Finding High Yields in a Hot Market
Everyone loves a hot market! But hot markets have their disadvantages.
When markets heat up … prices go up … and yields go down.
But that doesn’t mean investors are stuck.
There are things you can do to adapt and keep cash flow up … without having to change markets.
We sat down to chat with our good friend John Larson to find out how he has made the most of one of the hottest markets in the last ten years.
In this episode of The Real Estate Guys™ show, hear from:
- Your heating up host, Robert Helms
- His hot-head co-host, Russell Gray
- Managing Partner of American Real Estate Investments, John Larson
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Adapting in a hot market
Dallas, Texas, has been a hot spot for real estate investors for the last decade. But .. like any market … the tide is starting to turn.
After 2008, the rules of the market changed.
Dallas stood out because it had not one … not two … but multiple drivers.
It had population. It had education. It had transportation. It had a business-friendly environment, low income tax, medical finance, tech distribution … it was the whole package.
It ended up being the best real estate market of the past ten years … and it’s not over yet … but yields have changed a lot.
So, what’s an investor to do?
As Managing Partner of American Real Estate Investments, John Larson has had to adapt to the changing Dallas market.
Many people knew John and his team as the Turnkey Single Family people in Dallas … but his company has had to change what they do while maintaining the big picture of WHY they did it.
Debt syndication and using your retirement to make money now
John says that the Dallas market is hotter than ever … but in 2017, the cap rates on the single family homes started to get compressed.
“You can only push rents up so far,” John says. “The values of homes kept going up because of the demand, so property went up as well.”
John says his investors came to him primarily for cash flow. They were looking for passive income.
So, John needed to find some new ways to provide that cash flow that investors came for in the first place.
The first project they took on was debt syndication … partnering with a developer and syndicating funds on the debt side.
“We came in as lenders to buy the lot and get the construction completed and get those units leased as office space,” John says.
A debt investor is someone that wants to have predictable income flow again, and it’s not as risky as other ventures … with the opportunity for BIG returns.
At some point, you have to graduate from single family houses and move to the next level, like multifamily or office space.
John says there are great deals to be found … but you have to do a little nosing around.
And you can’t beat the opportunity for passive investing.
With debt syndication, investors can be very hands-off and get as high a return as possible.
Especially for the investor who is looking to lend money from their IRA or 401k, debt syndication is a great passive experience for them and a great way to maximize their retirement accounts.
Many people don’t understand that they can put their retirement dollars to work … but as soon as you can self direct your retirement funds … you’ve opened up a whole world of alternative investments.
Because of the nature of a retirement account, you can’t have a current benefit. It is really for tomorrow, not for today … so passive investments just make sense.
These are solid deals in solid marketplaces … but people have a hard time getting their minds around why someone would want to use debt.
In good deals, the asset pays back so quickly that there’s not a lot of risk on either side.
It really just depends on how your personal investment philosophy fits in.
Keep your money working
If someone is looking to put their money to work in a debt syndication type of deal, the big question is … how long is this deal going to take?
John says that the longest term he has done so far was with a new construction project … that was 18 months.
The average term for a deal is usually about one year.
“We want to get you money back within a year and have another deal lined up for you so you can keep your money working,” John says.
Keeping your money working … that’s the key to finding high yields in a hot market.
Learn more about the Dallas market and how John and his team are finding new ways to create cash flow without changing markets by listening in to the full episode.
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The Passive Income Guide
The Passive Income Guide
Take control of your savings, and make passive income with private money lending!
As real estate investors … we love the idea of passive income.
You have money in sitting idle … so why not put it to work for you? And make more money!
Making money without a lot of hard work might sound too good to be true … but John Larson shares a way to invest passively with all the security of real estate without bearing the market risk if values decline.
Plus, if you’re looking for ways to grow your retirement funds … John’s strategy of investing in private money lending means you don’t have to deal with some of the tricky parts involved in owning leveraged real estate inside your IRA … But you can still get GREAT returns!
In this sneak peek of The Passive Income Guide, access TWO FREE CHAPTERS … “Private Money Lending: Be The Bank” and “Investing In Real Estate With Your Retirement Funds.”
In these chapters discover:
✓ How to take control of your retirement funds and diversify into other investment options … like private money lending
✓ The critical components of calculating risk in passive investing
✓ How to prepare your retirement funds for borrowing
✓ Tips for passive investing success
✓ And more!
Get started by filling out the form below to access your special sneak peek of The Passive Income Guide …
American Real Estate Investments – Private Money Lending
American Real Estate Investments – Private Money Lending
Diversify your portfolio AND “be the bank” with private money lending!
The party in the most secure position during an investment deal is the bank … and American Real Estate Investments (AREI) makes it possible for YOU to step into the bank’s shoes.
Syndications typically offer investors a chance to invest in the equity of a project. You put money into a project and, for better or worse, your return is dictated by the success or failure of the project. And, if it’s a development project, you don’t see your profit until the project is completed months or years down the road.
There’s another option!
AREI brings you an opportunity to invest in a syndication on the DEBT side of things. Whether the project is a wild success or not, YOU get a PREDICTABLE RETURN and MONTHLY CASH FLOW that begins IMMEDIATELY.
Plus, your debt-investment is SECURED by a DEED OF TRUST. If for any reason, the project is abandoned, you get the property.
