The Real Estate Investing Club

Evictions and Property Management with Donna Dubose | The Real Estate Investing Club #19

Transcript of “Evictions and Property Management with Donna Dubose”

Gabriel Petersen 0:01
Ray, we are live. Donna, thank you for joining us. How are you doing?

Donna Dubose 0:07
for having me? It’s good to meet you. Okay.

Gabriel Petersen 0:09
Absolutely. Absolutely. Where are you calling from? Lubbock, Texas, Lubbock, Texas. And we actually just went over this that is in the north, not the south of Texas. That is correct. All right. So, to get us started, why don’t you tell everybody you know who you are, where you’re from, and how you got started in real estate in the first place.

Donna Dubose 0:29
Okay. Um, I’ve been, I was born and raised in Lubbock, and been here in the real estate business for 26 years. And prior to that, I worked in the medical field in the cardiac cath lab. And I left because I was trying to get pregnant. And that’s why when I decided to go back to doing something, I decided to do something with people but not sick people. So don’t have that I came up with real estate. I liked

Gabriel Petersen 0:58
it. I like it. That you said that was 28 years ago, 26 years ago. 26 years ago. All right. So you are a veteran of the field.

Donna Dubose 1:07
I’ve been doing it a long time. I’ve seen ups and downs in the market.

Gabriel Petersen 1:11
Perfect. You got plenty of wisdom to share. I love it. Yeah. Okay, so tell us a little bit. What is it that you do in real estate? What’s kind of your niche?

Donna Dubose 1:21
Well, I’m a real estate broker. Now, I’m company. But everybody that works for me works out of their home. And I started working out of the home when I decided to get my broker’s license and that’s when I fell in love with it. So I have about four agents right now, that work under me. And I have property management team that works under me as well. And so that’s I’m pretty much getting retired for myself doing real estate, unless I’m referred someone or it’s a pest fight. So that other people They are making me a living thing right now, which is not so that I’m gonna show you what

Gabriel Petersen 2:07
I know before the show you and I were talking. You You used to be used to invest in real estate and so you’ve since kind of veered away from real estate invest I did

Donna Dubose 2:16
I bought several properties and

I guess about 14 years ago or so I decided to liquidate just because I you know, being a landlord is tough, I think for sure and also having to go to court to evict and, and all that it’s not that hard. It’s just that I didn’t like to have to evict people, and I’m just too soft hearted for that part of the business. So I decided to get out of the leasing business. For me personally, yep, I’m the broker, like I said for a company called the property management services and this guy came on with me over four years in August. And he’s already got about 250 properties. So he is trying to get a lot of business and he’s on the higher end and he doesn’t you do a lot of the Tech students. He is does a lot of the higher end for family rentals versus students. Gotcha. Okay.

Gabriel Petersen 3:21
So, so long time ago, you started out you bought a bunch of properties, you’re renting them out, you kind of went through the, you know, the whole having to evict people once they started, you know, non paying.

Donna Dubose 3:32
Yes. And then also just, you know, in 2008, the market kind of crashed. So, I guess I started, like I said, about 14 years ago, trying to get rid of stuff, not because of the crash, just like I said, because of my personality versus I don’t have that kind of heart. But I just decided to get out if it wouldn’t matter when my nephew graduated from Tech, and then I decided to sell my properties.

Gabriel Petersen 3:59
Gotcha. Okay, so and so you’re out of real estate investing completely. And you still you still serve as real estate investors though like, yes, you find houses our them

Donna Dubose 4:09
lasers. Yes. And there’s a lot of I do a lot of


people who are wanting to invest, I sell a lot of those properties, but I don’t manage them. I just let my the guy that does that part of my business do that? And that’s for like, you know, or like in managing themselves, whichever they choose.

Gabriel Petersen 4:33
Gotcha. And so kind of give us a high level overview of the different pillars of your business right now, I know you mentioned it earlier, just a second but you’re saying you do property management. Property Management is within your business, but it is it’s headed by somebody else. And then you’re a broker as well. Are there any other revenue streams that you’re you’re

Donna Dubose 4:53
asked to do for a title company out of Austin, Texas. I do evictions for foreclose on foreclosures. Not on investment properties, but so I go to court and talk to the judge easily they haven’t paid at least six to eight months before the foreclosure even starts. So they’ve lived there for quite some time for free and the Jags then they only get seven days from the time we go to court to get out.

Gabriel Petersen 5:24
Amazing. Wow, that’s, that’s very different from Washington State, that’s for sure.

