Resort Rehab Riches

Houses aren’t the only properties in need of a little facelift. Hotels often need their own dose of tender loving care.

Like any investment property, resorts come in all shapes and sizes … and some have major management issues.

When a hotel is poorly the managed the result isn’t pretty … it’s often downright ugly. But that means YOU have an opportunity to add value, improve cash flow, and build equity.

Listen in as we visit with two hospitality investors who find fun and profit as they renovate resort properties.

In this episode of The Real Estate Guys™ show, hear from:

  • Your resourceful host, Robert Helms
  • His relaxed co-host, Russell Gray
  • Accountable Equity’s professional resort investors, Josh and Melanie McCallen

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Resort rehab done right

Resort properties offer some of the highest returns on investment of any asset class. They are an attractive real estate deal … but one that can easily be mismanaged.

When our guests, Josh and Melanie McCallen, see an ugly, non-performing resort property, they don’t see a failure … they see an opportunity.

Josh and Melanie’s team at Accountable Equity renovates and revitalizes resorts. By creating higher-quality resorts, they create more income … and more value.

But to correctly rehab a resort, you need a deep understanding of AND passion for the hospitality industry.

Most of us don’t have that. So, partner with someone who does.

The beauty of Josh and Melanie’s business model is syndication. You can be a passive partner with an active investment and see phenomenal returns.

Resort rehab done right means everyone wins … investors, staff, and guests.

Finding a home in hospitality

When they graduated from college, Josh begged Melanie to buy a duplex as an investment. They’d live in one home and rent out the other.

“I had to let go of the three-bedroom, white picket fence idea in my mind, but right away I knew what I got into,” Melanie says.

Over their real estate career, Josh and Melanie found themselves taking part in resort experiences across the globe and partnering with developers of specialty properties.

Then the recession of ’08 happened. Suddenly, Josh and Melanie were sitting on a beat-up 1970s beachfront hotel.

It was too risky to tear it down and start new development … so they decided to rehab the property instead.

“That first project was 18 months of getting our teeth kicked in, but we learned that hospitality isn’t just about the building,” Josh says. “It’s a living, breathing guest experience.”

The couple realized that they LOVED interacting with guests and putting smiles on their faces. They fell in love with hospitality … and decided to make it their life’s mission.

The benefits of a resort investment

A rehabbed resort is one real estate investment where the person paying the rent doesn’t begrudge writing a check at all.

When you’re on vacation, you want to splurge. You want to enjoy yourself and your experience … and you’ll gladly pay more to do so.

Hospitality professionals know that the happier you make guests, the more enjoyable the visit will be.

As an investor, YOU know that happy guests mean high returns.

Resorts also offer a unique opportunity to increase revenue.

There are two ways to make more money … find more people to sell the same thing to or find more things to sell to the same people.

The hospitality business allows investors to do both with relative ease.

And when you invest in a resort property, you have the added benefit of being able to enjoy your own investment … by taking a vacation.

The success of a syndicated approach

Josh and Melanie started Accountable Equity as a syndicated approach to resort rehab.

“The first thing you must do when thinking about buying one of these properties is find great investor partners,” Josh says.

Each month, Josh and Melanie host an investor summit. They bring together current investors, new investors, and prospects to tour the property and get a firsthand look at hospitality in action.

These summits are an invaluable time to help investors see how revenue from different parts of the resort build off each other.

When a party arrives for a wedding, they’ll book rooms. Since they’re staying on site, they might want to play a round of golf or spend time at the spa. They’ll need to eat, so they’ll hit up the restaurant and tasting room.

“We call it a cascade of revenue,” Josh says.

Syndication is a powerful approach to every aspect of hospitality. Beyond investment, the syndication spirit encourages team members to seek out experts in every field.

“In our current project, we’re bringing in a top winemaker for the winery. We found a golf executive on his 111th course to help with ours. It’s all syndication,” Josh says.

Teaming up for transformation

Accountable Equity’s current project, Renault Winery Resort, shows just how powerful … and profitable … revitalizing resorts can be.