AREI gives you the opportunity to invest in the debt on development projects in Dallas-Fort Worth and Houston … Dallas-Fort Worth is one of the strongest markets in the country, with many development opportunities … and it’s where AREI happens to be headquartered.
Another pretty cool thing … Invest in these private loans using your self-directed retirement account!
Watch your retirement savings grow with ALL the tax advantages and continuous returns.
Why is this a winning strategy?
- With genuinely passive investments, all you have to do is watch your investment grow.
- Earn monthly cash flow immediately at the annual rate of return.
- Choose a low-risk investment with security in appreciating assets in a stable market
Learn about American Real Estate Investments’ latest projects. Make double-digit annual returns in your 401k, IRA, or other account in a project of your choice!
Simply fill out the form below, and AREI will be in touch with the information you need to get started in private money lending.
Apartment Investor Weekend Training – Jul 21-22, 2018
Apartment Investor Weekend Training
July 21 – 22, 2018
Dallas, TX
Break into investing in multi-family apartments! Brad Sumrok, shows you how at the Apartment Investor Weekend Training. This “Rat Race 2 Retirement” is one you don’t want to miss.
Join Brad in his signature event and learn the way he retired early from his corporate job … through investing in apartments. He breaks down the entire process step-by-step.
In two-content filled days, Brad shares specific how-to’s from his profitable experience as an investor. You’ll also meet like-minded investors from around the country … and learn how YOU, too, can become an apartment investor and leave the rat race behind.
He doesn’t hold back the good stuff … so come ready to take notes!
Brad Reveals …
- His “3-Step Wealth Formula”
- Brad’s “3 Rules to Retire Early and Permanently”
- Brad’s proven “12-Step Apartment Acquisition Process” that will save you time and money
- Multifamily financial & market analysis
- Due diligence
- Rehabbing
- Property & Asset Management
- Multifamily financing
- Group Purchasing
- Contract-to-Closing
- Raising money within SEC Compliance
- Multifamily business planning
- Costly mistakes and how you can avoid them
- Using your SD IRA to invest
- Getting started now
Plus … Go on a BONUS bus tour to see Dallas apartments owned by Brad and his students!
Discover how to change your life by owning apartments … end the rat race and get on to early retirement!
July 21 – 22, 2018
Dallas, TX
Simply complete the form below for more information …
Apartment Investor Weekend Training – Jul 21-22, 2018
Apartment Investor Weekend Training
July 21 – 22, 2018
Dallas, TX
Break into investing in multi-family apartments! Brad Sumrok, shows you how at the Apartment Investor Weekend Training. This “Rat Race 2 Retirement” is one you don’t want to miss.
Join Brad in his signature event and learn the way he retired early from his corporate job … through investing in apartments. He breaks down the entire process step-by-step.
In two-content filled days, Brad shares specific how-to’s from his profitable experience as an investor. You’ll also meet like-minded investors from around the country … and learn how YOU, too, can become an apartment investor and leave the rat race behind.
He doesn’t hold back the good stuff … so come ready to take notes!
Brad Reveals …
- His “3-Step Wealth Formula”
- Brad’s “3 Rules to Retire Early and Permanently”
- Brad’s proven “12-Step Apartment Acquisition Process” that will save you time and money
- Multifamily financial & market analysis
- Due diligence
- Rehabbing
- Property & Asset Management
- Multifamily financing
- Group Purchasing
- Contract-to-Closing
- Raising money within SEC Compliance
- Multifamily business planning
- Costly mistakes and how you can avoid them
- Using your SD IRA to invest
- Getting started now
Plus … Go on a BONUS bus tour to see Dallas apartments owned by Brad and his students!
Discover how to change your life by owning apartments … end the rat race and get on to early retirement!
July 21 – 22, 2018
Dallas, TX
Simply complete the form below for more information …
Ask The Guys – Unraveling the Mysteries of Real Estate
It’s one of our favorite segments … answering YOUR real-world questions about real estate investing.
In this batch of mail, we run through where to start with syndication and investing to how to think about self-directed retirement funds and everything in between.
As a reminder, our show is about offering ideas and information, but we are not legal or tax professionals and do not give advice. Always see a pro for advice on your specific situation.
In this episode of The Real Estate Guys™ show you’ll hear from:
- Your problem-solving host, Robert Helms
- His unraveling co-host, Russell Gray
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Broadcasting since 1997 with over 300 episodes on iTunes!
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Question: I’m a real estate agent and would like to start investing for myself. How do I get started?
Kristen in Seattle, Washington, brought us this wonderful question. First of all, hats off to you for wanting to be your own best client!
Starting with the right education is so important and so is developing your network. You might consider joining an investment club, but you could also think even bigger and start your own!
Starting a syndication or investment club can be very successful if you surround yourself with the right people and experts. Here’s a few people you’ll probably want to include:
✓ A CPA to help with understanding tax benefits
✓ A mortgage broker to extract excess equity
✓ Other real estate agents … especially those with investment knowledge
You can convert your pursuit of education into a profitable business. Start by going to events with meetups and investment clubs. Remember, it’s not just the presenters who have a great story. It’s also the people in the seats. Make lasting connections with other attendees, and bring them into your network.
Question: Which materials … books and blogs should I read for getting educated in investing?
Our best advice to Luca in Croatia, who submitted this question, is to not just read a book … STUDY a book. Prepare your mindset to start thinking like an entrepreneur.
What does this mean? Find a group of people who are interested in investing, and get together and discuss a book.
