Apartment Building Investing with Michael Blank Podcast

Is 2019 the year you finally get on the road to financial freedom with multifamily real estate? If that’s your goal, there are a few simple things you can do to totally crush it this year.

Today on the podcast, I’m sharing my top 3 tips for achieving success in 2019. I start with goal-setting, explaining how to get clear on what you want to achieve and narrow down your objectives to no more than 5 measurable aims with specified time frames.

I go on to discuss making time to work toward your goals, describing the strategies I use to batch like activities and schedule intentional blocks to advance my top priorities for that week. Listen in for insight on taking tiny action and learn how to track, recognize and celebrate the small WINS that put you on the road to financial freedom with multifamily real estate!

Key Takeaways

Tip #1—Get clear on your goals

  • Identify 1 to 3 things that make others easier
  • Define daily, weekly, 90-day and yearly goals
  • State in present tense with time frame

Tip #2—Make time

  • Schedule intentional blocks to work on goals
  • Batch similar activities
  • Establish morning routine
  • Focus on WHY = prioritize time

Tip #3—Take tiny action

  • Focus on next 3 things, track progress
  • Recognize and celebrate small WINS
  • Activity over outcome in beginning

The value of a strong support system

  • Accountability partners
  • Accelerate timeline

Resources

Michael’s Mentorship Program

The ONE Thing: The Surprisingly Simple Truth Behind Extraordinary Results by Gary Keller and Jay Papasan

Google Keep

The Miracle Morning: The Not-So-Obvious Secret Guaranteed to Transform Your Life (Before 8AM) by Hal Elrod

Apartment Investors Network Facebook Group

Michael on Facebook

Michael on Instagram

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Michael’s Website

Podcast Show Notes

Review the Podcast on iTunes

Direct download: ABI_142.mp3
Category:Commercial Real Estate -- posted at: 8:49pm EDT

In a perfect world, we could syndicate a multifamily property and then sit back and wait for the checks to roll in. But in the real world, we must oversee the apartment buildings we’ve purchased and make sure they perform according to plan. What all is involved in asset management? What is the best way to communicate with investors? And how does your property manager’s competence impact the amount of work that falls to you?

Drew Kniffin is the President of Nighthawk Equity, a firm committed to helping real estate investors achieve financial freedom through practical education and high-quality multifamily investment opportunities. Drew became an ‘accidental landlord’ in 2008 when he was unable to sell his condo and rented it instead. But it wasn’t until 2015 that Drew shifted his focus to small apartment buildings. Eight months and three deals later, he was able to quit his job and pursue real estate full-time. Now, Drew helps manage a 1K-unit portfolio through Nighthawk, and he also serves as a mentor with The Michael Blank organization.

Today, Drew joins me to share his definition of asset management and explain the syndicator’s role in finding problems to solve during the acquisition process. He describes the significance of a good property manager, discussing how to gauge if a property manager is the right fit, what you should expect from a property manager, and how replace a property manager if necessary. Drew also covers reporting, offering insight around the level of detail to expect from your property manager as well as the key performance indicators a syndicator should monitor. Listen in for Drew’s advice on communicating with investors and learn what aspects of asset management can be outsourced as you scale!

Key Takeaways

Drew’s definition of asset management

  • What you do once bought property
  • Make sure performs according to plan

What to look for in the acquisition process

  • Capable, competent property manager
  • Problems that can be solved

How to find a good property manager

  • Ask for stabilized profit and loss projections
  • Learn how report, communicate with owners

What makes for a great property manager

  • Execute on marketing property, managing to budget
  • Less than 10 minutes/month to review financials

The reasonable expectations for a property manager

  • Online listings, ads competent
  • Changes made first time asked
  • Interested in communicating

The fundamentals of reporting

  • Consult with bookkeeper, accountant re: details
  • Know investors, report to desired level of detail

How to determine if a property manager is not the right fit

  • Micromanaging on smaller level as time goes on
  • Change after 2 months if ‘managing the manager’

The key performance indicators to monitor

  1. Net occupancy
  2. Punch list items
  3. Actual vs. budget

How to keep a property manager honest

  • Require plan to deliver on budget
  • Quarterly audits

Drew’s advice on replacing a property manager

  • Transition in middle of month
  • Know what files need to transfer (e.g.: rent rolls, leases)
  • Don’t use 30-day earn-out, bring in new team on Day 1

The fundamentals of investor relations

  • Deliver ongoing communication (monthly report)
  • Provide high-level qualitative and financial summary

How to communicate with investors when things go wrong

  • Build long-term trust by delivering bad news
  • Be honest but have plan and follow up

The value in uniformity of reporting as you scale

  • Standardization affords control
  • Software streamlines format, provides investor portal

How syndicators should spend their time

  1. Raising money
  2. Finding deals
  3. Operations/systems

The asset management tasks that VAs can do

  • Keep investor information current
  • End-of-month reporting

Connect with Drew

Nighthawk Equity

Drew at Michael Blank Mentorship

Resources

Drew Kniffin on ABI EP027

The Financial Freedom Summit

The Michael Blank Deal Desk

Google Sheets

Upwork

Jing

Loom

Invest with Michael

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Michael’s Website

Michael’s Live Training Webinars

Michael’s Coaching Program

Podcast Show Notes

Review the Podcast on iTunes

Direct download: ABI_141.mp3
Category:general -- posted at: 6:42pm EDT

If you follow the advice of a traditional financial planner, you are likely counting on a 401(k) and investments in the stock market to sustain you through retirement. Yet those vehicles are both subject to market volatility and assume that the tax rate will remain the same for the foreseeable future. Rebecca Walser is NOT your traditional financial advisor, and she has designed a better strategy for building long-term wealth—a strategy that includes investing in multifamily real estate.

Rebecca is a tax attorney, wealth strategist, Certified Financial Planner, and one of Investopedia’s 2018 Top 100 Most Influential Financial Advisors. She has combined her expertise in law and finance to design a unique approach to building and sustaining wealth that conventional advisors won’t consider. Rebecca has been featured in Bloomberg Business, The Boston Globe, and The Miami Herald, among many other media outlets, and she is the author of the groundbreaking book, Wealth Unbroken: Growing Wealth Uninterrupted by Market Crashes, Taxes, and Even Death.

Today, Rebecca joins me to explain why the 401(k) is a big mistake (unless your employer matches funds) and share her insight around deferring taxes until retirement. She covers the best alternatives to the 401(k), the greatest threats to building wealth, and the non-traditional asset classes that aren’t subject to market volatility. Listen in for Rebecca’s take on why traditional financial advisors don’t recommend real estate investments and learn the three key takeaways from her bestseller, Wealth Unbroken.

Key Takeaways

What sets Rebecca apart from other financial advisors

  • Ten years of experience in finance industry
  • Advanced degree in tax law

Why Rebecca considers the 401(k) a big mistake

  • Hasn’t changed since inception in 1981
  • Boomers retiring + likely tax increase

The danger in deferring taxes until retirement

  • Assumes you will earn less, tax rate stays same
  • Taxes currently at lowest rate since 1930’s

Rebecca’s top alternatives to the 401(k)

  • Roth IRA
  • Cash value life insurance

The greatest threats to building wealth

  • Market volatility (correction coming)
  • Reported returns don’t account for lows

Rebecca’s best strategies to avoid market volatility

  • Real estate
  • Short-term CDs
  • Bonds (held to maturity)

Why traditional financial advisors avoid real estate

  • Don’t have control or feel equipped
  • Don’t bother with strategies outside norm

The key takeaways from Wealth Unbroken

  1. Can’t afford lows of 100% market-based portfolio
  2. Convert 401(k) to Roth NOW while taxes ‘on sale’
  3. Leverage non-traditional asset classes (non-negotiable #)

Connect with Rebecca

Walser Wealth

Resources

Wealth Unbroken: Growing Wealth Uninterrupted by Market Crashes, Taxes, and Even Death by Rebecca Walser

Patrick Donohoe on ABI EP128

Heads I Win, Tails You Lose: A Financial Strategy to Reignite the American Dream by Patrick H. Donohoe

Invest with Michael

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Michael’s Website

Michael’s Live Training Webinars

Michael’s Coaching Program

Podcast Show Notes

Review the Podcast on iTunes

Direct download: ABI_140.mp3
Category:Commercial Real Estate -- posted at: 6:40pm EDT

Let’s say you have a single-family rental that makes you $100 a month. What if you took advantage of a 1031 exchange to purchase a 5-unit building that generates a dramatically higher monthly income of $1K? When Michael Zuber realized the potential cashflow of multifamily investing and the lack of competition in the market for small apartment buildings, his mindset shifted. He went from seeing real estate as a smart place to keep his money to an opportunity to achieve financial independence.

Michael is a full-time real estate investor who specializes in 5- to 20-unit apartment buildings. After 15 years of real estate investing, Michael quit his W-2 job to start One Rental at a Time, a company focused on helping busy professionals begin their own journey to financial freedom. Michael’s goal is to help 1K people learn the fundamentals of real estate investing through his educational platform. He is also the author of the book, 15 Year Journey to Financial Freedom Via One Rental at a Time

Today, Michael joins me to explain how losing six figures in the stock market led him to real estate investing and describe his initial strategy to buy and hold several single-family homes. He discusses his realization around the cashflow potential of small multifamily properties, sharing how he leveraged the 1031 exchange to transition from eight to 80 units in 18 months—right before the crash in 2008. Michael also offers insight around his strategy during the crash, how he is preparing for the likely market correction, and how he might have accelerated his journey to financial freedom. Listen in to understand how Michael opened his mind to multifamily and learn how he can help you through his new platform, One Rental at a Time.