As the third federally registered winery in America, the property has been in the hospitality business for 155 years.

The former owner managed the resort for 40 years, but over time began to let standards deteriorate under stress.

“We found this amazing property that needed some TLC. But we were willing to take a fresh approach, look at it differently, consider its legacy, and see its next chapter,” Josh says.

The team also studied market drivers in hospitality to determine if the resort could evolve to meet current and future needs.

With a millennial movement toward authentic experiences, a historic property … complete with a Prohibition-era speakeasy … spells out attraction.

And with nearly half of weddings taking place at a destination over the course of three days, a resort that caters to making happy couples’ special day extra special can generate big business.

It’s no small undertaking. Managing and rehabbing 120,000 square feet of buildings and 242 acres of vineyards, a golf course, and a spa requires a winning team.

“Our staff and our investors are our family. We all depend on each other, and honestly, it’s an honor to be a part of,” Melanie says.

Take part in a unique real estate niche with resort rehab investment. Learn tips and valuable lessons for getting started in a special report from Accountable Equity, 10 Steps to Resort Rehab Riches.

No matter your market of interest or area of expertise, consider what you can learn from the rehab-and-syndicate model of luxury hospitality investing.

What value can you add to your properties … and how can you leverage others’ expertise to increase YOUR bottom line?


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Accountable Equity – Josh & Melanie McCallen

Accountable Equity – Josh & Melanie McCallen

 

Get high returns … and a lifestyle upgrade … by investing in resort rehab properties.

Josh McCallen’s career began washing dishes in a hotel in Austria.

In the 20 years since then, he has served as president of a hotel development and management company … and gone on to oversee $100 million in luxury hospitality construction!

Now, Josh is putting his decades of experience to work for YOU.

At Accountable Equity, Josh heads a professional resort investment team that specializes in sourcing, rehabbing and creating phenomenal lifestyle experiences and investments.

Accountable Equity acquires significantly discounted, often downright rundown properties and rehabs them into functional and highly-profitable resorts.

On average, these resort properties increase in appraised value by over 70 percent!

And did we mention these worldwide properties are gorgeous places to rest and relax?

Enjoy major tax benefits, high returns, and the bonus of personal-use time at beautiful resort properties!  

Consider partnering with Accountable Equity to see higher profit margins than you would by buying into lifestyle resorts that are already up and running.

Simply fill out the form below to connect with the team at Accountable Equity!

09/06/15: In Search of Yield – Hotel and Resort Investing

In the second installment of our series on looking outside of little green houses for higher cash flows, we turn our attention to a Monopoly favorite….big red hotels.

Except in this case, they aren’t big, they aren’t red…and they aren’t necessarily on Boardwalk or Marvin Gardens.

So in this episode, we sit down with a seasoned real estate investor and international boutique resort developer for an insider’s perspective on how hospitality real estate works…and where the opportunities are.

In the studio to help us check in to the four-star ideas for hospitality investing:

  • Your hospitable host, Robert Helms
  • His last resort co-host, Russell Gray
  • International resort developer and regular contributor, Beth Clifford

In a world of artificially low interest rates, artificially high asset values, and overtly managed (manipulated?) financial markets…queasy investors are trying to find something real to cling to.

For most investors, that means income.  But not all income investments are created equal.

With stocks and bonds arguably in a bubble, where can you invest for income without risking a huge loss of principal?Debt-based investments like bonds expose investors to the triple threat of low yield, default and collapsing principal value.  Yikes!

And with interest rates SO low, and the looming threat of rising interest rates, it seems like bonds would be a scary place to be.

At least with real estate backed debt like private mortgages (NOT derivatives of mortgage-backed securities), the debt is backed up by a real asset.  One that presumably can generate sufficient income to make the payments…even if the lender has to take over operations.

So while we would be very hesitant to use bonds or bank accounts to generate income from debt (remember, when you make a deposit in a bank you are effectively loaning them your money), we’d be a lot more open to making loans against quality cash-flowing real estate.

