Posts tagged with: house

So You Want To Buy An Investment Property. But Are You Ready To Be A Landlord?

May 23, 2014 - Updated: May 23, 2014Buying Real Estate

buy investment property

Why do you want an investment property?  To make easy money right!  Here are some things to consider when you are buying an investment proeprty.

 

Positive cash flow

How profitable will being a landlord really be?  The landlord has to ask themselves if they want positive cash flow and figure out if the money earned will exceed the money spent on being a landlord.  Consideration to the local rental rates especially to similar properties is required to properly ascertain potential gross income.

 

Will a reasonable rate minus the cost of leasing the unit be worth the while?  Costs can include regular maintenance costs, condo fees, insurance, property taxes, mortgage payments cost of gas travelling to and from the leased unit and realtor fees. If after all this accounting is done for all the potential and likely cost and the numbers are in the black then you will have positive cash flow.

 

If the landlord is buying an investment property they must consider the consequences to personal income tax; if it’s a condo apartment, what rules may not allow for the rental of the unit or make living there more difficult for potential tenants (i.e. not pets allowed); if the landlord is a new home buyer, are they aware they will lose first home buyers benefits when buying their first home to live in; if buying a house to rent out, does the house meet zoning rules, municipal bylaws and health, fire and safety codes.

 

When buying an investment property the landlord needs to consider what tenants are looking for and what they will pay higher rents for.  Do you buy a turnkey situation where the condo or house is already updated or do you get affixer-upper and do renovations which will save you money on the sticker price but will cost thousands to bring to standards?  Depending on the landlords ability to do construction themselves or to get it cheaply done perhaps buying the turnkey property is more appealing.

 

How will you go about in getting a tenant?  The landlord has to consider trying to find a tenant by themselves or through the use of a real estate sales person.   If the landlord tries to rent for themselves they have to find ways of marketing their property so potential renters will find them.  The landlord will have to qualify potential tenants, do negotiations and right legal documents by themselves.  If the landlord is inexperienced they might make critical mistakes which can lead to big headaches, legal cost, time spent away from work etc…

 

 Using a realtor does cost money for their service, but on the other hand they qualify potential tenants, market the property through the realtor network by using the MLS and at the local brokerage.  They make arrangement for other realtors to show the unit to renters in the form of showings.  And finally they help the landlord with the legal paper work and negotiations.

 

Tenancy agreement

But wait! Do you need a written tenancy agreement?   The quick answer is “no”. However, the proper answer should be “yes”.  Look at it in this way.  If a problem arises which leads to having to go to court, not having a written agreement becomes harder to prove who’s right and wrong.  With a written lease clearly laid out, it should be very clear to all parties what their obligations were.

 

The tenancy agreement is therefore very important and hiring a realtor will aid in making an iron clad agreement as they would have the expertise to know what “rules” are allowed and which are not.

 

Landlord’s responsibilities

Who is responsible to maintain the unit?  The landlord is responsible to maintain the unit and ensure it’s in a good state.  This is true even if the tenant was aware of problems before they rented the unit.

 

To try and get around this some landlords put a clause stating it’s the tenant’s responsibility but the law does not see it that way.  It’s still the landlord’s obligation.

 

But, the tenant is obliged to keep the unit clean and to a standard that most people consider ordinary cleanliness.  Also, the tenant must pay for or repair damages to the unit caused by the tenant or their guests/other people living in the unit.

 

What about snow removal?   The Act generally states the property must be kept such that it can be safely entered and exited.  Failure to keep the property clear of snow might be a breach of the Act.

 

Garbage removal is a point of negotiation between the landlord and tenant.  Once an agreement is reached it cannot be changed without the consent of both parties and if the change results in less service for the tenant than a rent reduction can happen.

 

Does the landlord have to renovate the unit?  The answer is no.  The law does not force the landlord to “update” living conditions such as replacing carpet or freshly painting the walls.  The landlord is however responsible for keeping the unit safe and habitable therefore in certain circumstances, renovations might be necessary for safety reasons.

 

Entering the tenant’s unit

When can the landlord enter the tenant’s unit?  The landlord may only enter the tenant’s unit under specific circumstances.  Mostly the landlord will give the tenant 24 hours written notice, which will state the when and why they will enter.  Exceptions to giving notice are in an emergency or if the tenant agrees to allow the landlord to enter the unit.

