• About Frank

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  • Frank Rizzi manages Bos Commercial in West Covina and has been in real estate since 1988. Since then, he has made millions for his investors over the last decade.

    With his team of experts, he has built a solid reputation as a responsive expert with in-depth market perspective of a local firm coupled with the sophisticated capabilities of a national company.

    BOS Commercial has positioned itself to handle every aspect of your commercial property
    investment whether it be purchases, management, leasing, renovations, or sale of your property.

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5 Reasons Landlords Lose Money

Landlords may think that a solid lease agreement will get them through any tenant challenges, but it’s more likely to be their rental application that trips them up.

Here are 5 reasons why having a rock-solid rental application helps landlords shore up profits:

1. It’s the only way to discover — before it’s too late — that a rental applicant is a bad risk. Without the information obtained in the application, you could be setting yourself up for a loss.

2. The rental application contains the consent needed to run a background check, so you can access state-of-the art screening tools.

3. Applicants are required to sign and swear that the information they are providing is true, which can help deter fraud.

4. The contact information needed to manage the property day-to-day — and in case of an emergency — is in the rental application.

5. The tenant history found in the rental application is necessary for a collection company to locate a tenant who skips out without paying rent or after causing damage to the property.


4 Easy Ways to Start Your 2013 Tax Planning and Save Money

1) Set up a Folder for Your Documents
It doesn’t matter if it is a physical folder or an electronic folder. Just have a file set up and put in there, all of the key documents you will need including:

Pay Stubs

Estimated Tax Payment Vouchers

Charitable Donations

Property Taxes

Medical Expenses

Unreimbursed Employee Expenses

Health Savings Account Activity

2) Monitor Your Withholding
You will have a better idea of your 2013 tax obligation after you have completed your 2012 return. This will be the starting point for possibly adjusting your withholding. Ideally, you don’t want to get a huge refund. You also don’t want to have a big tax obligation next spring.

3) Review Your Estimated Tax Payments
Employees have federal and state income tax withheld from their paycheck. Many other sources of income don’t have withholding. This would include:

Self-Employment Income

Partnership Income



Capital Gains

Estimated taxes are due on January, April, June and September 15th. Complete IRS Form 1040-ES for the federal estimated tax payment. Connecticut taxpayers need to complete Form CT-1040-ES.

Failure to have enough income taxes paid either through withholding and/or estimated tax payments will result in an underpayment penalty. To avoid this penalty, taxpayers whose prior year adjusted gross income was under $150,000 need to have paid in 100% of the prior year tax. For taxpayers whose prior year adjusted gross income is over $150,000 they need to have paid in 110% of the prior year tax.

4) Review Your Required Minimum Distribution
Taxpayers over age 70 1/2 must take their required minimum distribution (“RMD”) from their IRA’s and 401(k) plans. This must be done by April 1st of the year following the year you turn 70 1/2. The failure to take the RMD results in a penalty of 50% of the amount that should have been taken. That’s not a misprint; it’s a 50% penalty.

Take these 4 easy steps to start your tax planning and save money.

Los Angeles Investment Opportunities on the Rise

With new home inventories at an extreme low and less houses on the market, confidence in real estate investing is rising, and owning a property is becoming once again an intelligent investment move.

With foreclosures greatly diminishing and rental properties scarce, rental properties themselves are fueling the recovery for the housing investment market.

Red Blue Realty professionals in Los Angeles say that housing prices there remain low, and currently stand at around thirty percent below peak value. Borrowing costs are also down, with mortgage rates at historic lows, making this an excellent time to buy.

Red Blue Realty offers these three profitable tips for taking a step into investment properties in Los Angeles:

First: real estate investors expect to make a large down payment on a property, but today down payment amounts have dropped. RBR recommends buying with a low down payment and saving any extra funds for improving the properties you purchase to make them more attractive to renters.

Second: RBR says to be aware that in the Los Angeles market, rent stabilization laws don’t apply to single-family homes. With improvements made, investors may be able to charge more rent than anticipated for this type of property. Their tip: buy a single-family home as an investment over a two to four unit rental property. Another reason for doing so is that home renters tend to stay longer than apartment or condo dwellers. Less turnover may mean less cost to the investor. And, many single-family home renters pay their own utilities, which means less monthly outlay for the investor.