On the equity side (buying a property versus lending against one), we like to borrow whenever we can generate more cash flow from the property than it costs to borrow.  And with interest rates so low, it’s better to be a borrower than a lender in today’s market…unless you’re able to lend at above average interest rates and still attract credit worthy borrowers and quality collateral.

Now if you’re an active residential real estate investor in single-family or apartments, you know that rates are low on both sides of the fence.

That is, though loan rates are low…so are cap rates (cash-on-cash returns).  That’s because lenders and borrowers both rushed into residential in search of better yields and security.

That’s why we think now’s the time to look outside of mainstream residential real estate for better yields.  The principles are the same, but the numbers are better.

In this episode, we consider hotel and resort property investing…and not just domestically, but globally.  And whether you want to play in the debt or the equity side, hotel and resort properties offer some very unique and attractive characteristics.

First, the properties are typically nicer…Resort properties are fund to use and to rent out

Sure, you could buy or loan against a dump.  But except for motels that are really more like psuedo-apartments for transients, most hospitality properties are operated for a more discriminating clientele.  Therefore, the properties are in good shape and located in nicer areas.

Next, the properties are professionally managed

While it’s true that you can hire a professional manager to handle your single-family home or apartment building, some investors are tempted to practice do-it-yourself property management.

But running a hotel or resort is much more work because instead of monthly or yearly leases, you’re dealing with daily or weekly tenancies.  And a good operator is the key to success, and it probably should not be you.

Hospitality has a new guest…

A new generation of mobile workers are able to live, work and play...all at the same time...in hotels and resorts.Hotel and resorts are grabbing a new and growing demographic…the mobile workforce.

In today’s technology empowered free-lance world, it’s easier for people to live a far more mobile lifestyle.  It’s no longer necessary to take off work to stay in a hotel or resort.  You take your work with you.

Hospitality properties are easier than ever to market

The same technology which facilitates a mobile workforce also opens up international markets to the small time hotel or resort operator.  From social media to travel sites, it’s just a lot easier for prospective guests to find a property.  So while it’s nice to have a big brand affiliation, it’s a lot more level playing field for boutique operators to compete for attention.

A sweet spot to store your wealth…

If you invest in a very small property, you may not get the economies of scale necessary to attract a professional operator and generate a respectable hands-off bottom line.

If you go too big, the obvious obstacle is you have to have…or raise…a lot of money.  And then you’re competing with other whales.

But there’s a sweet spot…above the small-time operator, but below the mega-chain, where an individual investor can play and there’s still enough meat on the bone to make it profitable.

And if you can find a niche, or a market, where there’s more need than there is supply,  you can get in and stake your claim early.

Rents from the affluent

One of our favorite things about hospitality investing is it allows us to collect rents from businesses and (relatively) rich people.

When you’re buying little green houses or apartments, your customer (tenant) is typically a working class guy or gal…maybe even on some kind of government subsidy like foot stamps, Social Security, Section 8, etc.

These are the first people to feel the pinch of rising food, energy and healthcare costs.  They just don’t have a lot of extra money after paying for essentials.  So when their cost of living rises, it makes it harder for them to pay you rent.

And if the government subsidy goes away or is reduced…or if interest rates on your tenants’ consumer credit goes up…then it becomes even harder for them to pay you rent.

But, while affluent people would probably never rent their home from you, they’ll pay you rent to stay in your resort property.

There are other ways to derive rents from the affluent, but resort property is one of our favorites.

And right now, the yields are much higher than apartments, so we like it even better!

So tune in and take in a heapin’ helpin’ of our hospitality…discussion, that is.  And consider how you might begin to put some paradise in your portfolio.Collecting resort properties can be a fun and profitable way to invest in real estate.

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The Real Estate Guys™ radio show and podcast provides real estate investing news, education, training and resources that help real estate investors succeed.

12/21/14: Fun in the Sun and Income Too – Hospitality Update from the Caribbean

It’s amazing how many real estate investor overlook hotels as an investment vehicle.