 

Can the tenant refuse to let the landlord in after giving notice?  The Act allows the landlord this lawful right thus a refusal by the tenant can lead to the landlord giving them notice of termination and lead to the eventual eviction of the tenant.

 

If you can read through all of these questions and after answering them for yourself you are still positive about being a landlord then go for it.  If you come away y thinking that seems like too much work which you might not be willing to commit to then there are other ways to making money in real estate which might be for you.

 

Getting rid of bad tenants

What happens if you lease to a bad tenant?  There are rules to be followed and every circumstance is treated individually.  If after trying to work with your tenants to correct the “bad” situation and the circumstance continues I would recommend that you contact the Landlords and Tenants board for advice on how to deal with the situation.

 

Conclusion

Buying an investment property can at times be very profitable and very easy if the right tenant is found. A real estate agent can help you to find the investment property (for free as the seller pays the agents), place an offer for it, negotiate and prepare all necessary paperwork and walk with you through the whole process.  Realtors will also be able to help you to get qualified tenants reducing the risks of getting a bad apple, do the paper work and negotiate for a small but reasonable fee usually one half months’ rent.

 

Being a good landlord can also help you keep good tenants which means less headaches, less turnover and less time and money wasted.  Remember if you treat people with well they probably will treat you the same way back.

 

By Todd Lee

Please be social and share Google+

Tagged with: investment landlord rent tenant condo house

Increase The Value Of Your Mississauga House With These Three Renovations.

November 16, 2012 - Updated: April 18, 2014Houses

    As I’m a real estate agent, people ask me questions about making renovations to their Mississauga house.  They usually want to know how much their Mississauga house is worth after doing said renovation.  I’m quick to remind them that no matter which renovation they do, it’s not guaranteed they will make back their money for various reasons best left for another blog.  But, I point out the most popular renovations buyers are looking for are these…     

  • Kitchens.  From the perspective of selling you want to attract as many people as possible.  Demographics show that men are cooking more often today.  Therefore, it only makes sense to renovate a room that will be used by both males and females.  Costs for upgrading cabinets, appliances and counter tops can get pricey quickly, but people are usually willing to pay more for a house that has a beautiful kitchen because they know it’s expensive.

 

  • Bathrooms.  This is a room used by everyone and nothing turns off people quite as much as a beat down bathroom.  Spending money on tiles, bath tubs, sinks and fixtures can also get up in costs, but buyers are willing to pay more because they don’t have to do it.

 

  • Windows and Doors. In my opinion this is the third effective way to increase the value of your home.  Buyers can see value in a nice entrance door (curb appeal) and in having new glazing that reduces heating and cooling costs.  Once again, it’s something the new owner would have to do eventually, so having it already done is very appealing.

       All three renovations stated have a couple things in common.  That is…they can be seen in day or night, or season, which is always good for selling to potential buyers. These suggested renos also cost money but add value. Buyers know they won’t have to go thru the headaches if they buy that Mississauga house from you because it’s already done.

By Todd Lee

Tagged with: todd lee mississauga house renovations kitchens bathrooms windows and doors increase value of house house home

Don’t forget to negotiate for the man cave when you buy Mississauga Real Estate.

November 2, 2012 - Updated: April 18, 2014Houses


   Here’s the scenario.  Being a modern family man you are no stranger to making sacrifices for your wife and children.  You wake up early; you go to work, help with children, clean the house, fix anything that’s broke and even make dinner.  All of these things you gladly do usually without receiving any gratitude. But that’s cool…it’s for your loved ones.  So you have some time to watch a football game on a Sunday afternoon, but the kids own the living room.  Your bedroom is neatly tidied up and your wife will give you heck for messing it up.  Besides, you don’t bring pizza and beer to the bedroom anyways.  You could in a Man Cave.  The problem is you forgot to negotiate with your wife for one before you bought that dream Mississauga real estate!

    Some people might say ... the man of the house can always build one later, either in the basement or the garage.  The truth is the garage is for cars.  This is Canada folks and it’s kind of cold there in the winter time.  The basement option would probably turn out to be a corner and the rest of the space dedicated to the children and storage of things like photo albums and dresses from the wife’s wedding and prom.  In the end, the man cave in the corner is only a good idea for the woman and children of the house, but it’s a pretty pathetic option for the man.