Donna Dubose 5:29
Yeah, it’s seven days left. Sir. foreclosure was the foreclosure because the property is already owned by somebody else. You could be the bank or it could be an individual, but they’ve lived there for all those months free so they only have seven days to get out. If they don’t, then we have to go back and find a writ of possession or file a writ of possession and then take the sheriff with us to the property and he stands guard to there’s nobody getting injured and then literally taking their stuff out of the home and We played on the on the front lawn, and they’re not there. People can come and just ransack it basically, if they want to. She’s not, we’re not responsible once he leaves it inside of the property, and then we change the locks on the door, and all that stuff. So it’s not fun, but it happens.

Gabriel Petersen 6:18
Yep. Okay. So you do property management, you do your you work as a broker, and then you also work with foreclosure a Cattle

Donna Dubose 6:27
Company is out of Austin, Texas. It’s all the foreclosures that are located within our region. Here. I go and travel probably at least 50 to 75 miles to do foreclosure evictions with judges.

Gabriel Petersen 6:45
Gotcha. Okay. Okay, so kind of tight. We’re gonna go a little bit further into your business. I’m kind of how it operates. Now that we’ve got a kind of high level of understanding of where you’re at. So kind of can you describe? How do you go about attracting new clients? For any set any sector of your business and what is that what’s your favorite tool that you use to do that? Is it completely networking? Do you do digital marketing?

Donna Dubose 7:10
I do a lot of networking um, and you know Facebook I’ll different types LinkedIn, I don’t do much because it’s not a lot of people that are coming to Lubbock. Lubbock is a is a neat town because we’re so medically educated here. And then also Texas Tech brings in a lot of people. So our

I’m sorry, I would like

the what is the word?

Gabriel Petersen 7:43
No worries, I’ll

Donna Dubose 7:44
tell you to me, but anyway, I’m a broker for Donald debose realtors, here in Lubbock, Texas. And then like I said, I have agents that worked under me that they work out of their home, and they’re up. Whatever they decide to do for advertising is up to them. Because I don’t charge a lot of commission and I don’t also do a lot of advertising for each individual. It’s just done under my name if you know if I do anything for advertising, now I’m not mentioning other agents and their qualities and what they like to work with, if it’s a new buyer, or a brand new buyer, basically, it’s never bought before I love to work with those first people. And, you know, there’s high end buyers, there’s, you know, investment buyers, there’s all kinds of different buyers, but we try to separate that and

assign other agents for those different types of work that they like to do. And you know, they get others to as well. But if I get a call, and it’s not someone I know that ordinate somebody has referred to me, then I refer them out to the other agents to do. Gotcha. So that way, they’ve got some business going, hopefully all the time. So All right.

Gabriel Petersen 9:02
Okay, so when you’re working with investors specifically, what is it? First of all, what is it that the investors, what type of investors are you? Are you working with or is it completely residential? Do you work with multifamily, commercial? Do

Donna Dubose 9:15
you work with some multifamily, but I’m really not specialized in that. So if I get to a situation that I don’t know what I’m what I need to do, I usually refer that out to someone who does, but I’m normally it’s residential here. And we have a lot of, you know, two bedroom, one bath or two bedroom, two bath homes for Texas Tech. We also have a code here in Lubbock, that if someone buys a residential property, that no more than two non related people can live in that property and then cut down on the parties of tech and all that so we have them sign an affidavit that we told him that because if, for some reason I get too loud in public Come and shut it down. And appearance didn’t know that law, that or that C code is really not a law, but that city code then was approved that we actually tell them about it. Because, yeah, it’s really interesting. So, you know, Tom, Dick and Harry can’t live together in a single family residence unless they’re actually related, or at least two of them actually related. So it’s kind of difficult for a lot of parents who want to buy investment properties for the four years of their child’s gonna be in it deck and then not have three or four roommates to help pay their mortgage. That makes

it’s kind of interesting here.

Gabriel Petersen 10:40
Yeah, that’s very unique to kind of a college town. It sounds like so definitely

Donna Dubose 10:44
we we definitely

have a college town here but you know, this Kobe’s really stopped a lot of things. Now, I don’t know if they’re gonna even have sports is you know, fall. I know that they’re working on it, but whether they do or not, I don’t know. But I don’t think it’s gonna be open to we’re at full capacity if we do that for social distancing, and that’s caused a lot of issues, you know, with a lot of people because we make a lot of money off of social, you know, alpha Texas Tech, and if you can’t provide meals or whatever, to a lot of the vendors that you know, do lunches for them. That’s all been cut out for them. So it’s just really a sad situation. I hope that that clears up soon. So,