Key Takeaways

How Michael got into real estate

  • Lost six figures in stock market in 48 hours
  • Year of research, bought first house

Michael’s initial real estate plan

  • Wanted security didn’t have w/ W-2 job
  • Buy and hold (while working full-time)

How Michael financed his first deals

  • Put own money down on first three houses
  • Refinanced for capital to buy more
  • Acquired seven houses + duplex

Michael’s transition to multifamily

  • Cashflow potential of small multifamily
  • 1031 all eight houses prior to crash
  • From eight to 80 units in 18 months

The details of Michael’s first multifamily deal

  • Looking for deals on local MLS, Loopnet
  • Found 5-unit through agent relationship

Michael’s mindset shift

  • Assumed multifamily above skill set
  • Little competition in 5- to 20-unit range

Michael’s strategy during the crash

  • Bought everything that made sense
  • Structure of deal most important
  • Solve problems for owners, banks

Why Michael waited to quit his job

  • Ego, identity wrapped up in job
  • Need something to commit to

Michael’s One Rental at a Time YouTube Channel

  • Educate busy professionals on investing
  • Allows to do good and track outcomes

How Michael could have accelerated the process

  • Identify underserved market sooner
  • Raise private money much earlier

How Michael is preparing for the market correction

  • Continue to play in affordable housing
  • Raising cash, selling weaker properties

Michael’s advice for aspiring multifamily investors

  • Get four rentals (two-year timeline)
  • Finance first on own or with partner
  • Track record to raise money for next deal

Connect with Michael

One Rental at a Time on YouTube

Resources

15 Year Journey to Financial Freedom Via One Rental at a Time by Michael Zuber

Loopnet

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Michael’s Website

Michael’s Live Training Webinars

Michael’s Coaching Program

Podcast Show Notes

Review the Podcast on iTunes

Direct download: ABI_139.mp3
Category:general -- posted at: 5:34pm EDT

While syndication is the most popular way to raise money to fund a multifamily deal, it is not the only option. A resourceful real estate investor can leverage a number of other creative possibilities. Jake Stenziano and Gino Barbaro have built an impressive portfolio without syndicating a single deal, but now they are adding the strategy to their repertoire. What drove them to add ‘investor relations’ to their skill set? In what situation might a different approach, like owner financing, be appropriate? What are the pros and cons of syndication?

Jake and Gino are the co-founders of Jake & Gino, LLC, an educational platform that leverages their expertise in multifamily real estate to help others attain financial freedom by way of apartment building investing. A few short years ago, Jake and Gino were a pizza guy and a drug rep; today, they own 900-plus multifamily units. They share their creative approach on the Wheelbarrow Profits Podcast, and they are the co-authors of the Amazon bestseller, Wheelbarrow Profits: How to Create Passive Income, Build Wealth, and Take Control of Your Destiny Through Multifamily Real Estate Investing.

Today, Jake and Gino join me to explain how they were able to build a portfolio without syndication, discussing the benefits of using community bankers and partnering with high-net-worth individuals. They share the case study of a 281-unit owner-financing deal and describe how good broker relationships can reveal creative financing opportunities. Jake and Gino also address the differences between community bank and agency debt and the value in understanding the story behind every deal. Listen in for insight around why Jake and Gino are adding syndication to their list of options and learn the advantages—and the drawbacks—of syndicating a multifamily deal!

Key Takeaways

The advantage of using community bankers

  • Build in rehab budget
  • Much less cash down (15-20%)

How to address the down payment

  • Partner with high-net-worth individual
  • Do day-to-day operations for equity

Jake & Gino’s owner-financed 281-unit deal

  • No money in, walk away with $150K
  • Facilitated by track record

The right conditions for owner financing

  • Understand seller’s motivation
  • Every deal has own story

Why Jake & Gino are syndicating now

  • Vision to scale requires capital injection
  • Comfortable speaking to investors

The disadvantages of syndication

  • Less equity (10% vs. 30%)
  • More work on front-end
  • Meet projections vs. ‘do right thing’
  • Investors expect liquidity event in year five

The difference between community bank and agency debt

  • ‘Ease of doing business’ with community bank
  • Community bank requires personal guarantee
  • Agency debt = nonrecourse, low interest rates

What surprised Jake & Gino about syndication

  • Timeline once LOI signed
  • Can’t accept $ until docs in place

How Jake & Gino raised money so quickly

  • Position as experts in space
  • Live events (e.g.: investor dinner, meetup)

What’s next for Jake & Gino

  • Continue to look for big deals
  • Grow education platform (book in 2019)

Connect with Jake & Gino

Jake & Gino’s Website

Wheelbarrow Profits Podcast

Jake & Gino on Facebook

Jake & Gino on Instagram

Email gino@jakeandgino.com

Resources

Wheelbarrow Profits: How to Create Passive Income, Build Wealth, and Take Control of Your Destiny Through Multifamily Real Estate Investing by Jake Stenziano and Gino Barbaro

Gino on Apartment Building Investing EP052

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Michael’s Website

Michael’s Live Training Webinars

Podcast Show Notes

Review the Podcast on iTunes

Partner with Michael

Direct download: ABI_138.mp3
Category:Commercial Real Estate -- posted at: 4:35pm EDT

“When you chase money, money runs. When you’re focused on mission, you attract money.”

To reach the highest levels of success in real estate, it’s important to have your mind—and heart—in the right place. If your WHY is about more than just you, if your mission has meaning, business will come to you. So, what’s driving you?

Kent Clothier is the founder and CEO of Real Estate Worldwide, a real estate software and education platform that offers aspiring investors a curriculum of proven systems and technology as well as national data on real estate cash buyers and private lenders. A serial entrepreneur and digital marketing expert, he also owns and operates the multimillion-dollar brands Real Market Experts, 1-800-SELL-NOW FREE, Find Cash Buyers NOW and Find Private Lenders NOW.

Today, Kent joins me to explain how his definition of success has shifted from a focus on money to a focus on impact. He offers insight on designing a meaningful mission and going all-in to reach your goals—without sacrificing your quality of life. Kent describes how he has created a life of balance, sharing the massive lessons learned from losing everything after 13 years of running his first business. Listen in for Kent’s advice on becoming a student of scale and learn the value of people, processes and technology in building a fulfilling real estate business that complements your personal life!

Key Takeaways

Kent’s background in real estate

  • Started as wholesaler in 2002
  • Turnkey operation (completed 5K flips to date)
  • Runs software, education business (50K students)

How Kent’s definition of success has changed

  • Money was driving factor 10 years ago
  • Massive windfall as shift in focus to mission

What inspired Kent to focus on mission

  • Uncle/mentor passed away at 61
  • Standing for something attracts people

Kent’s insight on the necessity of going all-in

  • Capable of much when back against wall
  • Success connected to meaningful mission

Kent’s take on the difference between failure and success

  • NEVER about how much you know
  • Failing is inevitable but doesn’t define you
  • ‘I will simply never quit’

How Kent connects with his WHY every day

  • Will somebody say I mattered?
  • ‘This is where my competition will quit’

How Kent creates a life of balance

  • High quality of life (e.g.: dream house on ocean)
  • Monthly vacation, walk daughters to school
  • In business of ‘creating moments’

Kent’s massive lesson around balance

  • Sacrificed family, personal life in first business
  • Walked away from company out of arrogance
  • Tried to pirate employees, customers
  • Got sued and lost everything
  • Got serious about systems with new business

Kent’s advice around scaling your business

  • Good people, systems around you
  • Document processes as build team
  • ‘Elegance in simplicity’

Kent’s Big Hairy Audacious Goal

  • Launch new business (Cribs)
  • Go toe-to-toe with Opendoor

Connect with Kent

Kent’s Website

Kent on Facebook

Kent on Instagram

Resources

Scaling Up: How a Few Companies Make It … and Why the Rest Don’t by Verne Harnish

Damion Lupo on Apartment Building Investing EP079

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Michael’s Live Training Webinars

Podcast Show Notes

Review the Podcast on iTunes

Direct download: ABI_137_v2.mp3
Category:Commercial Real Estate -- posted at: 5:11pm EDT

Once upon a time, Michael Beeman was struggling. He had a blended family of seven kids, and his corporate salary of $60K was not making ends meet. Michael started a side business splitting firewood, and he was bringing in an additional $15K—but he wanted to do more than just survive. Michael wanted his family to thrive. So, he started listening to multifamily podcasts and real estate audiobooks while he was cutting and delivering firewood.

By May of 2017, Michael had saved up $12K. His best friend and his mom contributed $20K each, and with $52K, he started looking for his first deal. Today, Michael has a 64-unit portfolio, and he is about to close on a 61-unit deal. The best part? Michael recently put in his two weeks’ notice so that he can pursue real estate investing full-time.

On this episode of Apartment Building Investing, Michael sits down with me to share the details of his current 61-unit deal, discussing the value of building broker relationships for introductions to pocket listings. He explains how he began his investing career just 18 months ago and his plans to quit his corporate job at the end of the year. Michael describes how enthusiasm for multifamily investing along with creativity and perseverance helped him find his first deal and overcome the challenges he’s faced along the way. Listen in for insight on building a real estate team with the right talents and attitude and learn how Michael’s ‘never quit’ philosophy took him from splitting firewood to get by to full-time real estate investor in under two years!