    A true man cave has to accomplish these two things.

  1. The sanctity of the man cave should be preserved and free from all external disturbances.  Only then will the man be able to fully recharge his batteries to take on the rigors of life.
  2. The Man cave must be a place where the surroundings are catered for the man’s entertainment and relaxing pleasures. 

    Here are the ingredients for a basic man cave. The man cave will have a place to relax such as a comfy couch.  There’s usually a place for refreshments such as a bar.  While relaxing the man of the cave will want to watch his favorite television programing.  Hence forth he will have a big screen TV to watch while sitting on his comfy couch and he will want the company of his fellow man friends and they will want to watch football and drink beer.  Other notable requirements for a man cave would be to play games, such as billiards or cards or Xbox.  If a man had this room to relax, his life will be blessed and he will live long and merrily.

    I’m not saying to ignore your family.  I think they would really like the idea of a man cave especially when they understand their benefits.  I’m positive the wife would enjoy watching a good movie from time to time with the big screen TV.  Kid size games can entertain the little ones.  When the children get to be older they will love to hang out with their friends at home.  For parents this is a great way to give teens space, but have them close by.  Therefore I say men, go for it.  Negotiate for that man cave when you buy Mississauga real estate.

By Todd Lee

Tagged with: mississauga real estate house homes

Semi Detached Homes, Townhomes and Condominiums – Real Estate 101

September 27, 2012 - Updated: April 18, 2014Real Estate

    In this second installment in the series of Real Estate 101 blogs I will examine the residential structures that share multiple single family dwellings.  To keep in line with the previous blog I will be answering the questions regarding: What are the different types of residential property?  What are the advantages or disadvantages? What is a Condominium?  What is the difference between a Row house and a Town house?

    If you missed the First blog, I discussed questions around detached homes and you can read it here

    Opposed to detached homes which are considered a single family dwelling that is on one plot of land, there are other types of residential property that can have multiple dwellings on one plot of land.  While there are technically many varieties available I will choose to focus my efforts on the 3 most common we would find in Mississauga:  Semi Detached Homes, Town Homes and Town Home Condominiums.

    The Semi Detached home is defined as two attached dwellings that are divided by a common vertical common wall above grade.  The semi-detached house has many advantages including separate floors for sleeping on the top floor, living on the main floor and storage in the basement.  The economic advantage to semi-detached homes lies in the fact the two dwellings share a common structural wall, meaning the builder can fit two homes on a smaller plot realizing a savings in the cost of land.  This savings is passed down to the buyer who may desire the advantages of a detached home but cannot afford one. 

    Disadvantages to the Semi detached house include lots of stairs between levels; less privacy as sounds can pass through the common wall if not properly insulated; higher risk of damage if the adjoining unit catches fire or suffers from some other disaster and less potential to modify the building because of the shared structure.

    Townhomes or Town Homes or Row Houses are all the same thing.  Defined; they are more than two attached dwellings (typically three or four) that are separated by a vertical party wall above grade.  In Mississauga you will find Townhomes having three or four floors.  Sometimes they will have a basement with two or more floors above grade, while others may have the main entrance on the second floor and a garage entrance on the first level with a walkout to the backyard.  As land became more scares in Mississauga we see more development of this style of residential structures as the use of land is more efficient.  Just like the semi detached home, the advantage of putting more living units on piece of land results in a cost savings to the builder, which in turn is realized as more affordable housing for the buyer. The most desirable units in a town house are always the end units as they resemble semi detached homes.

    Disadvantages to the Town house include:  Typically smaller sized units 900 to 1600 square feet (though some go higher than 2000 Square feet), lots of stairs between levels and lots of levels; less privacy as sounds can pass through the common wall if not properly insulated and in the case of the middle units from both sides; higher risk of damage if the adjoining units catches fire or suffers from some other disaster and less potential to modify the building because of the shared structure.  As builders can fit more units in a space vs. if they had developed only detached home, you can expect higher concentration of people, traffic, noise etc.

    There are several types of condominiums available, but for the purposes of this blog, I have chosen to focus on the most typical forms people are aware of; Condominium Townhomes and Condominium Apartments.  Before I get into the definition of a condominium I would like to address the advantages/disadvantages of apartment buildings.