Sure, the numbers are big…and renting nightly instead of monthly, plus all the other services (housekeeping, restaurant, room service, etc.) are much more labor intensive than simply renting out little green houses month to month.The big money is made on the bigger properties

But anyone that’s ever played Monopoly knows the big bucks are in owning big red hotels…especially in premium areas like Park Place, Broadway….or the Caribbean???

From the Hard Rock Hotel in the Dominican Republic:

  • Your host with the most (travel miles) – Robert Helms
  • Hilton Worldwide Director of Development, Caribbean and Panama – Juan Corvinos Solans
  • Hard Rock International Executive VP & Chief Development Officer – Marco Roca
  • Wyndham Hotel Group President and Managing Director of Latin America and the Caribbean – Paulo Pena
  • STR Analytics Director – Carter Wilson
  • Caribbean Tourism Organzanization (CTO) Chief Executive Officer – Hugh Riley
  • HVS Capital Corp Executive Managing Director – Bill Sipple
  • HVS Caribbean Managing Director and CHICOS Chairman – Parris Jordan
  • Dominican Republic Secretary of State and Executive Director of the Center for Export Investment and Residential Development – Dr. Jean Alain Rodriguez

Co-host Russell Gray stayed home to wrap presents.

Wow.  You can already tell from the guest list that this show is PACKED with content.

But before we get into that, the BIG QUESTION is WHY should any investor consider hospitality as an investment niche?  And once you do…HOW does it work?

First, WHY…

Go play Monopoly.  How do you win?

Now that we understand bigger is better, what’s the difference between hospitality and other big rental properties like an apartment building, office complex or shopping mall?

The obvious difference is that apartments, offices and shopping malls are all long(er) term tenancies as compared to nightly or weekly hotel tenancies.

That’s good and bad.

Apartments, offices and shopping malls typically have a more predictable stream of income.  And while apartments might have six or twelve month leases, office and retail leases can be a decade or more.

Of course, with long term leases you give up the ability to raise rents quickly in response to changing market conditions (a concern in an inflationary environment).

That’s one of the reasons we like apartments better than office or retail.  It’s more work, but it can be more money (that’s a hint).

Of course, another concern with retail is how the internet is affecting physical product marketing.

It’s not the topic of this discussion, but when consumers are shopping online and not in stores, then your retail tenants suffer…and so do you.

So if you’re going to be in retail, it’s smart to cater to businesses which consumers must physically visit in order to conduct their business.  Things like healthcare, restaurants, grooming, etc.

Hotels generate more revenue per year because they're rented nightly instead of for months or years at a timeSo in addition to being able to generate  more revenue per unit per month with overnight rentals, one of the advantages of hospitality...the property is the product (or at least a major component…service being the other) and it serves a need which cannot be met online.

So once you’re interested in investing in hospitality, the next question is HOW does it work?

It’s really not that complicated.  In fact, it’s very similar to apartment investing.

Most apartment owners don’t personally manage the property.  They hire a property management company to operate the complex.

So in hospitality, you’ll have a property owner (the investors), and the property manager (the hotel operator).

But because keeping a hotel full is a marketing intensive operation, there’s a third player called “the brand”.  These are folks like Hilton, Marriott, Hard Rock, etc.

In some cases, you have multi-brand companies, and one of the biggest is Wyndham, which operates 13 different brands…most of which you’ve probably heard of.

In fact, hotel brands are typically household names because of all the advertising they do.

What you may not know is that most cases, the brand does NOT own the hotel…and in same cases, they don’t even operate it directly.

Instead, they simply rent their brand, group purchasing power and hotel operational savvy to independent operators…”franchisees”…just like other famous franchisers like McDonald’s (fast food) or RE/MAX (real estate).

All that to say, there’s room for private property investors to leverage the big name, marketing muscle and operational expertise of a brand, the hard work of an operator (your tenant), into creating cash flow from your property.

As you listen to all the various interviews in this episode, you’ll discover that the overall mood of the hospitality sector is upbeat and optimistic.

But you’ll also hear that there’s still time to get in…the industry cycle hasn’t peaked yet.