Key Takeaways

Michael’s current 61-unit deal

  • Pocket listing through broker
  • $50K away from $500K raise

Michael’s real estate journey

  • Married 5 years ago (7 kids)
  • Side business splitting firewood
  • Listen to podcasts, audio books
  • Start with $52K 18 months ago

How Michael found his first deal

  • Share enthusiasm for investing
  • Friend knew of 6-unit building
  • Paid $60K (100% financing)
  • Put in another $40K

Michael’s insight on the value of creativity

  • No money to acquire 5-unit deal
  • Borrowed from family at 10% interest
  • Must be willing to take risks

Michael’s setback in hiring the wrong contractor

  • Turn large house into triplex
  • Unqualified, ask for more money
  • Wife identified competent crew member
  • Established long-term relationship

How Michael built a talented team

  • Started holding company with contractor
  • Property management company with investor
  • Look for right talents and attitude

How Michael overcame obstacles

  • ‘American Dream’
  • Just don’t quit

Michael’s take on quitting his corporate job

  • Continue to work hard but on own terms
  • Spend more time with wife and kids

Connect with Michael

Michael on LinkedIn

Michael on Facebook

Email michaelbeeman@beemanandsons.com

Call (217) 508-8185

Resources

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Michael’s Website

Podcast Show Notes

Review the Podcast on iTunes

Direct download: ABI_136.mp3
Category:general -- posted at: 9:31pm EDT

So, you want to scale your multifamily business. What are your options? One strategy involves leading your own real estate investing meetup. But how do you get a significant number of people to attend that first meeting? Are there hacks to help you become popular FAST? And how do you follow up with the group when the time comes to raise money for a new opportunity?

Adam Adams is a syndicator with BlueSpruce Holdings, a multifamily real estate investment firm focused on purchasing apartment buildings in emerging markets. He repositioned his first apartment community as a property manager in 2007 and went on to purchase his first multifamily property the same year. Adam has managed a number of single-family fix and flips, and today, he holds 100-plus multifamily rental doors. He is also the host of the Creative Real Estate Podcast and the organizer of Colorado’s most active real estate meetup group.

Today, Adam joins me to discuss the recession’s impact on his multifamily career and his return to real estate in 2015. Adam walks us through his transition from single family remote fix and flips to apartment buildings, offering advice to aspiring multifamily investors around aligning with an experienced operator and ‘wearing one hat.’ Listen in for insight on the benefits of leading your own real estate meetup group and learn how Adam has leveraged meetups to raise $4.4M and become a community leader in the space!

Key Takeaways

Adam’s background in real estate

  • Dad multifamily, storage unit investor
  • Worked as property manager in college
  • Bought triplex in 2008 but hit by crash
  • Return to real estate investing in 2015

The recession’s impact on Adam

  • Less and less work for handyman company
  • Tenant-employees couldn’t pay rent
  • Deed in lieu on triplex property

Adam’s return to real estate investing

  • Live online auction (tax deeds)
  • Fix and flip remotely

Why Adam transitioned to multifamily

  • Competition at tax deed auctions
  • Single family ‘like a paycheck’

Adam’s path to multifamily

  • Bought five-plex (owner financing)
  • Two-, four- and five-plex first
  • Syndication of larger properties

The major surprises of syndication

  • Utility deposit, pre-paid insurance
  • $40-$100K in cost up front

Adam’s approach to building credibility

  • Start with smaller property (16-plex)
  • Qualify for loan on own, raise $300K

Adam’s advice for aspiring multifamily investors

  • ‘Wear one hat’ (e.g.: find deals, raise money)
  • Go in passively yourself

Why Adam created a real estate meetup

  • New to city, desire to build network
  • Lunch group to draw active investors
  • Opportunity to position as leader

How Adam has benefitted from the meetup

  • $4.4M raised through group
  • Put on map as community leader

Adam’s hacks for creating a successful meetup

  • Ask other popular group leaders to speak
  • Message active followers with invitation

The format of Adam’s meetup

  • Network and guest speaker
  • Attendees purchase lunch

Adam’s follow-up mechanism for raising money

  • Constant Contact email with new deal
  • Call those who watch webinar
  • PPM and deal package if interested

Adam’s insight on scaling your business

  • Offer more value in space
  • Podcast, meetup or share on social

Connect with Adam

Real Blue Spruce

The Creative Real Estate Podcast

Denver Apartment Network

Real Estate Lunch Club

Text MEETUP to 555 888

Resources

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money That the Poor and Middle Class Do Not! by Robert T. Kiyosaki

Constant Contact

Trello

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

The Michael Blank Coaching Program

The Ultimate Guide to Buying Apartment Buildings with Private Money

The Michael Blank Deal Desk

Invest with Michael

Podcast Show Notes

Direct download: ABI_135.mp3
Category:Commercial Real Estate -- posted at: 9:27pm EDT

Do you struggle to remember names at networking events? Do you rely on notes when introducing a speaker or giving a presentation? Do you invest in conferences—and promptly forget what you learned? It’s not that you have a ‘bad memory.’ You simply haven’t learned the simple techniques that would allow you to improve your recall, enhance your relationships, and ultimately grow your business!

Ron White is one of the top authorities on memory in the world. He won the USA Memory Championship in 2009 and 2010, and his YouTube Channel, Brain Athlete Ron White, is number 1 among memory experts. Ron speaks to audiences of all sizes all over the world, from Singapore to Ireland to Zimbabwe. He has appeared on Good Morning America, Martha Stewart Living Radio, and the Dr. Oz Show, among many other media outlets.

Today, Ron joins me to explain how he became the two-time National Memory Champion, memorizing a deck of cards and a 167-digit number in record time! He describes the Afghanistan Memory Wall event in which he honors the 2,300 service men and women who died in the war and offers insight around the benefits of a good memory in improving your business and your life. Listen in for Ron’s advice on improving your recall and learn his system of visualization to quickly memorize a list of words!

Key Takeaways

How Ron became the two-time National Memory Champion

  • Compete in series of 7 events
  • Memorize deck of cards in 1:27
  • 167-digit number in 5 minutes

Ron’s Afghanistan Memory Wall event

  • Honors 2,300 who died in war
  • Write out rank, name from memory
  • 10-hour process

The benefits of a good memory

  • Impacts work, relationships
  • Improve business/life
  • Give speech without notes
  • Remember what read, learn

Ron’s advice around improving your memory

  • Focus = most important
  • Nutrition and exercise

Ron’s system for memorization

  • Think in pictures (visualize)
  • Store in place to retrieve later

Connect with Ron

Ron’s Free PDF

Ron’s Website

Ron on YouTube

Resources

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Deal Maker LIVE

Review the Podcast on iTunes

Direct download: ABI_131_v3.mp3
Category:Commercial Real Estate -- posted at: 3:17pm EDT

When you know, you know.

Once Kyle Collins fell in love with multifamily as an asset class, he didn’t waste any time. In 9 months, he went from zero to 112 units and quit his job to pursue real estate investing full time.

Kyle is the Principal at Beechwood Holdings, a multifamily acquisition firm focused on stabilized, income-producing properties. Prior to founding Beechwood, he served as a sales rep for Martech Medical and the Director of Business Development for his family’s business, Five Rivers Conservation Group. Kyle earned a bachelor’s in finance from Georgia Southern and an MBA from Emory University.

Today, Kyle sits down with me to discuss his transition to full-time real estate investor, sharing the challenges he faced finding deals early on. He explains how to build a network of brokers and potential investors as well as what questions to ask to be taken seriously. Kyle also offers advice on leveraging an experienced property manager, raising capital and investing in your own deal. Listen in for insight around setting realistic expectations and learn how to divide your time among raising money, prospecting deals and running the operations of your portfolio!

Key Takeaways

Kyle’s background and education

  • Medical device sales
  • MBA from Emory
  • Raise capital for family business

Kyle’s transition to real estate

  • Familiar with network of potential investors
  • Experience with syndicated land transactions

The challenges Kyle faced early on

  • Finding deals, getting in front of brokers
  • Courage and trust in ability to underwrite

Kyle’s advice around building a network

  • Leverage personal network for introductions
  • Call brokers to look at deals

Kyle’s advice on being taken seriously

  • Educate self before pursuing leads
  • Build multifamily skill set (50+ deals)
  • Learn to speak the language

The questions to ask when you see a property

  • Realistic rent bump on planned renovations
  • Why rents lower than rest of market

How Kyle leveraged his property management firm

  • Brought on early in negotiations, underwriting
  • Objective opinion of realistic cost projections

Kyle’s guidance around raising capital

  • Ask potential investors to lunch, coffee
  • Explain what you’re doing but don’t push
  • Put in substantial amount of own money

The importance of being excited about a deal

  • Approach each deal with skeptical lens
  • Confident in pitch, personal investment
  • Under-promise and overdeliver

How to reconcile desire with prudence

  • Invest in own deal
  • Err on conservative side

Kyle’s first 112-unit deal

  • Broker introduced to off-market deal
  • Unnamed property, rents $150 below market
  • $3K per door on renovations
  • Already hit year-two rent assumptions

The value of a quality property manager

  • Help set realistic expectations
  • Handle renovations

What’s next for Kyle

  • Another deal by end of year (1K units by 2020)
  • Raise capital, prospect deals + run operations

Kyle’s insight on the level of effort necessary

  • Look at deals daily, practice underwriting
  • Network to meet brokers and investors
  • Put together marketing materials

Kyle’s top tips for aspiring multifamily investors

  • Need to believe in self through highs and lows
  • Do one thing each day to further your cause

Connect with Kyle

Beechwood Holdings

Email kcollins@beechwoodholdings.com

Kyle on LinkedIn

Resources

LoopNet

Syndicated Deal Analyzer

Apartments.com

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

The Michael Blank Coaching Program

Review the Podcast on iTunes

Direct download: ABI_134.mp3
Category:Commercial Real Estate -- posted at: 1:12pm EDT

If you ask people at the end of their lives to reflect on their regrets, no one ever mentions money or work. Instead, their focus tends toward the relationships they neglected. So, when Ken McElroy realized he only had one shot at having a great rapport with his kids, he got serious about designing a life of balance that allows him to grow a successful real estate business AND be fully present with his family. 