    They can be built as low rise, mid rise or high rise.  This means the builder can have even more efficiency of the plot of land by having much more units to sell.  As most apartments are only one level, like the bungalow, this makes the flow through the unit very easy.  As this is the most efficient use of space, typically this structure is the most affordable for first time buyers or people without the income for a townhouse. The drawbacks to apartments are; lack of privacy as units can leak noise from neighbors above their unit, or to either side or from below.  There are usually rules for use of the common elements and even for modifying plumbing, electrical wiring and window and floor surfaces.  By laws can effect even what pets can be in the building.

    Physically the condominium townhome or condominium apartment is no different to a regular townhome or apartment buiilding.  The key to understanding condominiums is to know that it’s a legal entity (Corporation) that has a Declaration (Constitution) which contains required and optional information set out by the Condominium Act.  It also has a Description that contains plans, surveys and specifications describing the property.  The Condominium defines what a unit of the condominium is and what the common elements are via the Description.  Units can be owned exclusively, while the common elements are owned by all the unit owners as tenants in common.  Unit holders have to pay a maintenance fee or condo fee which goes to pay for the expenses of the condominium.  Click here for more about condo fees.

    Condominiums are governed by a board of directors.  They are elected by the unit holders with the exception of the first board who are appointed by the Declarant, who is usually the individual who created the Condominium.  The board has power to make, amend and repeal by-laws, which establish the condominiums internal operation and rules, which promote safety, security, welfare of the owners and the condominium property and assets and the common elements.

    An excellent example of how a condominium is better than a free hold situation can be seen in maintenance.  The average person in Canada does not put aside money for a “rainy day” should their roof leak or if the basement gets flooded.  The Condominium is required by law to calculate predicted maintenance expenses and have a reserve fund should the condominium need repairs which would be tapped into.  Furthermore, condominiums usually take care of all the landscaping, snow removal and salting of walkways, painting and maintenance of the common elements (gym rooms, pools, party rooms etc.) and cleaning of the exterior windows.  In a freehold situation, the home owner has to take care of all of those things and still may not have all the amenities to enjoy that can be found at a condominium town home or apartment.

    I hope you found this blog educational and useful.  Thank you for reading it and for more information please contact me at info@toddlee.ca. Should you need professional real estate representation I sincerely welcome your business.

By Todd Lee

Tagged with: blog real estate mississauga todd lee semi semi detached town home townhome town house townhouse condo condominium apartment definition of questions house home

Detached Homes – Real Estate 101

September 25, 2012 - Updated: April 18, 2014Real Estate

    I am frequently asked questions by clients about the differences, advantages and disadvantages of the different classes of real estate people live in.  I often give really simple answers like a town home is the same thing as a row home or a detached home is the most desirable style of home because there is no sharing of a common wall. In truth there is a little bit more I should say and I think this is a better forum to educate.  This first part of Real Estate 101 I will delve into the topic of Detached Homes and answer the questions...What is a Detached Home?  What are the different types of Detached Homes?  What are the strengths and weakness of Detached Homes?

    A Detached Home is defined as being a single family dwelling on a plot of land. In Ontario we are accustomed to seeing this type of residential structure everywhere and in many different styles.
 
    The Bungalow is characterized as having all the main living quarters on one floor ex. bedroom(s), kitchen, family room, dining room etc.  Historically this style was popular in the 1900’s to the 1940’s.  These days the popularity of the bungalow stems from not having any stairs in the main living area, thus making it a dwelling sought after by empty nesters. These homes were typically small and did not have a garage.  Typically in Canada, these types of homes would have a basement because of the frost line, but overall this was not a good design as the building foot print required lots of land. 
 
    Ranch Style Bungalows were big during the 1970’s to 1980’s adding to the attributes of the basic bungalow.  These included an extended size to about 2000 feet and a double garage that was attached to the main structure. Like the basic Bungalow, these homes were not efficient with the use of land.
 
    Another variation of the Bungalow is the Bi-Level Style or Split Entrance.  In this formation, the main entrance is located below the main level where all the living quarters were and above the basement.  This created more useable space in the basement for larger windows, which in turn gaves more ventilation and sunlight.  The efficiency of the use of land was increased by using this style versus the Ranch and basic Bungalows.
 