Unknown Speaker 11:34
as do I, already

Gabriel Petersen 11:36
pretty tired of eating side for sure. Okay, so I’m going to switch gears just a little bit here. You’ve talked a little bit about your business, how it works, what you do. So I kind of want to hear more about the stories that you’ve had in your experiences. So we all know real estate is it’s a rollercoaster, both physically and emotionally. You got your ups, you got your downs. Definitely. So kind of Tell me Take me to the moments, what was the most difficult thing you’ve experienced in real in, you know, as a real estate investor and as a broker? And kind of what were the lessons that you learned in those moments? And then then take us to the top like, what was the what is the highest thing? What Why do you keep coming back to real estate? Why do you love it so much.

Donna Dubose 12:18
And I love real estate number one, just because of the people that you get to meet and work with. And I’m really I want to make a relationship with those people. I don’t just want to sell them a property or I want to, you know, take take care to take care of them going over the inspection reports and that kind of stuff to let them understand what they’re buying and if there is an issue. So sometimes you lose people over things like that because there’s something on there that that they just can’t live with, you know, or there’s numerous things that you know, are on it, that information and they don’t want to they don’t want to That that house because of all the different things that are going on. Yep. With it, so that’s difficult, but I’ll tell you a story. When I first got in the business, I work for a company called Westmont property man or West mark. And I went there because of the training that they did. I had a my first gentleman was coming from winner’s Texas and he wanted to buy a house for his daughter to go to school. And he wanted it to be around 20,000. Okay, there’s nothing that you want to put a kid in for 20,000 or in a location that you want to put them in. It’s basically a female. So I showed him everything we had and he just couldn’t do it. So we went up to 35,000 and I found a house for him but anyways, he bought it and he wrote a letter to my broker and said that I gave him a Cadillac service on a VW budget. Never ever forget that because it has been My day. And then I challenged a builder one time, I went in and looked at his property. He was sitting in the house, and I asked him if he had a realtor that was working with him. And he said, No. And I said, if I can sell this property, I want you to list all your properties with me. And he’s just kind of laughed, and I said, I’ll sell it this weekend. So I went in to show the house that weekend, and I wrote a contract. So I got all of his business for about 10 years after that. Wow. So you know, he had those. And then the worst incident that happened to me was I sold a custom property to be built to one of my friends. And all of a sudden, I’m out showing property that day, and I come in and the Secretary gives me this business card and it’s from the IRS. And I thought, Oh, my God, my husband didn’t pay taxes or what’s going on here. So I called him and he told me that I could tell him where this builder was, or he would take me to court and make sure that I told him I was. Well, I said, What do you want to know? You know, and he wanted to know a lot of things. So I told him everything about where this builder had things hidden. And, you know, he had a boat hidden in one of the garages have one of his other houses. But this guy owed everybody, which I didn’t know at the time, when the middle of the night he left. And I mean, I’ve got my house going with my friend that he’s supposed to be building. And all he’s done is dig the basement. And so I go to the land developer at that time, and tell them that I need your help. And he said, What’s going on? And I said, Well, this builder left town, and I need this house finished, and I don’t have a builder. And so he took it on. And I ended up being his realtor as well for land development and new sales of custom homes. So that’s how I really got into the business and I loved what I did. I love just working with everybody from high end low end, but it takes just as much work to sell a $30,000 home as it does a million or $2 million property. You know, people think it might be different but you still have the struggles. You still have inspections and and you have people that don’t qualify for some reason. A lot of people here we’ve seen the houses go back on the market because they’ve lost their job due to the Koba 19 and so we’ve seen a lot of people buy and then something happened and in they don’t qualify. But I’ve had a lot of good stories I could tell but some of them aren’t even suited for the air.

No, you just go through your ups and downs and you try to just I tell people when I show them, please don’t tell me what you think. While we’re in the house, because the property The owner might have set up a recording or might be listening from a device you don’t ever know. So just you know, just don’t say anything because I represent the buyer, and don’t want the seller to know what that buyer is thinking. So just say Don’t, don’t say anything until we get back outside or back to the car. So that’s been interesting to work with people and they don’t say anything, you know. But I always do that, but I want them to be level with me when we do get out in the car and tell me what their their truth is and what they really think. And then I can walk them through the differences or wine or whatever. So I do enjoy all different types of people. I haven’t had anybody that that I didn’t want to work with. So that’s a good thing.

Gabriel Petersen 17:47
Oh, you’re blessed. So it sounds like a I mean, your peaks have pretty much just been the relationships that you’ve you’ve developed.