Ken has 20-plus years of experience in real estate investment analysis, property management, acquisitions and property development. Ken serves as an advisor to Robert Kiyosaki of The Rich Dad Company, and he is the author of the bestselling books The ABCs of Real Estate Investing, The ABCs of Property Management, and The Sleeping Giant. An advocate for entrepreneurs and real estate investors, Ken makes regular media appearances and speaks at top industry events all over the world. He is also the host of Entrepreneur magazine’s Real Estate Radio program.

Today, Ken joins me to share his insight around work-life balance, explaining why he takes time away to work ON the business and connect with his family. He describes how his definition of success has changed over time and how the decision to prioritize relationships translates to his business. Listen in to understand Ken’s take on limiting beliefs and learn how he approaches life with a commitment to being self-aware and fully present.

Key Takeaways

Why Ken spends 3 months in Idaho every summer

  • Think clearer, bring back new ideas
  • Time to work ON business

Ken’s insight on work-life balance

  • Up at 5am to work for 4 hours
  • Fully present with kids rest of day
  • ‘Space allows’

Ken’s transition from employment to entrepreneurship

  • Hard leap to rely on self
  • First job in property management
  • Start with one rental as side project

Ken’s goals around financial freedom

  • Initial goal to be own boss, cover expenses
  • Scale business as expenses increase

How Ken’s definition of success has changed over time

  • From ‘job’ to ‘good job I really enjoy’
  • Focus on money in 30’s (millionaire)
  • Now relationships with family, kids

Ken’s decision to focus on family and relationships

  • Sought mentor for support (Charlie Dunlap)
  • Money, work not on list of top regrets

How Ken’s shift in priorities translates to his business

  • Create better environment for employees
  • Seminars dedicated to personal growth

Why Ken sees BE as the most important aspect of Be-Do-Have

  • Work on inside, outside changes
  • Focus on people changed company

Ken’s take on limiting beliefs

  • Where come from shapes belief system
  • Value in considering other’s opinions

How to work through limiting beliefs

  • Awareness is key
  • Present as ‘observer’

What gets Ken out of bed in the morning

  • Sense of purpose
  • Desire to contribute

Ken’s view of spirituality

  • Likes ‘no rules’
  • Just about love

Connect with Ken

Ken’s Website

Resources

Win a Signed Copy of Ken’s Book

The ABCs of Real Estate Investing: The Secrets of Finding Hidden Profits Most Investors Miss by Ken McElroy

Books by Ken McElroy

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money That the Poor and Middle Class Do Not! by Robert T. Kiyosaki

Awareness by Anthony DeMello

The Untethered Soul: The Journey Beyond Yourself by Michael A. Singer

The Power of Now: A Guide to Spiritual Enlightenment by Eckhart Tolle

Warriors Heart

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Deal Maker LIVE

Review the Podcast on iTunes

Direct download: ABI_133.mp3
Category:general -- posted at: 2:04pm EDT

“When you pay somebody that’s been where you want to go, you’re buying WISDOM without the WAIT.”

If you want to succeed as a multifamily real estate investor, your best bet is to take advantage of free resources for a basic education and then find someone you know, like and trust who is willing to mentor you—even if you have to pay for their time.

Larry Goins is a veteran real estate investor with 20-plus years of experience in the space. He travels the US speaking at conventions and expos, sharing his strategies for buying a dozen properties every month—without leaving his office! Larry is also the president of both Investors Rehab and The Goins Group, and he hosts the popular real estate podcasts BRAG Radio and Brain Pick-A-Pro. Larry is committed to holding true to his moral integrity in his business and personal life.

Today, Larry sits down with me to offer advice for aspiring investors around finding a mentor and ‘accelerating the splat’ when necessary. He shares his favorite real estate strategies and explains how he has systematized his business around seller financing and lease option models. Listen in to understand what motivates Larry to continued success in real estate and learn how he pays it forward by putting people and principles BEFORE profits!

Key Takeaways

How Larry got his start in real estate

  • Always wanted own business
  • Tom Vu real estate seminar
  • Bought first house in 1986

Larry’s favorite real estate strategies

  • Seller financing
  • Lease option

How Larry has systematized his business

  • Buy house ‘fit and safe’
  • Landlord/tenant relationship
  • Lease option model

Larry’s advice for aspiring investors

  • Get education (podcasts, blogs and YouTube)
  • Find coach or mentor
  • ‘Education is not application’

Larry’s concept of accelerating the splat

  • Pleasure vs. pain motivation
  • Recognize time to move on

What motivates Larry to success in real estate

  • Dad passed in 1984, wanted to help mom
  • Be Rich and Generous

How Larry puts people and principles before profit

  • Advise against lending for bad fix and flip
  • Relationship driven (vs. transaction driven)

What gets Larry out of bed in the morning

  • Loves the chase, thrill of negotiating deals
  • Impart expertise to students

Connect with Larry

Larry’s Website

BRAG Radio Show

Brain Pick-A-Pro Podcast

Resources

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Deal Maker LIVE

Michael’s Website

Podcast Show Notes

Review the Podcast on iTunes

Direct download: ABI_132.mp3
Category:Commercial Real Estate -- posted at: 1:52pm EDT

If you’re early in your career as a multifamily syndicator, a qualified team is essential in overcoming your lack of experience to go after larger, more lucrative deals. But how do you attract and align your interests with those prospective team members? And once you’ve established a track record of your own, how do you stay in front of your investors and continue to scale your money raising efforts?

Joe Fairless is Managing Partner with Ashcroft Capital, a national multifamily investment firm focused on major metropolitan areas. Joe has been investing in real estate since 2008, and to date, he controls more than $400M of real estate in the Houston and DFW regions. Joe is also the host of the popular daily podcast, Best Real Estate Investing Advice Ever, and the author of several books on real estate investing, including the newly released Best Ever Apartment Syndication Book.

Today, Joe joins me to discuss his impetus for writing the Best Ever Apartment Syndication Book and explain his belief in the Law of Reciprocity. He shares several of the advanced aspects of syndication outlined in the new book, including 4 ways to align interests with team members and pursue larger deals early on—in a safe way. Listen in for Joe’s insight on multifamily as a partnership business and learn his intentional system for staying top-of-mind with investors, adding value in a variety of ways on a regular basis!

Key Takeaways

Why Joe wrote the Best Ever Apartment Syndication Book

  • Help investors understand how operations work
  • Not beginner’s guide, need fundamentals first
  • Get message out to help others (Law of Reciprocity)

Joe’s 4 ways to gain credibility through aligned interests

  1. Attract qualified team member (i.e.: property manager)
  2. Give team member equity stake of 5-30%
  3. Team members bring equity to deal
  4. Team members bring own money + investors

Joe’s insight on real estate as a partnership business

  • Maximum return on time and money
  • Align with experienced team early on
  • Leverage track record of partners
  • Larger deals in fast, safe way

Joe’s approach to staying top-of-mind with investors

  • Daily podcast/blog (audio)
  • Weekly email recap of content (visual)
  • Monthly report mailed to accredited investors
  • Quarterly happy hour, dinners (in-person)
  • Annual Best Ever Conference

Connect with Joe

Joe’s Website

Best Ever Show

Ashcroft Capital

Email info@joefairless.com

Resources

Best Ever Apartment Syndication Book by Joe Fairless and Theo Hicks

The Tim Ferriss Show

The 4-Hour Workweek: Escape the 9-5, Live Anywhere, and Join the New Rich by Timothy Ferriss

Carlos Vaz at CONTI

Best Ever Conference

Kathy Fettke at Real Wealth Network

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Deal Maker LIVE

Michael’s Website

Podcast Show Notes

Review the Podcast on iTunes

Direct download: ABI_126-Joe_Fairless.mp3
Category:Commercial Real Estate -- posted at: 12:52pm EDT

Are you still skeptical of the idea that you can build a real estate business using other people’s money? Or, maybe you don’t think that your network has access to the kind of capital you would need for a multifamily investment. Matt Faircloth argues that you simply don’t know where to look, and he is living proof that with the right approach, you can develop a robust real estate portfolio by raising private capital.

Matt is the co-founder of The DeRosa Group, a real estate investment firm headquartered in Trenton, New Jersey. Matt and his wife, Liz, have been investing in real estate since 2004, and they have vast experience with single family, multifamily, office and retail properties. Matt’s firm has completed more than $30M in real estate transactions involving private capital, and he is the author of Raising Private Capital: Building Your Real Estate Empire Using Other People’s Money.