    The One and One Half Storey Home differs from the Bungalow as it has about 60% of the living space on the main floor. Because the roof slope was steep the “half” was space created in the roof often used for living space ala a bedroom. This was a more economical use of land and became popular in the 1950’s.  The Cape Cod Style is the One and One Half Storey home with dormers which added more ventilation and sunlight to the upper living space.  The drawback to the One and One Half Storey home was the ceiling angles limited the living space caused by the slope of the roof. 
 
Detached Home Sample    The Two Storey is the most popular style of detached home since the 1980’s.  Advantages of this style is, a combination of large living space, upper levels don’t have angled ceilings and there is a distinct level for sleeping in the upper level, living on the main level and storage in the basement.  While this choice offers many advantages, its drawback is many stairs to traverse between levels.
 
    First built in the 1960’s the Split Level Home is a style that attempts to combine the strengths of the Bungalow, Split Entrance Bungalow and the Two Storey home.  The idea is to provide easy moving from one floor to another by having shorter stairways in between levels.  The main entrance would be below the living area and above the basement just like the Split Entrance Bungalow.  The living area will move up a half a flight of stairs from the main entrance.  The top level would be another half flight of stairs above the living area.    Split Level homes could be constructed as either a Back Split or a Side Split.  Because of the many small stairways inherent to this design, detractors will point out that feature does not help flow, but instead hinders it.
 
    As a final commentary of Detached homes, I specifically would like to turn the focus to the area I work the most, Mississauga.  Typically if you are shopping for detached homes of the bungalow, split level or one and one half storey styles you would need to search the older areas of Mississauga. Generally in the east close to Etobicoke such as Applewood, Lakeview, in the South Central like Mississauga Valleys, Cooksville, Mineola, Port Credit and in the west like Lorne Park, Clarkson, Erin Mills and Sheridan and to the north like Streetsville.
 
    Two storey homes will be found everywhere in Mississauga, but are generally newer built in central Mississauga like Fairview and Erindale and west and north such as Central Erin Mills, Hurontario, East Credit, Meadowvale Village, Churchill Meadows, Meadowvale and Lisgar. For current listings of detached homes in Mississauga please go to my Detached Homes For Sale webpage.
 
    Thank you once again for reading my blog.  I hope you found it to be informative and generally helpful.  If you have any questions regarding real estate in Mississauga please contact me at info@toddlee.ca
 
By Todd Lee
Tagged with: detached homes mississauga bungalow split one and one half two storey house houses definition todd lee advantages disadvantages questions real estate

Are you a first time home buyer? Here is what you need to know.

May 18, 2012 - Updated: January 23, 2013Buying Real Estate

   

    I was once a first time home buyer and I can recall my experience to be a little overwhelming even with the help of an experienced real estate agent and mortgage specialist.  So if you feel the same way that’s perfectly normal and don’t worry, you will get through it.

    First you would want to find out what you can afford.  You need to contact your financial institution and find out how much they will lend to you as a mortgage.  Be careful not to let them pull your credit report as the more times they do, it can hurt your credit score.  I suggest acquiring your credit report yourself, it cost around 45 dollars and it does not affect your score.  Bring it with you to the meeting and they will have no reason to pull your report.  It is also important to discuss how interest rates will affect how much you will pay to the bank over time and what options you can get to pay down your mortgage faster.

    Now you have a number in mind as to how much you should be looking for. Should you buy new or pre owned?  There are good reasons to buy either way and I will summarize.  Buying new is really about being able to pick and choose how your property will look and feel like.  New home sellers usually offer a variation of styles and sizes to choose from usually in a subdivision or condo.  Then you can customize your property at a design centre usually at great cost.   New homes usually means newer and better technology and materials and more modern designs.  The potential draw backs are you don’t know your community. 

    As its new there is nowhere to drive or walk around to see your neighbours or schools etc…to get a feel of where you are living. Even after you have moved into your new home, there could still be construction going on for years, and the new home owner has to deal with dust, noise and the settleing of the new home.  There is a Tarion warrantee that helps protect the new homer for defects of the new home.  The home owner still has to take time off from work to be around for the home builder to come by and fix what is broken which may not be too convenient.  Renovations to the property usually have to wait for the home to settle or you may risk voiding warrantee.