Third: Get your loan pre-approved. Not just pre-qualified but actually approved. This means you will know exactly how much you can borrow, what rates you qualify for, and what percentage you need to put down on a property. Then, you’ll be ready to negotiate a deal, in an area that makes sense to you, and on a property that is attractive to renters. When you can offer a fast and realistic quote – knowing you’ve been pre-approved to buy, you’ll be able to close quickly and move tenants in quickly, too.

All you’ll have to do now is prepare to close escrow, clean up the property as necessary, and move in tenants – at a rate that makes you a profit every month of the year in the Sherman Oaks real estate market and across Los Angeles. Now that’s a good investment.

Mortgage Rates Start the New Year Near All-Time Record Lows

Mortgage rates moving into 2013 remained near all-time lows, dropping to 3.34 percent for 30-year fixed-rate mortgage for the week ending January 3, 2013. This week’s Freddie Mac Primary Mortgage Market Survey® shows fixed mortgage rates moving slightly higher following December’s employment report. The 30-year fixed averaged 3.40 percent, its highest reading in eight weeks. The all-time record low for the average 30-year fixed was 3.31 percent set November 21, 2012.

30-year fixed-rate mortgage (FRM) averaged 3.40 percent with an average 0.7 point for the week ending January 10, 2013, up from last week when it averaged 3.34 percent. Last year at this time, the 30-year FRM averaged 3.89 percent.

15-year FRM this week averaged 2.66 percent with an average 0.7 point, up from last week when it averaged 2.64 percent. A year ago at this time, the 15-year FRM averaged 3.16 percent.

5-year Treasury-indexed hybrid adjustable-rate mortgage (ARM) averaged 2.67 percent this week with an average 0.6 point, down from last week when it averaged 2.71 percent. A year ago, the 5-year ARM averaged 2.82 percent.

1-year Treasury-indexed ARM averaged 2.60 percent this week with an average 0.5 point, up from last week when it averaged 2.57. At this time last year, the 1-year ARM averaged 2.76 percent.

Frank Nothaft, vice president and chief economist for Freddie Mac explains “Mortgage rates started the year near record lows which should continue to aid the ongoing housing recovery. New home sales rose in November to a two-year high and were up 15.3 percent from the previous November. Similarly, pending sales on existing homes increased for the third month in November to the strongest pace since April 2010.”

“Fixed mortgage rates increased slightly following a positive employment report for December. The economy added 155,000 jobs, above the consensus market forecast, and November’s job growth was revised upward by another 24,000 workers. This helped keep the unemployment rate steady at 7.8 percent, the lowest since December 2008. For all of 2012, 1.86 million jobs were created and represented the largest annual gain since 2006,” Nothaft adds.

Tips for Painting in the Winter

Many consider it too difficult to start home improvement projects during the cold winter months, but this can actually be a great time to get things done. If your New Year’s Resolution includes painting your rental property, Lombard, Illinois house painters at Pristine Painting & Decorating have some great tips:

First, it is important to understand the environmental requirements when painting. Most people think of these things when looking to paint outside —temperature, moisture, and so on. These same things can make a huge difference inside. If there is too much humidity inside a home during the winter, painting can be problematic. Moisture changes how paint dries. It takes longer for the paint to dry and can lead to problems with running, mixing, and even bubbling and cracking. One fix for this is to invest in a space heater or dehumidifier to dry out the room where the painting is to take place.

Another consideration for home painters in the winter is the temperature. If the paint has been stored at too cold a temperature, or if the walls are too cold, paint will have a problem mixing, adhering, and could also leave a streaking pattern in the strokes. To avoid this, paints should typically be stored at temperatures great than 50 degrees Fahrenheit. The walls should also be at least this warm before applying any paint and while paint is drying. When dealing with oil and alkyd based paints, the temperature should be at least 40 degrees.

Another major consideration that these house painters can advise on is how much a difference color makes. There are always colors that people like, but they do not always have the same effect when on walls or accents. Furthermore, the right colors can help calm, increase productivity, or otherwise have an effect on mood. Red, for example, is known to increase the energy level in a room. These are great colors for a living room or dining area, where people are likely to be drawn together. Studies have shown that the color red can raise blood pressure, speed up respiration and heart rate. Yellow is known for its warm and welcoming nature. It is good to use in entryways, hallways, and small areas. Yellow in larger quantities, however, has been shown to induce people to be more likely to lose their temper or cause infants to cry. Blue is seen as a relaxing color. It has been shown to have the exact opposite effect as red and should be balanced with warm colors on accents and in decorations and furnishings.