Today, Matt joins me to share his journey from house hacker to full-time real estate investor. He offers insight around taking capital from friends and family, educating your network on where to find the money to invest, and aligning with a seasoned partner. Listen in to understand the three different investment opportunities Matt offers through DeRosa Group and learn his transparent, jargon-free approach to raising capital.

Key Takeaways

Matt’s introduction to real estate

  • Rich Dad Poor Dad, CASHFLOW Board Game
  • House hack to pay off student loans

Matt’s transition to full-time real estate investor

  • Reduce expenses to live below means
  • Strategic decision to delay having kids

Why it took Matt several years to find his niche

  • No solid set of attainable goals
  • Distracted by shiny objects

Matt’s shift to raising money from investors

  • Refinanced portfolio to get cash for next deal
  • ‘Carousel stopped’ after crash

Matt’s insight on taking money from friends and family

  • Offer value, confident in returns
  • Allow people care about to benefit

How to overcome a lack of track record

  • Align with seasoned partner
  • Start small, work up to bigger projects

Matt’s advice for aspiring investors looking to partner

  • Don’t solicit free advice
  • Put other person first and CONTRIBUTE

The three investment options Matt offers

  1. Single family fix and flips (short-term capital)
  2. Turnkeys (100% ownership)
  3. Multifamily syndication for passive investors

The argument for real estate investment over other asset classes

  • Leverage tax deferment through IRA for fix and flips
  • 8 to 10% yields, compound over and over
  • Tax benefits of owning via syndication or turnkey

Matt’s approach to raising capital

  • Avoid speaking in jargon, keep it simple
  • Explain how money protected
  • Discuss if, thens (worst case scenarios)

Where to find money in your own network

  • Homeowners that qualify for HELOC
  • Leverage retirement accounts

Matt’s three tiers of raising capital

  1. Local contacts
  2. Referrals, networking groups
  3. National voice as thought leader

Connect with Matt

DeRosa Group

DeRosa Group on Facebook

DeRosa Group on YouTube

Matt on Bigger Pockets

Resources

Raising Private Capital: Building Your Real Estate Empire Using Other People’s Money by Matt Faircloth

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money—That the Poor and Middle Class Do Not by Robert T. Kiyosaki

CASHFLOW Board Game

Deal Maker LIVE

Review the Podcast on iTunes

Direct download: ABI_130_v2.mp3
Category:Commercial Real Estate -- posted at: 11:54am EDT

What could possibly go wrong? If you are the proud owner of a multifamily property, the answers range from minor falls to catastrophic weather events. How can you mitigate the risk and reduce your total number of claims? And what kind of multifamily insurance coverage do you need to manage the circumstances outside your control?

Bryan Shimeall is the Vice President of Multifamily Risk Advisors, a division of Tanner, Ballew and Maloof formed to leverage the firm’s 20-plus years of experience handling insurance for the multifamily industry. Bryan is dedicated to delivering customized solutions that mitigate risk for apartment building investors, and he is an expert in the realm of risk assessment and exposure to loss.

Today, Bryan sits down with me to share his definition of and approach to risk assessment. He discusses the most common gaps in multifamily coverage, the most common property and liability claims, and the best strategies for mitigating risk. Bryan also explains when to pursue a master policy and the fundamentals of catastrophic coverage. Listen in for insight on the benefits of working with a risk management consultant and learn what to look for in a multifamily insurance policy!

Key Takeaways

The role of Multifamily Risk Advisors

  • Insurance services for multifamily industry
  • Boutique shop in business 20 years

Bryan’s definition of risk assessment

  • Process of identifying inherent risk of property
  • Includes property and liability

Bryan’s approach to risk assessment

  • Age and condition of property
  • Construction type and location
  • Look at seller’s historic losses

The most common gaps in coverage

  • Catastrophic hurricane deductibles
  • Denial that managing risk will mitigate claim

How operators can manage risk

  • Routinely walk property
  • Keep up with deferred maintenance
  • Update AC units

The most common claims

  • Liability—wet conditions, loose handrails cause falls
  • Property—small oven fires

The disadvantages of the ‘trailing 12 premium’

  • No reason to look at number for guidance
  • Don’t know how owner has insured property

The benefits of working with a risk management consultant

  • Knowledge, experience and relationships
  • Specialize in multifamily, understand mechanics

How Multifamily Risk Advisors can assist during the acquisition phase

  • Ask for OM on property (square footage, construction type)
  • Respond quickly with real insurance costs for property
  • Identify other issues (i.e.: budget money for roof replacement)

When to pursue a master policy

  • No raw number (≈1K units)
  • Geography is most important factor
  • Uniform deductible, renewal date
  • Allows for predictability

The fundamentals of catastrophic coverage

  • Windstorm deductible in coastal areas
  • Hailstorms in Midwest reflected in rates

The most common mistake among investors

  • Pay attention to premium but not deductibles

Connect with Bryan

Multifamily Risk Advisors

Email bshimeall@multifamilyra.com

Resources

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Deal Maker LIVE

Michael’s Website

Review the Podcast on iTunes

Direct download: ABI_129_v2.mp3
Category:Commercial Real Estate -- posted at: 9:12pm EDT

As an aspiring real estate investor, you possess a spirit of independence as well as a desire for financial freedom. What if you could take that self-determination to the next level and essentially become your own bank? Patrick Donohoe is on a mission to teach you how to take control of your money with the Perpetual Wealth Strategy, taking advantage of a particular kind of life insurance policy to facilitate real estate investment, secure retirement funds, and build a legacy that you can pass on to your children.

Patrick is the president and CEO of Paradigm Life, a financial services firm committed to changing the way their clients look at life and wealth. The Paradigm team supports thousands of individuals and businesses in creating income for life and leaving a meaningful legacy. Patrick is a sought-after speaker in the realm of wealth management and investment, and he serves as the host of The Wealth Standard podcast. He is also the author of Heads I Win, Tails You Lose: A Financial Strategy to Reignite the American Dream.

Today, Patrick joins me to share the benefits of the Perpetual Wealth Strategy and explain how it serves as the foundation for fulfilling the true American Dream. He offers insight around how a specifically-designed whole life insurance policy works, why its interest rate is so much higher than a savings account, and how the policy gives you a line of credit to borrow against for investment purposes. Listen in for Patrick’s advice around leveraging the Perpetual Wealth Strategy to generate passive income, pass on a legacy, and take control of your wealth—the way the rich do!

Key Takeaways

How Patrick came to start his business

  • Mentored by Rich Dad advisor Kim Butler
  • Stuck it out after partnership wiped out in 2008

Patrick’s definition of the American Dream

  • Independence and freedom
  • Greatest wealth built within person

The benefits of the Perpetual Wealth Strategy

  • Whole life insurance policy with mutual company
  • Designed for cash value accumulation
  • Provision for insurance to give line of credit
  • Grow without taxes, comes with coverage

The concept of liquid wealth

  • Borrow against account (i.e.: real estate investment)
  • Enables family to pass on liquid legacy

Who this type of policy is for

  • Rich understand, know how to use
  • Mindset only barrier to entry

The interest associated with a Perpetual Wealth policy

  • Account holders own company, receive profit share
  • Typically 4 to 6%

The power of the Perpetual Wealth policy credit line

  • Can borrow entire amount (interest rate of 4 to 5%)
  • Don’t have to qualify, loan not on credit report

How Patrick uses his own policy

  • Hold cash reserves for personal and business life
  • Rest used as opportunity fund to invest
  • Use not dictated by anyone BUT you
  • Make better decisions with access to alternatives

How a Perpetual Wealth policy serves as a passive income generator

  • Longer you pay in, less risk to insurance company
  • Interest earned in later years is compounded
  • Consistency of income (not connected to volatility)

Connect with Patrick

Paradigm Life

Resources

Heads I Win, Tails You Lose: A Financial Strategy to Reignite the American Dream by Patrick H. Donohoe

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money That the Poor and Middle Class Do Not by Robert T. Kiyosaki

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Deal Maker LIVE

Michael’s Website

Review the Podcast on iTunes

Direct download: ABI_128_v2.mp3
Category:Commercial Real Estate -- posted at: 10:56pm EDT

Real estate was a big winner in the tax reform bill passed in December 2017. So, how exactly do the new laws impact us as passive multifamily investors and syndicators? And how can we take advantage of the new regulations and use the available incentives to reduce the amount of money we owe the government?

Tom Wheelwright, CPA is the CEO of WealthAbility, a community of CPAs dedicated to reducing taxes and creating wealth for their clients. As a Rich Dad Advisor for Robert Kiyosaki, Tom is a well-known keynote speaker in the realm of wealth building and tax strategy. He is a regular contributor to publications including Forbes, The Huffington Post, Entrepreneur Magazine and Inman News, and Tom is the author of Tax-Free Wealth: How to Build Massive Wealth by Permanently Lowering Your Taxes.

Today, Tom joins me to explain how to shift the way you think about taxes, viewing the law as a roadmap to reducing how much you pay. He discusses the new laws around bonus depreciation, describing how both passive investors and syndicators benefit from the revised guidelines. Tom also shares the regulations around the 20% deduction and the changes in Section 179 that impact residential and commercial real estate investors. Listen in for insight around qualifying for the status of real estate professional and learn how to significantly reduce your taxes as a multifamily investor!