You’ll learn by listening to what others have to say AND teaching different concepts. Repeat the process of learn, study, teach, and use these discussion groups to build your network.
Recruit people who are further along in the investment process than you to learn from them. You want to discover not only the technical aspects of what they do, but also how they think. Explore their mindset and examine how it makes them successful.
Question: I want to self-direct my retirement funds after I leave my job. How can I use this money to invest in real estate?
This question comes from Jason in Stokesdale, North Carolina. Some aspects of this type of investing can get a little tricky, so remember to always seek advice from a tax and legal professional.
For money that’s in a 401k from an employer, you might have access to what’s called an in-service withdrawal. You might also consider taking out a loan on your 401k.
As with any investment, make sure that the numbers add up, especially since there are important tax considerations to make when you’re investing borrowed money. This is also where a CPA will come in handy.
The vast majority of custodians do not allow for traditional investing and don’t charge a lot in fees and maintenance charges because they make a piece of what you’re investing in. Non-traditional custodians may charge more fees upfront because they do not make a piece of anything you invest in, but they can offer more flexibility in what you invest in.
If you want to know more on this topic, we have a couple reports that might be helpful on Qualified Retirement Plans (QRP) and Individual Retirement Accounts (IRA). You can get both of those by emailing QRP (at) realestateguysradio (dot) com AND IRA (at) realestateguysradio (dot) com.
Question: For those who don’t like all the work of real estate investing, how do you find a trusted syndicator?
Roy in Bridgewater, New Jersey, and Patrick in San Diego, California had similar questions about passive investing through a syndicator. They both want to break into the bigger real estate deals, but are worried about putting their money into the wrong hands. Syndication is a powerful tool that we’re big fans of here on the podcast, but vetting your syndicator is key!
First, look up all the info you can on your sponsor and know who you’re dealing with. Ask them upfront if there’s anything important you should know about them or their business, and then, go searching.
Referrals are a good way to get to know your sponsor. Careful Google searching (watch out for false information on the internet!) and looking up professional licenses and potential trouble with regulators are also essential before doing a deal.
Also, make sure their attorneys and legal documentation all checks out.
As we’ve said many times before … develop a relationship with the sponsor. Take the time to get to know them and the types of deals they do to make sure it’s a good match.
We’d love to talk to you more about syndication at our Secrets of Successful Syndication event on September 13-14. Register now!
Question: I have a commercial property near the end of its lease. Should I sell it or keep the passive income?
Colleen in Savannah, Georgia, has had a triple-net (commercial) property for 13 years, but the lease will be up in 4 years. She enjoys the passive income from the property, but wants to know if it might be time to let it go.
We discussed the advantages of commercial property in detail with Tom Wilson in our Profitable Niches series, and the longer leases and steady income are definitely big pluses!
Lease negotiation can happen before a lease is up, so that’s an option to make the deal sweeter for a potential buyer. But, here are a couple questions we would ask to determine if selling is the right choice:
✓ Knowing what you know now, would you buy it?
✓ If you did sell it, what would you do with the money?
Ultimately, the decision to sell or keep the property is up to you, but evaluating the lease with fresh eyes is a good way to keep your investments in line with your goals!
Question: How can I make some of my assets more liquid to prepare for an economic downturn?
Marty in Richmond, Virginia, has some real estate investment experience, but he’s concerned about a possible negative turn in the economy and how to protect some of his assets he’s received after selling a property.
We discussed the state of the economy and how to protect and grow wealth at great length in our video series: The Future of Money & Wealth. Take a look at that seminar for valuable insights from incredible experts.
To answer the question, if you think the market is going to downturn, you’ll want to play your investments differently. There are pros and cons for stock market investment and even bank investment, and they all carry different risks.
If you want something that is liquid and fairly stable in relation to the dollar, you could consider a couple options like currencies, precious metals like gold, or putting your money in the bank or a safe.
Some other creative strategies are looking into a private mortgage or note or even paying cash outright for a property. As long as you’re able to cover property taxes, having a property in a stable market is a good way to keep cash flowing in a down market. Even in a poor economy, people need a place to live.
Question: How many times a year is your syndication class given?
This was an easy one from Floyd in Las Vegas, Nevada. We do our Secrets of Successful Syndication podcast twice a year. The next one is coming up in September, and we’d love to see you there!
More From The Real Estate Guys™…
- Sign up for The Real Estate Guys™ Free Newsletter and visit our Special Reports library.
- Don’t miss an episode of The Real Estate Guys™ radio show. Subscribe on iTunes or Android or YouTube!
- Stay connected with The Real Estate Guys™ on Facebook and our Feedback page.
The Real Estate Guys™ radio show and podcast provides real estate investing news, education, training and resources to help real estate investors succeed.
Profitable Niches – Residential Assisted Living Homes
The Silver Tsunami is coming. That’s right. It’s no secret Baby Boomers are retiring and entering a new phase of life, and looking for an alternative to traditional assisted living facilities.
In the third episode in our Profitable Niches series, we explore the world of residential assisted living homes.
We chat with leading national expert and President of Residential Assisted Living (RAL) Academy, Gene Guarino, about this compelling investment opportunity, and four of his students who are successfully investing in this space.
