dogs living in less than 400 square feet, cigarette smoke, and moth balls everywhere. I was too overwhelmed to venture into the space very far and feared the worst.

Once the tenants moved out we got our first real look into the space.  I loved it.  I did not expect to be so happy about the space but I was almost giddy.

Yes, it had all the problems I remembered but what I had not seen before was the original charm that somehow had not been stripped in 67 years.  Some of the light fixtures were original, the phone niche was still there, original doors, aged pine flooring, and original kitchen cabinets.

The stairs and deck were solid, even if they were a little dirty and someone scorched the deck with a grill at some point.

I think my favorite room in the unit is the dining nook.  The windows, the light, the phone niche… I like it all.

Look past the dirty in the picture to see the wide baseboards and the light that comes in.  

The kitchen is amazingly efficient. The original cabinets go all the way to the ceiling.

I like the faucet coming out of the wall.

Not the biggest fan of the stove, but now thanks to my buddy who worked for over an hour solid before I joined in for another hour, it is clean and there are no gas leaks.  It isn’t perfect, but until we find another apartment sized stove for a decent price it will work.

The bathroom vanity is original and super cute.  I wish I had the time to strip it down to see the original hardware without a million coats of paint on it.   That light must go.  I know what I want.  I hope I can find it.

The bathroom was a nice size for the space.  It has a huge, deep cast iron tub.  One day I hope we can get it reglazed.
This is my one and only photo to show you just how dirty this sweet place was before we scrubbed, washed, went back to the store for more cleaning supplies, cleaned some more, and sealed the floor.  My buddy cleaned the windows but it took cleaning them twice to cut through the crud to clean glass.  She is a superwoman when it comes to cleaning.

I am not ready to show off the newly painted, cleaned and ready inside quite yet because we still have a few things to knock out but isn’t the space great?

Here is how the old girl looks from the outside now.  I think I will be  painting the porch posts white but it is much improved.  I can’t wait for you to see the tree house as a my buddy calls it.

img_8462

img_8463

img_8465

If you are not my Facebook friend (The Corner of 8th and M), My Instagram Friend (thecornerof8thandm) then you may not have seen the color of paint that we picked.  I really like the color.

What a journey we have been on.

Thank you for following along.  We love to hear from you.

Blessings,

Karen

How to Get Rid of that Smoke Smell

After dealing with not one but two places that were lived in by smokers on this investment property, I can say I have read, researched, and tested a lot of different methods to get rid of that lingering smoke smell in a home.  Here is what I have learned from my four weekend battle with smoke.  The absolute worst room in both units was the master bedroom and adjoining bath in the house.

master-bedroom

This is what I learned:

First EVERY single square inch has to be cleaned or removed.  No exceptions. Walls, ceilings, floors, closets, windows,doors, tile, wood… it all needs a good cleaning and if it can’t be cleaned, rip it out.  I cleaned every surface that could handle the chemicals with TSP.  I recommend starting at the ceiling and work your way down. The trick to getting the ceiling scrubbed without damaging the sheet rock was fist to use a brush on a handle that is used to clean RV’s and boats dipped in a TSP solution then to use a saturated microfiber cloth on a Swiffer sweeper.  I changed the microfiber cloth frequently.  It rained nicotine on me.  Brown liquid ran down the walls.  After ceiling and walls were all washed I used clean damp cloths to wipe it all down.  It took two times to wipe every surface down with clean water to get it to the point that the water did not turn brown after wiping it down.

After it was completely dry the next step was to run an ozone generator.  I rented one on Labor Day weekend so that I could keep it from Saturday morning at 7:00 am until Tuesday morning at 7:00 am for $60.00  I ran it every second we were not in the house and it helped.

Finally, after the ozone generator was returned I painted the wall and ceiling with B-I-N primer.  This primer is super thin so be prepared to treat it almost like water.  It is some amazing stuff but it is not cheap.  It took two gallons to get the walls and ceilings sealed at over $40.00 a gallon.