Key Takeaways

How Tom came to start his own network of CPA firms

  • Experience creating courses on reducing taxes
  • Worked for Fortune 500 company, as ASU professor
  • Founded own firm (goal to expand to 1K in 5 years)

How to shift the way you think about taxes

  • Incentive for doing what government wants
  • Professional investor can get to zero in few years

The new laws around bonus depreciation

  • Real estate now qualifies with new/used equipment
  • Cost segregation of contents, land improvements
  • Example—30% of $1M investment = $300K

How the new tax laws affect passive investors

  • Leverage 70% or more = no taxable cashflow
  • Convert ordinary income to capital gains by investing in syndication

How the new tax laws may impact syndicators

  • Hold carried interest for 3 years to get capital gains rates
  • Consider 1031 exchange to plan for potential 3-year issue

The changes around the 20% deduction

  • Applies to positive taxable income from real estate
  • Example—earn $100K, only taxed on $80K

The changes to Section 179

  • Deduction for new/used equipment applies to residential real estate
  • HVAC units, fire/security alarms and roofs in commercial properties

How to qualify for the status of real estate professional

  • Spend more than 750 hours during given year (15 hours/week)
  • Spend more time than other business, investment activities combined
  • Must meet qualifications every year and keep good documentation

The tax benefits of being a real estate professional

  • No passive losses from real estate (active can offset any income)
  • 8% Medicare tax doesn’t apply when sell property
  • 20% rule only applies to real estate that is trade or business

Connect with Tom

WealthAbility

The WealthAbility Show

Resources

Tax-Free Wealth: How to Build Massive Wealth by Permanently Lowering Your Taxes, Second Edition by Tom Wheelwright, CPA

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Michael’s Website

Direct download: ABI_127-v2.mp3
Category:Commercial Real Estate -- posted at: 3:18pm EDT

If the extent of your financial education involved learning how to be a good employee, trading your time for money, then you’re probably beginning to realize that you simply can’t save yourself into wealth. But how do the multimillionaires and billionaires among us grow their assets? What strategies do they implement to generate passive income—from multiple sources? Brian Fouts has identified the shared patterns among high-net-worth individuals, what he calls the 5 Pillars of Elevated Wealth, and he is on a mission to share this information with you and me.

Brian is the co-owner and CEO of The Elevation Group, an online membership platform that seeks to teach the world how to invest like the rich. Brian and his brother Jake are passionate about empowering people to create and grow wealth by way of financial literacy, and The Elevation Group affords access to a network of true expert advisors who can support you in implementing the investment strategies of the wealthiest among us.

Today, Brian sits down with me to share the 5 Pillars of Elevated Wealth. He explains how to generate supplemental income through a side hustle and put that money to work for you. Brian addresses the importance of safeguarding the money you have through entity protections and tax incentives. Finally, he describes how to acquire assets that generate passive income and why it’s smart to pursue multiple sources of revenue. Listen in for Brian’s advice around keeping your money in a life insurance vehicle and learn how The Elevation Group can help you build wealth by way of portfolio and passive income!

Key Takeaways

How Brian got involved with EVG

  • Started as member, blown away by vision
  • Platform brings together expert advisors
  • Financial education and empowerment

The 1st Pillar of Elevated Wealth: Do something different

  • Create impact in world
  • Generate income through side hustle
  • Shift mindset away from trading time for money

The 2nd Pillar of Elevated Wealth: Take the money off the table

  • Become own bank and put money to work
  • Can take advantage of opportunities when presented

The 3rd Pillar of Elevated Wealth: Protect what you have

  • Safeguard money through entity protections
  • Pay less taxes (i.e.: rent home to business)

The 4th Pillar of Elevated Wealth: Acquire assets to earn passive income

  • Build net worth and create cashflow
  • Real estate, oil and gas, private lender, etc.

The 5th Pillar of Elevated Wealth: Pursue multiple sources of income

  • Wealthy individuals have 7 on average
  • No crisis if 1 decreases or goes away

The benefits of The Elevation Group platform

  • 30-plus lessons in all 5 categories
  • Expert advisors to help implement
  • Monthly live events

The advantages of keeping your money in a life insurance vehicle

  • Guaranteed returns of 4-6%
  • Loan money to self for investments

Brian’s insight around the 3 sources of income

  • Active, portfolio and passive
  • Focus on portfolio and passive to build wealth

Connect with Brian

The Elevation Group

Email brian@theelevationgroup.com

Resources

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Michael’s Website

Podcast Show Notes

Review the Podcast on iTunes

Direct download: ABI_125.mp3
Category:Commercial Real Estate -- posted at: 4:45pm EDT

What is the quickest route to financial freedom through real estate? Do not pass Go. Do not collect $200. Go directly to… Multifamily. But how do you overcome a lack of experience and capital to accelerate the timeline and jump straight into apartment building investing?

Josh Eitingon is the founder and manager of JAE Property Group, a real estate investment company specializing in 50- to 150-unit value-add multifamily properties outside the New York metro area. With the guidance of a coach, Josh made his first multifamily investment in 2012, and now he is up to eight deals. He began his real estate career while working as a software developer, eventually joining a Long Island investment group where he led the acquisitions team in securing $100M in real estate. Today, Josh is a full-time investor in his own right.

Josh joins me to discuss the early investment in a coach that facilitated his shortcut to multifamily. He addresses how he overcame a lack of experience to do his first 20-unit deal and the personal guarantee he made investors to raise $200K for the renovation. Josh explains what he loves most about multifamily investing, describing the challenge of finding a formula to optimize each new property. Listen in for Josh’s advice around investing in your own deals, choosing the right location, and scaling up a multifamily business.

Key Takeaways

How Josh got started in real estate

  • Hired coach to force action
  • Multifamily made sense as asset class

Why Josh invested in a coach

  • Working 9-5 for software company
  • Long-term time, financial freedom

Why Josh went straight to multifamily

  • Dumb luck + mentor’s help
  • Ability to scale

How Josh overcame a lack of experience and money

  • Partnered on distressed 20-unit in Cincinnati
  • Raised $200K from family, friends and co-workers

How Josh overcame his reluctance to do the first deal

  • Poor condition, no background in renovation
  • Concerns around taking on debt
  • Believed in deal, commitment to go all-in

The factors for success on Josh’s first deal

  • Coach reinforced right path
  • Good location, visibility
  • Less than $10K/unit

How Josh raised $200K for the deal

  • Talking up real estate for 6 months prior
  • Personal guarantee at 9% interest
  • $10K chunks

The additional risk of raising money in debt

  • Bank loan for 80% + promissory notes
  • ‘I carry burden, not investors’

How Josh’s first multifamily deal played out

  • 20% occupancy, 0% economic occupancy
  • Spent $5K/unit on interior renovations
  • $50-70K on exterior, mechanical improvements

Josh’s subsequent multifamily investments

  • One or two deals per year ever since
  • 44- and 62-unit in same market
  • 70-unit in Florida

What’s next for Josh

  • 90-unit in Minneapolis under contract
  • Continue on same path, 2-3 deals/year

What Josh loves about the business

  • Creativity (partner, invest and find deals)
  • Find formula to optimize each property

The challenges of scaling a multifamily business

  • Source of equity
  • Right partner for any given deal

Josh’s advice for aspiring multifamily investors

  • Start saving money to invest in own deals
  • Commit to ongoing education
  • Right people around you (accountability)

Josh’s AHA moment around location

  • Good schools, retail in area
  • Allows for operational consistency

Josh’s top mistakes

  • Could have done more deals
  • Checks and balances on construction management

Connect with Josh

JAE Property Group

Resources

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money That the Poor and Middle Class Do Not by Robert T. Kiyosaki

The Ultimate Guide to Buying Apartment Buildings with Private Money

The Michael Blank Coaching Program

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

  • Download
  • Text “secretbook” to 44222

Michael’s Website

Podcast Show Notes

Review the Podcast on iTunes

Direct download: ABI_124.mp3
Category:Commercial Real Estate -- posted at: 5:29pm EDT

‘The cost of my self-education was six figures in mistakes and seven [or] eight figures in lost opportunity.’

If you have a poverty mindset, investing money in a mentor or spending more for a qualified contractor seems like a burden. But if you have an abundance mentality, it becomes obvious that spending a little more up front for coaching and devoting your time to the activities that will grow your multifamily business result in higher revenue long-term.

Jack Petrick is the owner of Petrick Property Group, a real estate firm that specializes in multifamily acquisitions and improvements. He spent 15 years working as a firefighter in the Cleveland suburb of Strongsville, Ohio, before leaving to pursue real estate full-time.  Jack’s team focuses on on- and off-market multifamily assets, and to date, he has 100-plus rental units in Ohio and Florida.

Today, Jack joins me to discuss his initial experience as a self-taught custom home builder. He shares the major shift that took him from a poverty mindset to an abundance mentality and describes how he would use his time differently if he could go back to those early days. Jack explains the importance of mentoring and masterminds, the concept of forced appreciation, and the decision to hire an assistant that doubled his revenue. Listen in to understand what inspired Jack’s shift to multifamily investing and learn how to follow in his footsteps—by way of a laser focus on raising capital, finding deals and improving processes.