In this episode of The Real Estate Guys™ show you’ll hear from:
- Your happy-to-assist host, Robert Helms
- His in-need-of-assistance co-host, Russell Gray
- RAL Academy President Gene Guarino
- A few of Gene’s star students, Sherry Ellingson and Rocky McKay, Loe Hornbuckle, and CJ Matthews
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An explosive demographic with specific needs
So much of real estate is about understanding specific demographics and their needs. All around the world, and especially in the United States, there is a massive population that has created business opportunities through every season of their lives … baby boomers.
Baby boomers are retiring in droves, and they aren’t too far away from not being able to live independently anymore. Unlike generations before them, boomers (in general) are adamant about not living in an institution or hospital. They want to live in a home and have a social life.
That’s what makes residential assisted living homes such a fascinating investment niche. This specific demographic and a unique financial model means more CASH FLOW than a typical single-family home investment.
Gene Guarino is the leading expert in this investment niche. As president of the Residential Assisted Living (RAL) Academy, he teaches investors everything they need to know to get started.
“It all starts with education. Get educated first. If you don’t, you’ll most likely go out, make mistakes, and bang your head against the wall,” Gene says.
We’re all about education for effective action. So, we sat down with a few of Gene’s star students to learn about their experiences and what advice they have for other investors.
Building your brand from the ground up
Sherry Ellingson and Rocky McKay are business partners who attended Gene’s class several years ago.
“We kept hearing about senior living,” Sherry says. “We both have parents who are going to be entering into this category before long, and after taking a look at some of the current options in our area we thought, ‘You know, we could do this a little bit better.’”
Rocky and Sherry first acquired an existing assisted living facility that needed some updating. The property is 10 beds with jack-and-jill baths and lots of places for residents to be able to visit with friends and family. The goal is to have residents feel at home and have a happy, safe place to make their own.
How do they attract tenants? Case workers from hospitals and rehab centers refer potential residents and their families to placement agents who find out what they are looking for in an assisted living facility.
Then, the agents take them on tours and show refer them to various home options. That’s why a good reputation is so important.
“The reputation of a home is attached to the owner, so your focus should really be on creating your own reputation and brand from the ground up,” Sherry says.
“The demand for a good home is extremely high, and as we provide such an essential service for our residents, it feels like we are doing the right thing,” Rocky adds.
For investors just starting in the niche, Sherry and Rocky recommend looking for an existing home and remodeling it into a residential assisted living home. They also suggest having a fixed rent rate with everything included so families can set their budget and not worry about hidden fees.
And don’t forget that there is benefit in adding more properties. More residents means the ability to buy supplies in bulk and save even more money on operation costs. Sherry and Rocky hope to have a couple hundred operating homes in the next several years.
Raising capital and expanding your network
After going through the RAL Academy course, Loe Hornbuckle found his passion. Since then, he has opened 40 beds in residential assisted living homes and is in the process of developing an 80-bed facility made up of five homes on six acres as a planned community.
“I look at residential assisted living as a tool to keep people out of nursing homes or institutional environments that may not be right for them,” Loe says. “There are a lot of people who are placed inappropriately in those settings.”
Even though he was passionate about the type of investment he was making, Loe says he still had a lot to learn when it came to raising capital.
“The first time I raised capital, I put out my business plan, and at the end of the first day my wife found me in the fetal position on the floor. It was harder than I thought it would be,” Loe says.
Proper education changed this for Loe. He learned you have to build a network to effectively raise capital. He suggests that RAL investors attend events and conferences so they can meet the many people out there who are willing to help them along the way.
“Your network is everything. When you build your network, you have the power to step into good business like residential assisted living,” Loe says.
Syndication and working smarter
As a self-proclaimed real estate addict, CJ Matthews was looking for an investment with good cash flow and without a huge amount of ongoing work. After hearing Gene speak on RAL homes, she knew she had found the perfect niche.
“With residential assisted living, you do the work to set everything up, and then you become the business owner. At that point, someone else can actually run the day-to-day business for you,” CJ says.
The biggest advice CJ offers to potential RAL investors is to learn about and apply effective syndication.
“Before learning to syndicate, going out and asking for money felt risky or scary to me, but after I attended the Secrets of Syndication seminar, I knew what I needed to do,” CJ says.
When it comes to working with partners, CJ recommends choosing people who have skill sets you don’t. That way you can work synergistically and accelerate your success. And don’t forget this particular investment niche requires a special touch.
“This space isn’t for everyone. You need to love real estate, love making money, love putting in work on the front end, and most importantly have a heart. If you aren’t willing to care about these people and making the last years of their lives happy, then this may not be the investment for you,” CJ says.
Interested in learning more about investing in residential assisted living? Listen in to the show to hear more from Gene and his students. You can also email us at ALF@realestateguysradio.com, and don’t forget that Gene will be cruising with us on our Investor Summit at Sea™. We’d love to see you there!
Listen to other episodes in our Profitable Niches series (like Stacking up Profits with Self Storage or Making Money with Mobile Homes) to step off the beaten path and learn more about other lucrative, but as-yet unexploited asset classes.
More From The Real Estate Guys™…
- Sign up for The Real Estate Guys™ Free Newsletter and visit our Special Reports library.
- Don’t miss an episode of The Real Estate Guys™ radio show. Subscribe on iTunes or Android or YouTube!
- Stay connected with The Real Estate Guys™ on Facebook and our Feedback page.
The Real Estate Guys™ radio show and podcast provides real estate investing news, education, training and resources to help real estate investors succeed.
Market Diversification for More Stable Income
One of the most important pieces of advice we give to investors new and old is “Live where you want to live, but invest where the numbers make sense.”