The floor got a serious mopping at the end of every day I was there.  The hardwood had long since lost any varnish and we planned on sealing and covering the flooring with vinyl plank flooring.  Luckily I did not do any damage to the floor and we were able to have them sanded, stained and sealed.  More on that in a future post.  Once the painter finished the house lost that stale smoke smell. (Yep we paid a painter to get the entire interior and exterior painted.  I am not sorry we spent that money.) 

I know you see that half-finished bathroom through the door. We are making progress there but the bedroom is done except for two outlet covers and the blinds on the window.  I wish I had smellavision.  It smells great.


Look at that beautiful nicotine free wall.

The cat smell was not as bad as the smoke.  The carpet and pad contained a lot of the smell and a good scrubbing with      laundry detergent in water using a scrub brush helped.  Three or four mopping jobs knocked most of it out.  Hydrogen peroxide on the worst spots made it fade almost completely.  Open windows on hot days and baking soda finished off the smell. 

If you are thinking about investment property there is a reason people shy away from the problems we had.  I don’t want to clean another place again, but if the price was right who knows?  

I hope this helped you.  If not, I hope the idea of me driving home wrapped in trash bags so I wouldn’t get it in my car at least amuses you.

Blessings,

Karen
 

Finding Just the Right Property

We have owned homes, 6 homes to be precise. All of those were truly where we would live (even just on weekends), call our home and rest our heads.  Buying an investment property is, or should be based on what the home is or will be worth and less about emotion.  I will give us a B- on keeping the emotion out. 

Before we started shopping we set some rules that overall, we have stuck to.  I will be telling you where we did not and what we wish we had done down the road.

1. The house had to be on a numbered or lettered street close to Sam Houston State University.   Homes in this area just don’t come along every day.  Here is the Zillow map of what is for sale right now in the area we were looking.

2.  The house had to make sense for us financially.  We tend to lead with our hearts then make it work later.  The numbers had to work or we were willing to walk away.  We did walk away for a while from this house, but the house kept calling us and the owner accepted our offer finally.  We would not have purchased the home if we did not believe the rent on the property would give us a return on our investment.

3.  We needed to know what we were getting into.  We checked local codes, researched the house with the city and county to make sure there were no surprises.  I advise hiring the best inspector you can find and go on the walk through with him or her.  Bring in trades for estimates if there are problems.  Know what the electrical, the plumbing, the foundation, the roof etc are going to cost.  I have names if you live in our area.  Run the numbers.  After you know what you are looking at does it still make sense?  If after everything it is too expensive and even if you love it…walk away.

4.  We knew to look past the ugly.  Does the house have a good layout?  Is it structurally sound? If not, is the price low enough to make it so?  If the answers are yes, don’t worry so much about ugly paint, nasty floors, missing or filthy appliances, or overgrown backyards.  (Our house had all of the above.) 

I cannot wait to tell you about what you see in the photo above. 

Oh that master bedroom and bath.  Nicotine coated everything that cat urine or hair did not. We learned a lot here. I took a lot of showers. A. Lot. Of. Showers. 

Track lighting in the dining room.  Wall right when we walked in. You are going to be so surprised at this space…if we ever get it finished.

A broken stove, nasty floor, leaky faucet were just a few of the treasures that this closed off kitchen had for us.


The hardwood floors… well what can I say?  Paint, carpet padding, carpet tacks, and pet staining had done their damage on the floor. 

I cannot even explain how nasty this house was.  It smelled so bad of cigarette smoke and cats that our realtor didn’t want to go in and oh yeah…there were fleas. 

Were we crazy? Yes.  It has been the phycially hardest home we have ever worked on. It has been an emotional ride. We have learned a lot about ourselves and a little about home repair.

Was the home a good investment? I believe that it will be.  Only time will tell.  

We look forward to showing you our progress, and our failures as we take on this journey.   We love to hear from you and value your input.

I have started a Pinterest board about our 8th and M home if you want a peek into what we have planned.  8th and M on Pinterest
Blessings,

Karen