Key Takeaways

Jack’s introduction to real estate

  • Rich Dad Poor Dad changed thinking
  • Self-taught custom home builder
  • Single family rental properties

Jack’s major mindset shift

  • Poverty mindset (e.g.: hire cheap contractor)
  • Abundance mentality to save money long-term

How Jack would use his time differently

  • Invest in mentoring, masterminds
  • Raise capital, deal flow and operations

What stopped Jack from leaving his job sooner

  • Fear, thinking too small
  • Listen to ‘free advice’

How Jack got clear on what’s important

  • Time freedom to focus on family
  • Change lives for investors

Jack’s insight around mindset

  • Take action with right guidance
  • Get beyond comfort zone

Jack’s transition to multifamily

  • Walk-in medical clinic failed
  • Buy and holds continued to cashflow
  • Focus on pursuit of multifamily as option

The concept of forced appreciation

  • Buy value-add property at discount
  • Do renovation, tighten operations
  • Increase occupancy and rent
  • Value not contingent on market

Jack’s first multifamily deal

  • Came across on Facebook
  • 27-unit at 50% occupancy
  • Financed through hard money lender
  • Private investor to fund rehab
  • Repair sewer line, renovate units
  • Up to 100% occupancy

The value of hiring an assistant

  • Fastest way to double revenue
  • Focus on high-producing activities

What’s next for Jack

  • Expand multifamily portfolio (100K units)
  • Develop new multifamily properties

Connect with Jack

Petrick Property Group

Jack on Facebook

Resources

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money That the Poor and Middle Class Do Not by Robert T. Kiyosaki

Go for No! Yes is the Destination, No is How You Get There by Richard Fenton and Andrea Waltz

Syndicated Deal Analyzer

The Ultimate Guide to Buying Apartment Buildings with Private Money

The Michael Blank Coaching Program

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

  • Download
  • Text “secretbook” to 44222

Michael’s Website

Michael on YouTube

Podcast Show Notes

Review the Podcast on iTunes

Direct download: ABI_123.mp3
Category:Commercial Real Estate -- posted at: 8:23pm EDT

The vast majority of us get into multifamily investing because we are hungry for time freedom. We want the flexibility to spend time with our families or travel or go to the gym in the middle of the day if we so choose. But many of us lose sight of that original goal in the pursuit of financial freedom. Our focus on earning money translates to doing ALL of the work ourselves, and before long, we are caught in an unsustainable cycle—doing tasks like bookkeeping and writing investor reports that undervalue our time and pull us away from the work only we can do: finding deals and raising money. So, how do we calculate the value of our time and make informed decisions about what to delegate? How do we hit the reset button and return our focus to the time wealth that inspired us to pursue apartment building investing in the first place?

Mark Dolfini is the founder of Landlord Coach, a mentoring program and business course for landlords and property managers. He is also the author of The Time-Wealthy Investor, Your Real Estate Roadmap to Owning More, Working Less, and Creating the Life You Want. Mark is on a mission to help multifamily investors realize the value of their time and design an intentional business that affords them both financial freedom and time wealth.

Today, Mark joins me to discuss his early interest in the idea of owning real estate and his gradual accumulation of 92 rental properties. He shares the mistakes he made in trying to do all the work himself that led to his Jerry Maguire moment in 2008 when he lost $4.5M overnight and ended up in the hospital with double pneumonia. Mark describes the mindset shift that helped him transition from self-employed to business owner and the VIP System he designed to create a sustainable real estate venture. Listen in for Mark’s insight on the concepts of life output and time wealth—and learn how to determine what your time is worth and delegate accordingly!

Key Takeaways

Marks’s early interest in real estate

  • Asked for real estate for Christmas as boy
  • Bought 40 acres in AZ while in Marines

How Mark accumulated 92 rental properties

  • Bought 12 while attending Purdue
  • 30 when quit working as accountant ($6M)
  • Made every mistake, no systems in place
  • Doing all work ‘life was definition of hell’

Mark’s Jerry Maguire moment in 2008

  • Drop from $65K in rent revenue to $30K
  • Lost $4.5M in real estate overnight
  • Worked more, developed double-pneumonia

How Mark transitioned from self-employed to business owner

  • Intentional about setting up sustainable business
  • Only do tasks that demo highest, best use of time

Mark’s VIP system

  • Vision beyond making money
  • Infrastructure = framework
  • Process = rules of operation

The concept of life output

  • Ability to control calendar
  • Financial wealth as means to end

How to determine the value of your time

  • Calculate current hourly wage (including travel)
  • View as loss of $ when performing lesser tasks

Connect with Mark

Landlord Coach

Landlord Coach on Facebook

Mark on LinkedIn

Resources

The Time-Wealthy Investor: Your Real Estate Roadmap to Owning More, Working Less, and Creating the Life You Want by Mark B. Dolfini

The Judge: A Landlord’s Tale by Mark Dolfini

Financial Freedom with Real Estate Investing: The Blueprint to Quitting Your Job with Real Estate—Even Without Experience or Cash by Michael Blank

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

  • Download
  • Text “secretbook” to 44222

Michael’s Website

Michael on YouTube

Podcast Show Notes


There are five key phases in the multifamily investing process, and the property manager you hire plays a key role in nearly every stage. So, what should you look for in a property management company? And what KPIs can you use to assess the property manager’s performance?

Bryan Chavis is a thought-leader in the realm of multifamily property management and the bestselling author of Buy It, Rent It, Profit and The Landlord Entrepreneur. He is also the founder of The Landlord Property Management Academy, an online platform for real estate professionals and property management certification. Bryan was named one of the top 40 up-and-coming entrepreneurs under 40 by the Gulf Coast Business Review, and he is a sought-after speaker and consultant for some of the largest housing authorities in the US.

Today, Bryan sits down with me to share his journey, discussing the obstacles he has overcome and his unique approach to ‘embracing adversity.’ He walks us through the five phases of multifamily investment, discussing the current challenges around the acquisitions process and the fundamentals of the implementation stage. Bryan explains what to look for in a property management company and the Key Performance Indicators he reviews on a monthly basis. Listen in for Bryan’s insight on finding a property manager who is proactive and learn to relish the journey as a multifamily investor!

Key Takeaways

Bryan’s introduction to real estate

  • Job as leasing agent for free apartment
  • Learned from private, institutional investors

Bryan’s key takeaways as a property manager

  • Understanding of asset management, acquisitions
  • Real-life experience as operator

What inspired Bryan to branch out on his own

  • ‘Why not me?’
  • Experience in all facets of multifamily
  • Speaking career to develop business

The adversity Bryan had to overcome

  • High school diploma, lack of capital
  • Devastating brain tumor (no insurance)

Bryan’s approach to ‘embracing adversity’

  • Character-building opportunity
  • Share story to inspire others

Bryan’s 5 phases of a multifamily investment

  1. Acquisitions
  2. Implementation
  3. Stabilization
  4. Growth
  5. Exit strategy

The current challenges around acquisitions

  • Standoff between buyers and sellers
  • Wade through deals to find one that works

Bryan’s view of the implementation phase

  • Establish procedures, consistency
  • Software (e.g.: Buildium)

How to avoid mistakes during the acquisitions process

  • Build margin of error into underwriting
  • Focus on low cash multiple but high efficiency

What to look for in a property management company

  • User-friendly, intuitive software platform
  • Ability to manage every asset class
  • Management plan specific to property

The difference between a proactive and reactive property manager

  • Control income, expenses during stabilization
  • Software, training allows to manage as business

Bryan’s approach to overseeing a property manager

  • ‘Inspect what you expect’
  • Walk property on regular basis
  • Scrutinize KPIs monthly

Bryan’s Key Performance Indicators (KPIs)

  • Rent rolls, maintenance tickets/budget
  • P&Ls, delinquencies and turnover
  • Traffic and closings

Bryan’s current mission

  • Wake up and be appreciative
  • Relish journey, relationships

Connect with Bryan

Buy It Rent It Profit

Landlord Academy

Multifamily Facebook Group

Bryan on Facebook

Bryan on Twitter

Call 1-800-535-2476

Resources

Buy It, Rent It, Profit: Make Money as a Landlord in ANY Real Estate Market by Bryan M. Chavis

The Landlord Entrepreneur: Double Your Profits with Real Estate Property Management by Bryan M. Chavis

Buildium

Michael’s Products

The Ultimate Guide to Apartment Building Investing

Michael’s Syndicated Deal Analyzer

Michael’s Deal Maker Mastermind

Financial Freedom Summit

Deal Desk

Deal Maker LIVE

Michael’s Coaching Program

Partner with Michael

Invest with Michael

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


You don’t necessarily need an enormous multifamily portfolio to achieve financial freedom. It is possible to start small and replace your income with modest holdings of just 20 units!

Aaron Howell is a small multifamily investor with Black Lick Holdings, a real estate firm based in Crozet, Virginia. With a portfolio of 22 rental units, Aaron has replaced his income as a pharmacist and now works part-time because he WANTS to, not because he HAS to.

Today, Aaron joins me to share his accidental introduction to real estate and when he was finally inspired to develop a strategic plan. He describes the light bulb moment when he realized the income potential of a duplex versus a single-family property and how he fostered the confidence to pursue multifamily despite a lack of experience. Aaron walks us through his first several deals, explaining how he financed the most recent 6-unit through a partnership. Listen in for Aaron’s insight around building in daily habits to stay motivated and learn how he achieved financial freedom with a small portfolio!