Once you break out of your market comfort zone, you can experience incredible personal and business growth … and build a diversified, stable portfolio.
In this episode, we discuss the various types of markets available to real estate investors … and chat about how to pick a market based on your personal goals.
Listen in! In this episode of The Real Estate Guys™ show you’ll hear from:
- Your diversified host, Robert Helms
- His divergent co-host, Russell Gray
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Broadcasting since 1997 with over 300 episodes on iTunes!
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The two major market types
Let’s start from the top! Investment markets can be categorized into two major types … cash flow markets and equity growth markets.
Whether a market produces strong equity growth or stable rents is a byproduct of supply and demand.
Cash flow markets have a steady demand for rentals from working-class tenants with stable income. These factors combine to create high occupancy rates and reliable income.
These markets don’t sizzle … but they offer steady returns.
On the other side of the coin, markets like San Francisco and Los Angeles are proven, stable equity growth markets. Investors won’t get reliable cash flow in these markets … but if they get in before the market gets hot, they’ll get hefty equity growth.
You can predict the next equity growth markets by looking at markets where the ability to supply new housing is beginning to be restricted.
Buying a property for equity growth is a completely different style of investing than cash flow investing, and it comes with some challenges … like finding properties that make sense, choosing markets with a good probability of growth before they get too hot, and managing your income.
It requires caution … because if you choose the wrong market … or the right market at the wrong time … your investment can go against you.
Of course, these two major market types are two extremes. The reality is that markets fall onto a continuum … and yes, there are markets that combine equity growth and cash flow.
Some markets have the capacity to supply housing as they continue to grow in value. However, inevitably that market will begin to slow down and shift through the cycle.
There are some trade-offs to combining equity growth and cash flow … for example, cash flow isn’t quite as good as prices go up. To evaluate a current market, look at the trajectory of other major markets like New York or even Dallas.
Markets are cyclical, and almost every market evolves the same way. There are four basic stages in a market cycle:
- Growth. The market is expanding as more people are drawn to the area.
- Equilibrium. After a period of growth, the market slows down and is mostly developed.
- Decline. This can happen when a market falls out of favor or loses employers.
- Revitalization. The market starts to pick up again when demand increases.
The key? Study markets you want to invest in. Understand there is an evolution process, and even if a market is currently great for cash flow, it can absolutely evolve into an equity market in the future.
How to allocate your real estate assets
You’ve probably heard the saying, “Diversity is a recipe for mediocrity.” And while that rings true in some cases, we think diversity can be your key to a stable portfolio.
Investors can benefit by using a basic asset allocation recipe … and remember, these numbers are yours to fiddle with:
- 50% of your portfolio should be allocated to solid cash flow markets.
- 30% should be invested in aggressive equity growth markets that show signs of being in the path of progress, such as supply and demand imbalances.
- And your remaining 20% should be liquidity funds … dry powder you can have on hand so you can swoop in and pick up great deals when everyone else is strapped.
Here’s a good question … how do investors approach aggressive growth markets?
To leverage an equity growth market, you need to invest while the market is still emerging.
That doesn’t mean investing in brand-new markets … it means looking for markets that are starting to take off with signs of job growth and increasing demand.
You want to avoid being spread too thin across markets … but you also want to be leery about banking on any one type of market. As the saying goes, “Don’t put all your eggs in one basket.”
There are, of course, some advantages to sticking with a single market, like efficiencies of scale. But if you stick to a single market and that market declines, your whole portfolio is affected.
Unique market types
Of course, every market has unique factors, but some markets stand out from the crowd in particularly distinctive ways.
- The college market.
You can make a great income investing in housing near colleges and universities. It’s a captive market with constant need and a built-in client base … most students have good income durability.
You do have to consider the nature of technology, social trends, and educational trends when investing in a college market, however.
A great resource for information is the college or university itself … they can provide great data on the student population. If you’re careful, this can be a stable market.
- The retirement market.
Jobs aren’t the only driver of strong markets, as retirement markets prove. Retirees today are more active and less likely to buy a house.
They can also make excellent tenants, especially because retirees are no longer geographically linked to their income, whether that’s social security, a pension, or investment returns.
By positioning yourself in markets like Boca Raton or Palm Springs, you can benefit from retirees who are searching for an affordable, attractive lifestyle that doesn’t tie up a bunch of capital.
- The lifestyle market.
Making a lifestyle investment means picking a market YOU want to spend time in.
This often involves renting a property on a monthly, weekly, or even nightly basis … which translates to high income, even when offset by higher management costs.
A major benefit of a lifestyle market is the chance to use the property yourself, whether that’s for a few months every year or during your own retirement.
- The international market.
Investing outside of your country is a great way to diversify. The United States is not the only country in the world that offers great places to invest.
Investing outside of the U.S. also gives you the chance to create income in a different currency and park your wealth in a different economic environment.
And international investments are a sort of lifestyle investment … they certainly give you a good excuse to travel!
Although international investments can often require a steep learning curve, they’re something every serious investor should take a look at.
There’s always a great-performing market if you know where to look.
- The sleeper market.
Sleeper markets aren’t on the top 50 metropolitan statistical areas. These are boutique markets … the markets no one else is talking about.
They allow you to make returns no one else can make … but there isn’t as much ballast, so you have to be very, very careful.
Don’t forget to consider property type
We’ve discussed market types in this episode … but another important part of your investment decision is property types.
The choice of single-family, multi-family, commercial, development, or land-holding property is an important factor when balancing your portfolio of well.
And different markets hold different opportunities with regard to property type.
We want to get you thinking about where to look for your next investment … and market type is a great place to start!
More From The Real Estate Guys™…
- Sign up for The Real Estate Guys™ Free Newsletter and visit our Special Reports library.
- Don’t miss an episode of The Real Estate Guys™ radio show. Subscribe on iTunes or Android or YouTube!
- Stay connected with The Real Estate Guys™ on Facebook and our Feedback page.
The Real Estate Guys™ radio show and podcast provides real estate investing news, education, training and resources to help real estate investors succeed.
Ask The Guys – Apartments, Retirement, and Offshore Entities
Our listener questions this week run the gamut from extremely practical to extremely theoretical.
As always, we weigh in on topics that are relevant to YOU … listen in to hear our ideas on apartment management basics, diversification, and more … plus some podcast recommendations and a whole lot of info on one of our favorite places, Belize.
Keep in mind that we are not legal or tax professionals. We do not give advice. The ideas in this show are simply that … ideas.
In this edition of Ask The Guys you’ll hear from:
- Your deal-hunting host, Robert Helms
- His tag-along co-host, Russell Gray
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Question: What expenses do I need to budget for as an apartment building owner?
Arnie in Minneapolis has a 20-unit apartment building that provides student housing near a university. He asked us to explain what his basic expenses will be. First, the obvious:
- Utilities. These can get a bit tricky, though, because the tenants may not pay all the utilities directly. You may have to pay for gas and water, for example.
- Taxes. Make sure you’ve done your research and know how and when taxes are reassessed in your area.
- Property insurance. This is a must.
- Management costs. Consider how much staff you’ll need and whether you want to hire third-party management.
And the less obvious:
- Marketing and advertising costs. Marketing your property helps cut vacancies. For a college property, brochures may be one option.
- Legal costs. Make sure you have a legal team in place and a process for handling tenants with bad debt.
- Maintenance. Small but necessary services like pest control and carpet cleaning can add up.
Although apartment owners have to juggle a list of expenses, there are ways they can make some extra income. Apartments geared toward both college students and other types of residents can offer paid laundry services, parking spots, and even furniture rentals.
Question: I’m a new investor. Should I diversify with different product types and markets now, or later?
This Texas listener started investing in the past year and is trying to hone his personal investment philosophy. Ryan said he owns two single-family homes, but is also interested in commercial, agricultural, and lifestyle properties.
He wanted to know whether it’s wise to start diversifying now or smarter to wait.
The simple answer is it’s up to Ryan. How much completely depends on the amount of time, energy, and focus you have to spare.
Having a great team can be the make-or-break factor.
Beginners are starting without the stable of resources that established investors have, and access to a mentor can make all the difference in whether you’re successful with a specific product class or market.
Being in the hottest niche doesn’t matter much if you don’t have a great team to support you.
We recommend Ryan spend some time poking around.
Diversification is great … but it means two markets, two sets of knowledge, two teams.
A single investor can only know a handful of markets really well, so getting well-acquainted with a single market can be a good place to start.
It all comes down to your goals … and passions.
The more you love a market or product type, the longer you’ll stay in the game.
Ryan, search your priorities and keep figuring out what you really want to do. What’s right for you may be honing in on single-family, or it may be finding a mentor to help you get involved in other markets.
Ultimately, the right choice is completely dependent on YOU.
Question: What do I need to know to get involved with a lending deal?
Steven from Havelock, North Carolina got an offer to be part of a private lending deal … but he wants to know how he can educate himself before he says YES … or NO.
Lending deals come in two forms … private loans, or divided private placements.
They all boil down to the same components:
- A piece of collateral against which you’re lending.
- A borrower to whom you’re lending money.
- A servicing process, to collect payments and distribute money to investors.
Although the basic process is pretty simple, it’s become more complicated since 2008. If you’re underwriting the loan, you need to know as much as you can about the following:
- The management team’s process
- How they manage and service loans
- How they deal with default loans
- What their basic guidelines are for protective equity
- Projections for how much the market can pull back before the property in question is underwater
- The debt-to-income ratio … how much income is available to service the loan
If you’re only investing, not underwriting, you don’t need to know every detail … but you do need to know enough to know that the people doing the loan know what they’re doing.
Take a look at the company’s track record, advisors, and business philosophy, policies, and procedures.
Make sure they have a realistic model for getting you a ROI.
And always make sure you have advisors … a smart legal team can tell you in minutes whether a deal is as good as it looks.
Question: Do you have any podcast recommendations?
Robert from Madison, Alabama said he’s obsessed with our podcast (thanks, Robert!) and also listens to Robert Kiyosaki and Peter Schiff.
He wondered whether we had recommendations for other podcasts in line with our thinking and perspective.
First, a caution … don’t seek out a single perspective!
As a real estate investor, you always want to strive to stand on the edge of the coin. Get multiple perspectives and then let those ideas interact with each other.
Peter Schiff and Robert Kiyosaki are absolutely valuable listening, but they don’t necessarily focus on real estate investing. If you’re looking for practical, tactical advice, consider the following:
- BiggerPockets, by Joshua Dorkin and Brandon Turner
- The Real Wealth Show, by Kathy Fetke
- Get Rich Education, by Keith Weinhold
- The Old Capital podcast, by Michael Becker and Paul Peebles
Almost every real estate niche has experts producing media … if not podcasts, certainly books and courses.