Plus there are some great lessons to be gleaned from all these savvy business people.

Here are a few of our takeaways:

There’s Opportunity for Private Money

Not a lot of hotels are being built right now because the financial markets haven’t recovered enough to provide adequate funding levels.  The same thing happened in housing.  The opportunity is for private equity syndications to help get things built.

And right now, hotel cash flows are good, which means private equity can be rewarded.  Sounds like opportunity to us!

Transportation Infrastructure is EssentialAirplanes are an important part of bringing business to report properties

Duh.  No one can stay in your hotel if they can’t get to it.  And in the Caribbean that means airplanes.  Cruise ships typically don’t deliver overnight guests.

That’s why Belize investors get so excited when they hear that multiple airlines are adding flights.

But even if you choose a landlocked location, you better make sure there are roads, rails and runways to bring trains, planes and automobiles full of people to your property.  And some business and tourist attractions are helpful too.

You Can Partner with Big Players…Even if You’re Not

We already talked about big hotel brands.  When you build a property for a brand, you get all their marketing muscle pushing occupancy.

But as you’ll hear, there are resort destinations that realize they need tourists to grow their economy.  So they have entire agents and budgets dedicated to promoting their market.  And they NEED YOU to provide the rooms to hold the people their marketing brings to town.

We don’t know about you, but we LOVE free marketing.

The Condo-Hotel Concept is Poised for a Comeback

This could be the most exciting thing (of many) that came up in these interviews.

Condo-hotels got a big black eye in markets like Las Vegas when the financial meltdown wiped out the loans.

Lots of people were left in the lurch when the financing they were counting on to complete the transactions all dried up unexpectedly…and almost overnight.

But the basic premise of a condo-hotel is a sound one.

The idea is that a small private investor buys a single hotel room in a big hotel.  It’s just like buying a residential condo, which is essentially an apartment in a large residential complex.

The investor owns it, while the operator manages it under the brand’s name.

The contracts can be set up different ways, but the bottom line is that it’s a way for small investors to participate in big projects, own a pride-of-ownership unit they can actually enjoy themselves from time to time; and they get income, tax-breaks and a hands-off management experience.

The difference this go ’round is that everyone is a lot smarter about how to organize the deals so they aren’t as vulnerable to mood swings in the residential financing markets.

The opportunity is to get into the space while most others haven’t quite seen the light.  And that’s a universal principle applicable to all kinds of markets, property types and investment vehicles.

So much to learn.  So little time.  But that’s why we’re here traveling the world, seeking out ideas and perspectives you might not discover on your own.

Hey, it’s a rough job traveling to the Caribbean to stay at an all-inclusive luxury resort….but someone’s gotta do it.

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The Real Estate Guys™ radio show and podcast provides real estate investing news, education, training and resources that help real estate investors succeed.

10/21/12: Property Possible – Repositioning Assets for Better Profits

Rehabbing is all the rage right now. The opportunity to snap up distressed properties, pretty them up and sell them for a quick profit has probably never been better, and lots of newbies and Mom & Pop investors have jumped on the bandwagon.  Heck, the opportunity is so good in single family homes that even big Wall Street private equity firms are gobbling up inventory in some of the markets most devastated by the financial crisis.

Now rapid fire rehabbing is hardly “passive investing”.  There’s certainly nothing “passive” about it – and one could argue that true “investing” is making the money do the work, not you.  So we contend that rehabbing is more of a business than an investment strategy.  But that’s beside the point.

If you decide to be in the business of forcing value into your properties, whatever property type you’re in to, then you’ll like this session because we have a couple of very experienced “turnaround” specialists on the microphones.

In the house for this episode of The Real Estate Guys™ radio show:

  • Possibly the finest host, Robert Helms
  • Your impossible co-host, Russell Gray
  • Hotel Impossible star and hotel turnaround expert, Anthony Melchiorri
  • General manager of the 21c Museum Hotels, Craig Greenberg

No matter what kind of income property you own, success is all about occupancy.  But if you think it’s hard work to turn over a tenancy every six months, try doing it every night!  That’s the challenge every hotel operator faces.