Key Takeaways

Aaron’s introduction to real estate

  • Bought townhouse in 2006
  • Rented to cover mortgage after move

Aaron’s start in single family

  • Opportunities in Las Vegas
  • Desire to create passive income

What inspired Aaron to develop a strategic plan

  • Got married in 2015 and closed on first duplex
  • Realized upstairs rent covered mortgage
  • Heard Michael on podcast and took course

Why Aaron was confident in small multifamily investments

  • Same process with bank as single family
  • Did well in Vegas despite lack of experience
  • Solid team in place to support

How Aaron financed his first multifamily deals

  • Home equity line of credit
  • Relationship with local bank
  • Sold Vegas properties (1031)

Aaron’s take on partnerships vs. syndication

  • Pittsburgh property partnership among 4 investors
  • Syndication in future to control deal

Aaron’s transition to working part-time

  • Wants to work but doesn’t have to
  • Weekends, evenings free

Aaron’s real estate plans for the future

  • Scale up to larger properties
  • Raise money through conversations

Aaron’s insight around financial freedom

  • Shawshank Redemption moment
  • Sense of confusion

Aaron’s advice for aspiring multifamily investors

  • Do SOMETHING
  • Build network
  • Get familiar with market

How Aaron stays motivated

  • Habit List app (e.g.: read 20 minutes, look at 15 listings)
  • ‘20 units’ on chalkboard in kitchen

Connect with Aaron

Aaron on BiggerPockets

Email ahowell7@hotmail.com

Resources

Michael on the Joe Fairless Podcast

BiggerPockets

Redfin

Zillow

Habit List

Michael’s Products

The Ultimate Guide to Apartment Building Investing

Michael’s Syndicated Deal Analyzer

Michael’s Deal Maker Mastermind

Financial Freedom Summit

Deal Desk

Deal Maker LIVE

Michael’s Coaching Program

Partner with Michael

Invest with Michael

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


Whether you are looking to become a multifamily syndicator or money raiser, it is difficult to get your foot in the door if you’ve never been involved in a deal. So, how do you build a resume without any experience or capital to speak of? The answer lies in partnerships with someone who’s done it before!

Danny Woodford is a Managing Partner at Mission Bay Investments, a multifamily investment firm with properties in the Mid-Atlantic, Southeast and Texas markets. Mission Bay is focused on value-add opportunities of 100-plus units, and the firm has closed on five deals of nearly 1K units to date. Prior to real estate, Danny served in the military, working to develop the space capabilities of the United States. He holds a master’s in real estate development from George Mason University.

Today, Danny joins me to explain what inspired him to retire from the military and pursue real estate. He walks us through his initial single family business model and the AHA moment that motivated his transition to multifamily. Danny offers the details of his first two multifamily deals in Richmond, Virginia, sharing the reasons why he continues to source deals despite the challenging market. Listen in for Danny’s insight around bringing a deal to a potential partner and learn how to build your multifamily resume by teaming up with someone who’s been there!

Key Takeaways

What inspired Danny’s shift from the military to real estate

  • No control over time
  • Long commute, missed family events

How Danny found the time to get educated in real estate

  • Designed plan with wife to replace income
  • Research during commute, nights and weekends

Danny’s initial business model

  • Build portfolio of single family rentals
  • Fix and flips to finance renovations

Why Danny made the transition to multifamily

  • Conversation with colleague at single family seminar
  • Multifamily offers more in terms of efficiency, scale
  • Financing more attractive (nonrecourse lending)

Danny’s first multifamily deal

  • 40-unit apartment building in Richmond
  • Found through broker relationship
  • Purchased for $1.1M (one investor)
  • Completed exterior, electrical work
  • Sold for $1.5M in 1031 exchange

Danny’s second multifamily deal

  • 98-unit purchased for $5.8M
  • Syndication raise of $10M
  • Rents $100 below market

Why Danny is finding deals despite a challenging market

  • Resume of five multifamily deals (two under contract)
  • Relationships with brokers, investors and lenders

The value of partnering as a money raiser

  • Brought into management team
  • Compensation for efforts, builds resume

Danny’s advice for aspiring multifamily investors

  • Bring capital or deal to table
  • Partner with experienced investor
  • Go straight to multifamily

How to bring a deal to a potential partner

  • Do homework on project (analysis, underwriting)
  • Establish relationship with seller/broker

What Danny is looking for in money-raising partners

  • Education and drive
  • Experience raising money

Connect with Danny

Mission Bay Investments

Call (661) 816-0335

Email daniel@missionbayinvestments.com

Resources

LoopNet

Michael’s Products

The Ultimate Guide to Apartment Building Investing

Michael’s Syndicated Deal Analyzer

Michael’s Deal Maker Mastermind

Financial Freedom Summit

Deal Desk

Deal Maker LIVE

Michael’s Coaching Program

Partner with Michael

Invest with Michael

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


The attitude toward cannabis has shifted: 64% of Americans support the legalization of marijuana, 93% support medical consumption, and the drug is legal in nine states plus Washington, DC. By 2028, the cannabis space is projected to be a $60B industry. So, what does that mean for us as real estate investors? How can we take advantage of the need for property to grow, manufacture and sell cannabis products?

Leslie Plettner is the director of BaseCanna, a team of cannabis, legal, finance and real estate experts who provide the funding, infrastructure and property for cannabis entrepreneurs. Leslie is a long-time entrepreneur with extensive experience in real estate. She has developed and managed more than 500 units, including a mix of warehouse, multifamily and retail properties. Three years ago, Leslie anticipated the emergence of the cannabis industry and recognized its need for cannabis-friendly landlords, and the idea for BaseCanna was born.

Today, Leslie joins me to describe BaseCanna’s work in developing an ecosystem of cannabis operators and the market opportunity in the space for real estate developers. She shares the risks of cannabis real estate, both perceived and real, and explains how BaseCanna makes decisions around who to work with. Listen in for Leslie’s insight on the appreciation of a property once it’s licensed for cannabis and learn why now is the right time to get into cannabis real estate!

Key Takeaways

The mission of BaseCanna

  • Anchor development of cannabis ecosystem with real estate
  • Support operator-members with compliance, legal issues, accounting & insurance

Leslie’s background as an entrepreneur

  • Designed, transformed underperforming schools
  • Shift to real estate when started family

BaseCanna’s current work

  • Creating vertically integrated ecosystem (seed to sale)
  • Vet municipalities, real estate and operators

The market opportunity in cannabis real estate

  • Fastest growing since broadband internet
  • Huge expansion in therapeutic consumption
  • Shift in attitude (93% support medical use)

The myths around owning cannabis real estate

  • Pothead tenants, criminal activity
  • Civil asset forfeiture (landlords protected)

The real risks around owning cannabis real estate

  • Must be in municipality regulated for cannabis
  • Ensure tenant has license, pays taxes
  • Property must be zoned for cannabis
  • Be careful of green rush illusion
  • OSHA fines, federal prohibition

How BaseCanna makes decisions around who to work with

  • Right license for right product in right market
  • Pay attention to overall market trends (i.e.: demand for manufactured products)

The appreciation on a property once it’s licensed for cannabis

  • BaseCanna paid $1.8M for two warehouses
  • Offers for $4.5M once repositioned

The permitting process for cannabis real estate

  • Very involved, 200-page applications (SOP, demo capacity)
  • Lawyers charge $40K to $75K to guide through process

Leslie’s advice on having an exit strategy

  • First opportunity = create operational campus
  • Immediate exit available once licensing in place

Leslie’s insight on getting in the cannabis game now

  • Institutional money will come in with end of federal prohibition
  • Real estate premiums will fall as more municipalities regulate

Connect with Leslie

BaseCanna

Resources

UCLA Study on Crime & Dispensaries

MAUCRSA

The Rohrabacher-Blumenauer Amendment

Michael’s Products

The Ultimate Guide to Apartment Building Investing

Michael’s Syndicated Deal Analyzer

Michael’s Deal Maker Mastermind

Financial Freedom Summit

Deal Desk

Deal Maker LIVE

Michael’s Coaching Program

Partner with Michael

Invest with Michael

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


Anna Simpson’s philosophy is that you don’t make money in your comfort zone. Once she has achieved a goal, Anna finds a way to push her limits and look forward to the next. And when things start to get difficult, that’s when Ana knows she needs to keep digging: She’s getting closer to the gold.

Anna is a full-time accredited multifamily investor and deal sponsor with experience in property valuation, acquisition, rehabilitation, leasing and asset management. She got her start investing in single family buy and holds before making the decision to transition to multifamily as a passive investor. Anna personally invested in 1,300 multifamily units as an equity partner and key principal before she was ready for the next challenge of becoming a managing partner. Today, Anna has completed two multifamily deals: a 70-unit syndication and a 76-unit 1031 exchange.

Today, Anna sits down with me to share her decision to work ON the business rather than IN it by making the shift to multifamily. She explains how she leveraged her role as a passive investor to learn the fundamentals of syndication and the key challenge she faced in landing her first deal as managing partner. Anna offers insight around the value of persistence and breaking big goals down into smaller chunks. Listen in for Anna’s advice on pushing beyond your perceived limits and learn why she believes that while knowledge is important, true power lies in consistent ACTION.

Key Takeaways

How Anna got involved with real estate

  • Friends active in single family group
  • ‘Success breeds success’

Anna’s initial investment strategy

  • