Job creation is up. Even better news … the jobs being created are blue-collar jobs, many in the reviving manufacturing industry.
This means more wages, more workers … and more folks who can pay rent.
In this episode of The Real Estate Guys™ show, we talk to an entrepreneur who has built a real estate business in an off-the-radar market.
The truth is, the hot markets you always hear about … San Francisco, New York, Los Angeles … don’t make sense for investors.
On the other hand, markets with not-so-great reputations might get you the best bang for your buck, depending on where they’re at in the market cycle.
Our conversation today delves into what makes a market make sense … and what it takes to make a profit in sensible markets.
Listen in … you’ll hear from:
- Your reputable host, Robert Helms
- His bad-reputation co-host, Russell Gray
- Bryce Keesee, founder of Great Lakes Capital Solutions
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Riding the market waves
Let’s start with a quick real estate investing lesson.
Many people generalize the entire real estate investment category. They think real estate is overheated … so there’s no opportunity anywhere, for anyone.
That’s just plain wrong.
Real estate is NOT an asset class. It’s NOT a market. It’s an investment category with MANY different markets, each of which is in its own unique place in the market cycle.
But smart investors don’t look at averages. They take the time to do research, look for clues, kick the dirt, and meet people in individual markets.
When you’re looking for great markets, one excellent option is the comeback market.
Markets go through phases …
- Growth.
- Stabilization.
- Deterioration.
- Revitalization.
Catching a market as it hits step four is the key to riding an up-wave.
You don’t want to get in before things have started looking up … but you do want to get into markets that are turning upwards before the crowd.
Case study: Cleveland
Our guest Bryce Keesee got into real estate in southern Florida 15 years ago … but he has since switched to a market in the midst of MAJOR revitalization.
The market? His hometown … Cleveland, Ohio.
You might not initially think of Cleveland as a great investment market. That’s part of what makes it so great.
Bryce says the market offers many benefits … good price points for properties and rents, a steady flow of dependable tenants, stable worker incomes, and best of all … high cash flow.
Let’s get into what makes Cleveland so great.
First of all, a revitalized manufacturing industry only adds to the wide variety of blue-collar companies in the city.
Steel manufacturers join other major employers like Lincoln Electric, Progressive Insurance, several Amazon warehouses, and the renowned Cleveland Clinic, just to name a few.
This variety offers stability … and provides blue-collar jobs that keep rent prices steady.
These jobs are one reason Cleveland has a reputation for affordability.
Bryce is a fan of blue-collar workers because they tend to be long-term tenants. Many of these workers don’t plan to buy a home. Purchasing a property is “off the list” of goals for many people.
Dive into the details
We asked Bryce to give us the low-down on his typical rental property.
Bryce says properties are slightly different depending on location.
The east side of Cleveland has been abandoned for many years, although it’s starting to see growth now. So price points are a bit lower.
Bryce says single-family homes on the east side sell for $60-65,000. Monthly cashflow is $750 a month, on average … well above one percent.
The west side, on the other hand, has slightly higher price points and rents. Homes sell for 70-75,000, and rents are in the $900 range.
It takes 30-60 days from closing to repair and refurbish properties so they’re ready to rent.
The rehab process doesn’t follow a cookie-cutter template. Bryce and his partners have standardized the contractors and materials used, but each property gets an individual evaluation.
He wants well-functioning, desirable rentals that will save the company time and maintenance costs in the long-term.
That keeps tenants happy. Bryce also works to keep tenants happy by building relationships with tenants via his property management company.
“Our tenants love us,” Bryce says. A big reason is great communication from his property management team, with whom he has a 10-year relationship.
What about the general atmosphere of the Cleveland market? Ohio is extremely landlord-friendly, says Bryce. The law allows for a 3-day notice to vacate for non-paying tenants. The eviction process is only 10 days.
That doesn’t mean Bryce follows those timelines … he says his response is to establish a relationship with tenants and make sure the lines of communication are open. Yet another reason why property management is so important!
Investors interested in the Cleveland market should listen in to get access to a special report by Bryce that includes even more details!
Ohio Field Trip
Bryce really loves Ohio, and he thinks other investors will too.
Cleveland has great sports teams and the second-largest performing arts district outside of New York City.
But it’s also experiencing a revitalization that you can only really understand by kicking the dirt.
That’s why we recommend the Cleveland Field Trip.
You’ll get a chance to tour Cleveland with Bryce. But you’ll also learn about the investment model Bryce uses … an excellent education even if Cleveland isn’t right for you.
We live in an era of over-saturated markets. It’s hard to find markets that make sense. But some markets are just starting to get hot.
The very best way to get in on these markets is to learn from someone who has boots on the ground. Because remember, you’re not looking for a property, or even just a market … you’re looking for a TEAM.
And a field trip is the best way to meet the people … who know the market … and can help YOU build your own brilliant team.
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