Donna Dubose 17:55
You want the relationships and you want to keep them because if they stay you’re usually good with In five to seven years are going to buy something else that makes so you want to keep that that channel going all the time. And you want to stay in constant contact with those people not constant but you know, you want to stay in contact with them at least four times a year. And let them know that you’re still there because I think that people forget who their realtor is faster than anything. Especially the name. And if we move from one company to another, you need to announce that so people know who you are. Remember that you were their realtor and that you’ve made

Gabriel Petersen 18:33
so how what’s the best way that you found of doing that just keeping in contact with people?

Donna Dubose 18:39
I didn’t mail outs on do phone calls. So

Unknown Speaker 18:44
you do a lot of calls meaning

Gabriel Petersen 18:46
people with phone calls, meaning you’ll call them every month, every year

Donna Dubose 18:51
about every quarter and just say how’s the kids? How are the kids doing is still going good or, you know, just wanted to check in touch base with that. And let you know that I was thinking about you today or your this today is your, you know, one year anniversary of buying your home. Nice. Okay, and you know, I that’s how I keep in touch and also, if they have kids, I’d like to get the birth dates. So I can call and wish them a happy birthday and let the parents know that, you know, that just reiterates that they know that I care about them and then I would love to work with them again. No chance so makes

Gabriel Petersen 19:30
Yep, absolutely. Okay, so we’re gonna we’re gonna change gears one last time here and I kind of want to go into your personal motivation you know and and what makes you succeed in this. In this business. Um, you’ve already kind of touched on it a few times we’ve talked about, you know, just connecting being in connection with your clients and keeping in contact with them. But if you could kind of highlight just one habit that you know, one personal habit that you have that most contributes to your success as a real estate I used to be investor now. Now broker, what would that have it be?

Donna Dubose 20:05
Well, I think also,

to work with investors, you have to, you know, know exactly what they’re wanting and what part of town they want and that kind of stuff, because we have a variety of of houses here. So you have to kind of know what everybody wants when you go out with them. Yeah, but I feel that every realtor gets burned out if they work seven days a week, and when I first got in the business suite, the lady who’s now deceased, but she came up to me and said, I want to talk to you. She took me in her office, and she said, you need to start taking one day off a week. And I didn’t understand that. And I said, What do you mean, you know, because I was a go getter. When the phone rang, I got up and wouldn’t show. And she said, You need to take one day off a week, if it’s a Thursday, or, you know, whatever day Monday and just block that off is if you’re busy. So if somebody calls in, you take the phone call, but you tell them that you’re already booked for that day that you’d love to work with them, you know, the next morning or whatever they would like. And that way she said, You won’t get burned out, that’s your personal data to go do something, you know, you know, to just recharge, and you have to recharge, or you just are you do get burned out. But you have to be an outgoing person to be in real estate. And I tell people don’t, don’t go home. Go. And, you know, if you go to the grocery store, or go to the mall, or wherever you might go, you need to be present so people know who you are. And you can talk to a wall. So that’s another trait. You got to be able to talk to people

Gabriel Petersen 21:50
and got to be able to talk to all

Donna Dubose 21:52
Yeah, you know, you’ve got to be able to open up and let people know basically what you do and So you might start with something I got in an elevator one time, and I had foot surgery and I had those blue boots on. And you know, everybody gets in an elevator and they always look down. They don’t look at each other and say hi, or, you know, they just get in and push that button and their backs to you. Yep. So I had this little lady next to me and I hit her nudged her, and I said, I bet you wish you had she’s lovely. Well, the whole elevator just died laughing. I said this is the toughest thing I’d have to do is walk in these boots and sell real estate. But you have to get that real estate in there. You don’t have to, you know, announce that I’m done. I do both and I sell real estate. I just do it casually. But these boots are really hard to work in and you know, and that is basically you selling real estate. You just have to kind of get that plug in there.

Gabriel Petersen 22:52
Yep. Let it be known that you

Donna Dubose 22:55
just have to, you know, always mention it or have a name tag on it says that, you know You’re a realtor. And you just need to do it some way, but I can do it verbally. Like I said, I talk, I can talk to a wall. So I can do it pretty much anyway. So I like it.

Gabriel Petersen 23:11
So kind of piggybacking on that question, you know, you started, would you say 2826 years ago. So you’ve had, you know, wide breadth of experience. If you could go back to that, Donna, who was you know, 26 years younger, and give, give her just one piece of advice going forward in your career? What would that piece of advice be? Don’t be afraid to ask for people’s business.

Donna Dubose 23:38
You know, it’s just like going in door knocking, which, that’s what I used to do was go out and knock on doors, or put fires on doors and walk it instead of melanin or, or you know, putting it online or whatever, but you’ve got to say, out and ask for the business. If you can’t ask for it, then you’re not going to get it and it’s just like, With builders, you know, there, they’ve got tons of realtors that would work with them. So you’ve got to make sure that you’re, you go out and Sam a couple of times a week, and then ask for their business, you know, so that, you know, you’ve got to praise them and what they’re building and be supportive of what they’re building, if you want to represent them. So you have to always ask for business. And I was a go getter. I never sat around the office, I went out and like I said, I could talk to a wall. So I would go out and just, you know, even if I were shopping, somebody say, well, how’s your day when you’re checking out are short on the site? It’s great. I just listed a property. And I know that you’re a realtor. So you can always get it in there.

Gabriel Petersen 24:49
Yep. And kind of tying that back to investing. So you said you just you have to ask and so if you were if you were you know back in your investors shoes, that would be awesome. asking other agents, if they could pass you any real estate investment deals that come along their table. That sound about right?

Donna Dubose 25:08
Yes, it really does. I mean, you just got to be be available, you got to be a go getter and find what those investors are looking for. Because it might not be listed. And you know, if if you need to go knock on doors and ask somebody if they are willing to sell their property, and you do that, or you, you know, call them which I don’t ever call anymore, because there’s a lot of do not poles unless I’ve worked with them in the past. So you don’t want to call a lot of people on the phone because it’s a Do not call. Yeah, no. And you don’t want to, you don’t want to upset them in any way to where they’re going to turn you in that you called. Yeah. So I do a lot of mail outs or like I said, you know, go up to the door about if I really need that property. And I’ll go up and ask you know, Don’t call but I’ll go up and knock on the door. All right.

Gabriel Petersen 26:05
All right, Donna, we are at the end of our actually we’re over our 20 minute period. We like to keep these segments pretty short. So first of all, I appreciate it and I’m sure everybody listening and watching has appreciated everything that you shared with us. I mean, you you need things to so give us two things one, if somebody wanted to get in contact with you how what would be the best way to get in contact with you and to what is it that you need? That you would like if somebody brought to you

Donna Dubose 26:33
I can understand the last question.

Gabriel Petersen 26:35
What is it that you that you want people to bring to you? So usually I ask this for for investors. So a lot of investors will say, you know, if you have any distressed single family properties, I’d love to see him. If you have any distressed multifamily, you’re an agent. So you probably want anybody who’s looking to sell a house in the Lubbock area.

Donna Dubose 26:55
You know, like I said, I’m Donna DuBose Don debose realtors been in the business 26 years. I’ve been through the highs and the lows of the business, but you can contact me at 80653519 to zero and leave me a message if I don’t answer or you can text me as well. And if if you can’t reach me, usually I contact somebody back within 30 minutes. That’s my goal. Even if I’m showing, I’ll get in my car and call somebody back inside this is you know, I’m with the client, would you please let me call you back when I get through. And that usually works really well. Or you can also look me up in realtors are under love with the Association of Realtors, that we have websites with West Texas, I mean with Real Property Management Services. So he will help you with all your investments or your rentals that you want to purchase or I can actually try and you know, transfer you to him but we’re about For all different types of business, commercial, real estate investment, real estate flipping, real estate Buying and selling. I don’t do a lot of commercial real estate but I do have some people that I would be confident in referring people to. So I think that they’ve got a good variety of things. She’s done it the best realtors.

Gabriel Petersen 28:22
Okay, sounds good. Well, again, Donna, stay on after I sign off here, but it has been a pleasure talking with you. And again, I speak for everybody both listening and watching. Thank you for coming on and sharing your wisdom. We’ve enjoyed it. And so for everybody watching you, Donna just gave you her phone number. So if you want to get in contact with you with her, go ahead and reach out to her text or call she said Other than that, we will see you guys on the next episode.

Donna Dubose 28:49
Thank you so much, guys.

Enjoy the show? Share with your friends and subscribe to the channel for all our upcoming real estate investor interviews and episodes.

In this episode I interview Donna Dubose, broker at All Real Estate Needs in Lubbock, Texas and a 28 year real estate veteran. Join me as I learn about Donna’s career in real estate, from buying rental properties through the 2008 crash, to switching full time to a real estate brokerage, servicing real estate investors on the sourcing end. Donna has some great knowledge to share, so strap in, grab your pen and paper and enjoy the show!

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