    Resale homes offer the new home buyer many more advantages than new home sale.  Firstly the buyer can physically research the neighbourhood they are looking to buy into.  They can walk the parks; visit the schools, shopping malls and hospitals.  There is a saying in the business, location, location, location.  It’s a fact that all the most desirable places to live have already been developed.  Perhaps the new home owner prefers to live close to the city centre or to the lakeshore.  Or maybe they need to be close to the subway or GO station.  My point is buying resale can get you into a neighbourhood that is more convenient to live in and is probably a better investment for when the home owner would like to move on and want to sell.

    Outdated exteriors and interiors can be spruced up and even renovated to reflect the home owners styles and tastes…and usually cheaper than if they were to have bought a new home and customized it at the design center.  If the home owner does not like the layout, walls can be removed to create an open concept feel so long as structural elements are not ignored.  Older properties are usually larger so back yards can be used for greater entertaining or putting in a pool or deck.

    Buying resale has its draw backs too.  Dealing with renovators is not always easy. Monetary and time cost of retrofitting outdated roofs, windows, electrical, plumbing and HVAC can be expensive to make the property more efficient and able to handle new appliances etc…  But consider the purchase price of a resale home in Toronto can be easily $700,000 and the cost of retrofitting it might only be $30,000 which is only just a small fraction of the purchase price.  After the retrofit is done, think about the increase in the value of the home because of it and one can see it might not be as bad as it seems.

    Making a list of needs and prioritizing them is very important and often over looked by the first time home buyer.  I can’t stress enough how making a list can help in keeping the search for a property on track as shopping for a property can be daunting.  The first time property buyer also has many styles of homes(Detached, semi-detached, Town home, condo, bungalow and side split etc…) to choose from and from many different communities.

    I highly recommend enlisting my services because as a real estate agent it is my business to know things that the everyday person would not know about real estate.  Regardless if I’m chosen or not the agent’s job is to understand the buyer’s needs, show them appropriate listings, help the buyer to negotiate the purchase price, act as an advisor regarding any questions the buyer might have, be able to refer the buyer to lawyers and home inspectors and pretty much look after the buyers best interests.

    When viewing potential properties it is my advice to view only during the day where potential defects or problems might be more visible.  Take your time when browsing the property and follow a pattern for which to keep track of what may need to be fixed or what features might be of interest. I generally start looking at the ceiling, then move down ending at the floors.   You might do the reverse, but the point is having a system of inspection keeps things more organized and you’re less likely to miss things.

    Once the buyer has found that just right property they want to own, then preparing the offer to purchase comes next.  The realtor will provide options as to how much to offer based on their knowledge of comparable properties that have sold and which might be currently on the market.  Ultimately it’s the buyers choice as to how much to offer, but they should consider any counsel from their representative.  

    A clause is inserted to the offer of purchase that allows for an inspection to be conducted of the property before closing.  This clause may or may not be negotiated in or out but I always put it in the contract for the client’s best interest.   At the same time there might also be another clause allowing the buyer to first find suitable financing and if the buyer is not able to they can get out of the deal.  These offers can get quite complicated so I won’t get into every situation, but once again the buyer should rely on their representation for advice and clarification.  Be prepared for negotiations to go back and for several times before the acceptance of the offer to buy in accepted.  A deposit which is negotiable is required at acceptance and commonly its $5000 - $15000 where the higher the deposit is the more serious the offer.

    During the time after acceptance of the offer and the closing date, the buyer and seller has specified times to complete the clauses.  This also is a time for the buyer to meet with their lawyer who will check for any outstanding liens and verify ownership and other legal concerns are in order.  They do this at a fee for which the buyer will have to pay as part of what is known as the closing costs.  Other closing costs can be surveying cost, Title Insurance, Land Transfer Tax, Disbursements, Statement of Adjustments, Home Insurance, Mortgage application and appraisal fees and CMHC insurance premiums.

    All that’s left is to take possession at closing.  Make sure to do a final inspection of all appliances as this is the last time you will have any recourse at the vendor as the warrantee ends that day.  I hope this summary helps any of you first time home buyers and if you would like to discuss how I might be able to assist you please don’t hesitate to contact me at info@toddlee.ca or call 416-993-TLEE.

Tagged with: real estate advice new home buyers first time new resale todd lee real estate agent house condo

Condos For Sale / Condos For Rent / Houses For Sale / Contact

 

Copyright © 2011- 2014 www.toddlee.ca. All Rights Reserved.

 
Powered by Lone Wolf Real Estate Technologies (CMS6)