Other wealth-related recommendations include:
- The Peak Prosperity podcast
- Sovereign Man, by Simon Black
- Wealth Formula, by Dr. Buck Joffrey
We heard of a great technique for reading books, and we think it applies to podcasts too … read three chapters (or listen to three podcasts or so) and see whether the content grabs you.
If it doesn’t, it’s not worth your time!
Question: Do The Real Estate Guys™ provide mentoring services? How do I find a good mentor?
While we’re honored that Grant, from Denver, Colorado, would like to have us as his mentors, The Real Estate Guys™ do not provide individual coaching or mentoring services.
We coach the syndication mentoring club … a group for investors who have gone to our Secrets of Successful Syndication event and have a good baseline for investing and syndication.
That’s it.
However, we think there are lots of great resources out there for coaching.
Interested in a specific product type? Experts like Gene Guarino can coach you in residential assisted living. Other experts can help with everything from apartment buildings to commercial spaces.
Our recommendation … figure out what kind of help you really need.
Do you want someone to make you stick to deadlines and goals? Someone to give you practical resources? Someone to help you make connections?
Once you’ve identified your needs, take a look at who’s out there and do your research. Check in with former students to see if there’s evidence the program was successful.
Question: Do you have any tips on lifestyle investing in the Mediterranean?
Bob lives near dark and stormy Seattle. He and his wife are nearing retirement and want to spend their winters somewhere warmer … preferably the Mediterranean.
They’re looking for a part-time vacation home, part-time rental situation.
He asked whether we had any tips on researching the cost, feasibility, and process for buying a property in this region.
Unfortunately, we don’t have a lot of experience in this specific part of the world.
But we do have a lot of experience investing all over the world … enough to know that legal structures vary incredibly from jurisdiction to jurisdiction.
The key to success? Always get plugged in with someone who knows the market from a local point of view.
It would be a smart idea for Bob to plan a vacation … narrow down his interests to a specific market and work on making strategic relationships while he’s over there.
Yes, we just recommended a vacation!
Bob also needs to work on building a legal and tax team in the U.S. to deal with sometimes complicated foreign legal structures.
The short answer … worry more about acquiring relationships than acquiring knowledge.
Questions: Belize, Belize, Belize!
We had three listeners ask questions about our Belize Discovery Trip.
Travis, from Maple Grove, Minnesota, wondered whether investors have to be extremely wealthy to invest in Belize.
Along the same lines, Brad, from Bakersfield, California wanted to know the type of investments typically available in Belize … and whether potential investors can work around lack of available financing.
We believe there is a ton of opportunity in Belize … and you don’t have to be über wealthy to take advantage of it.
Belize doesn’t offer traditional bank loans. So investors have a few options.
One option is to go in on an investment with a group.
Another is to refinance a property you own in the U.S. and use the equity to fund a deal in Belize.
No matter the route you choose, be smart about it. Understand the supply and demand dynamics.
Ask yourself exactly what you want … whether it’s lifestyle, cash flow, asset protection, equity, or something else … then visit Belize and see whether the market will help you achieve your goals.
If the answer is YES, the next step is to build a team … and you can do that by joining us on our field trips and getting to know the people who will help you put together a great deal.
Our third question about Belize took a slightly different tack … Craig, from Rosemount, Minnesota asked whether an IBC is the only corporate structure two parties would need to go in on a deal together.
This is a legal question. And we’re not legal advisors.
But we can tell you that although people often use entities to buy properties in foreign coutnries, it’s perfectly acceptable to own property in your name.
If you do use an IBC, you’d have to use an IBC from a different country. IBCs can’t be used to do business in their country of origin.
The bigger question is making sure you understand what you’re trying to accomplish, why you’re doing it, and what the possible ramifications are.
Do your homework. You don’t want to learn a lesson by making the wrong mistake.
Yearning for more in-depth information about IBCs, financing, and buying in Belize? Come on our field trip!
Spend time with Robert and other investors, build relationships, investigate the market, and enjoy all Belize has to offer for three and a half days.
We guarantee you’ll learn something … and have fun too!
More From The Real Estate Guys™…
- Sign up for The Real Estate Guys™ Free Newsletter and visit our Special Reports library.
- Don’t miss an episode of The Real Estate Guys™ radio show. Subscribe on iTunes or Android or YouTube!
- Stay connected with The Real Estate Guys™ on Facebook and our Feedback page.
The Real Estate Guys™ radio show and podcast provides real estate investing news, education, training and resources to help real estate investors succeed.
Unleash the Hidden Power of Your Retirement Account
There’s a new drug taking hold of Americans … it’s called “hope-ium.” How does it work? Well, you simply smoke a lot of hope-ium … and hope things will work out.
While being optimistic can help, relying only on hope won’t get you anywhere.
Smart real estate investors take control of their portfolio … from big real estate deals to basics like their retirement accounts.
In this episode of The Real Estate Guys™ we’ll discuss how to unleash hidden power from your retirement accounts … and steer your way to a successful future!
On the show today, you’ll hear from:
- Your anti-hope-ium host, Robert Helms
- His hoping-for-a-break co-host, Russell Gray
- Published author and financial mentor, Damion Lupo
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From newbie to retirement plan expert
Real estate investing is all about the strategic use of debt. We’ve been in the real estate business for years … and in that time, we’ve seen so many people who had heaps of financial power they just didn’t understand.
Even our guest, the brilliant Damion Lupo, didn’t realize certain retirement accounts could be used for investing freely in alternative assets until a friend introduced him to the idea.
Damion got involved in real estate when he saw Robert Kiyosaki, first on an infomercial and then in person. Over the next five or six years, he built a $20 million portfolio … and then had quite the shock when he received a $672,000 tax bill.
Damion realized there was a better way to do things. “It was a trial by fire,” he told us. So he educated himself on the tools he had missed as a beginner.
Today, Damion’s such an expert that he’s written a book on the subject of investing with retirement money, called the Total Control Financial Guide to the Qualified Retirement Plan.
Damion’s co-author, John D’Arco, is a qualified tax professional, so we feel confident in saying their book covers the ins-and-outs of retirement plans.
We asked Damion to explain what he’s learned over the years about how to invest with retirement accounts.
To start, Damion shared our frustrations about folks who have power at their hands … but don’t realize it.
With retirement accounts, sometimes equity is right under your nose.
A lot of folks put retirement out of their minds, thinking that their employer’s plan will be good enough and hoping they’ll have enough money to take care of themselves in later stages of their life.
But guess what? You don’t have to rely on your employer’s plan. YOU can take charge of your financial future.
Although many people aren’t aware of the option, a Solo 401(k) offers a high degree of control, allowing the self-employed to build a financial fortress for their future.
With a Solo 401(k), you can’t just throw darts and hope it will work out … but if you’re committed to spending the time to make strategic decisions, that shouldn’t be a problem.
What a Solo 401(k) can do for you
Damion told us you can’t put very much money into an IRA, but a Solo 401(k) plans allow users to deposit over $50,000 a year.
Another plus of the Solo 401(k) is if you use your retirement money to invest, you avoid taxes on debt-financed income you would accrue were you to invest with the money in an IRA.
A great element of the Solo 401(k) is owners can withdraw up to $50,000 at any time, simply by writing themselves a check (unlike other retirement accounts, which normally don’t allow withdrawals until actual retirement).
If you choose, your Solo 401(k) can include a Roth element as well. This is a huge bonus because the money that goes into a Roth account is taxed beforehand, instead of when an asset sells or you withdraw it.
Because no one can predict future tax rates, the Roth component is a great way to opt-out of future taxes and set yourself up for major security and peace in your retirement years.
It’s not the end-all-be-all, and it’s not appropriate for every investor, but the Roth component of the plan can be an amazing tool.
The only catch of the Solo 401(k) plan is you have to be self-employed … and we don’t think that’s a very big catch, because if you invest in real estate seriously, at some point your hobby will become a business.
Solo 401(k) plans are a great option because they offer a high degree of control. They also present more risks because as the account owner, YOU are the sole custodian.
Damion reminded us of the very true fact that “Investing is a team sport.”
To minimize risk, he recommends building a team of advisors and tax professionals who have the expertise to tell you when you’re making a mistake.
Are you interested in the benefits of a qualified retirement plan? Listen in to get access to a premium report Damion compiled for us that contains information about who qualifies, the nuts and bolts of a QRP, and MORE!
What I wish investors knew …
We asked Damion whether there were any frequently made mistakes he’d like new investors to be aware of … and whether there are any facts investors often fail to realize about qualified retirement plans.
He honed in on two major ideas.
First, investors often fail to be careful. Damion warned us that with QRPs, investors can’t play into the gray. With these plans, what you can and can’t do is black and white, and failing to get advice can be a crucial mistake.
When investors realize they can use their retirement account money for almost anything, sometimes they make unwise decisions … investing from their glands.
Damion’s seen people take money out of mutual funds and invest in neighbors’ restaurants or loan money to family members.
That brings us to a very true fact … just because you can do something, doesn’t mean you should.
Damion’s second piece of advice is investors often don’t realize by being smart, they can set their families up to be professional investors using qualified retirement plans.
For example, by “hiring” a parent or grandparent, children can inherit accounts upon the death of those family members, allowing them to use the money in the account AND continue to invest in it.
Another tool in your portfolio-management toolbox
Our crazy-informative session with Damion Lupo is simply evidence of the value of getting out in the real world, meeting interesting people, and staying in touch!
You never know the ideas people you meet will acquire and share with you.
We’re glad we could take what we’ve learned from Damion and pass it on to YOU … and we hope you got some new ideas from this session!
One thing to remember as you take what you’ve learned into the real world is that investors have to think about more than just the deals.
We know, making deals is exciting! The rush of making a good deal is part of the reason every real estate investor is in the game.
Setting up a qualified retirement plan may not be satisfying to a deal junkie, but to a serious investor, it’s a way to increase stability on both the business side and the portfolio-management side.
We’re a big fan of anything that allows you to mitigate risk and create wealth that can sustain you through possibility instability … and smart investing with a QRP definitely fits the bill!
This week, go out and make some equity happen! (And maybe reexamine your retirement accounts!)
More From The Real Estate Guys™…
- Sign up for The Real Estate Guys™ Free Newsletter and visit our Special Reports library.
- Don’t miss an episode of The Real Estate Guys™ radio show. Subscribe on iTunes or Android or YouTube!
- Stay connected with The Real Estate Guys™ on Facebook and our Feedback page.
The Real Estate Guys™ radio show and podcast provides real estate investing news, education, training and resources to help real estate investors succeed.
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