Now even if you aren’t in the hotel business and never plan to be, there are great lessons to be learned from those who are.  Because at the end of the day, when you pretty up a property, you do it to please another person: the home buyer or the tenant.  No one knows more about the importance of pleasing the customer than people in hospitality.

So lesson #1 is to be sure you prep the property properly to optimize it’s appeal to your target customer.  Of course, this pre-supposes that you are clear on who your target customer is, what they want and what they’re willing to pay for it.

If you’ve ever watched an episode of Hotel Impossible, you know that Anthony Melchiorri helps owners see their properties through the eyes of the customers.  What a powerful, but sadly overlooked concept!  Property owners often create a property that pleases them. Oops. They aren’t the customer!

You’ve probably also noticed that Anthony often discovers what the customer wants by talking to the staff.  Why?  Because when the customer expresses their need or dissatisfaction, the staff are the first ones to know.  So a wise owner listens carefully to the feedback from the staff to respond quickly and accurately to the needs and wants of the customer.

Do these concepts apply to other kinds of real estate investing?  Of course they do.

If you’re a fix and flipper, your real estate broker is a great source of information about what the market wants and what they’re willing to pay.  Doesn’t it make sense to listen to your broker?  Say yes because that’s the answer.  Yet, so many flippers go to the market with their own need, instead of focusing on the needs of the market.

News flash:  the market couldn’t care less about your need.  If you want to make money, you need to give the market what it wants.

Whether you rent our single family homes, apartments or office space, your property manager and leasing agents will tell you what the market wants.  Once again, it pays to listen.

“Well, that’s just common sense,” you might say.  Yes it is.  But have you ever known someone to buy a property in an area they don’t know and then go find a property manager to manage it?  It happens all the time.  Wouldn’t it be smarter to have the property manager tell you what kind of property, location, amenities, etc. is most in demand, and then go buy that?

You get the idea.  There’s a lot of real estate wisdom to be gleaned from the hospitality business.

And while our second guest isn’t as famous as Anthony, his story is every bit as enlightening.  Craig Greenberg takes old, dilapidated “historic” properties and adds a unique attraction to bring people and their money into the property.  It’s a fascinating study in creativity and one you can learn from.

So listen in as we talk to Anthony Melchiorri and Craig Greenberg and glean valuable lessons from their experiences in finding ways to extract more profit from problem properties.

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10/4/09: A Bird’s Eye View of Opportunities in Lodging & Hospitality

“Get rich in a niche” is a classic piece of advice for almost any profession. Specialists almost always make more money than generalists.  On today’s show, The Real Estate Guys discuss one of the most unique niches in real estate niche: lodging and hospitality.

Joining in the conversation are:

  • Host Robert Helms
  • Co-host Russell Gray
  • Six decade investor “The Godfather of Real Estate”, Bob Helms
  • Special Guest: Ed Watkins – 35 year industry veteran and Editor of Lodging Hospitality Magazine

The dialog was lively and informative as The Guys discussed:

  • An Overview of the Resort Market Today
  • New Trends in the Hospitality Industry
  • Boutique vs. Lifestyle Hotels
  • The Outlook for Condo-Hotel and Fractional Product
  • Opportunities for the Investor in the Resort Space

While the hotel business is flat and financing is almost non-existent, we discovered the picture is quite different in the boutique space.

We also contrasted the condo-hotel model (think City Center in Las Vegas) to the concept of “fractional” ownership.  We’ve heard great things about fractional structures and Ed was able to share some interesting and valuable perspectives.  There’s no substitute for 35 years at the center of an industry when it comes to being aware of cycles, distinguishing between fads and sustainable trends, and having one’s thumb on the pulse of a niche market.

We closed, as always, asking where the opportunities are for today’s investor and Ed gave us some great ideas to think about!

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The Real Estate Guys™ radio show and podcast provides real estate investing news, education, training and resources that help real estate investors succeed.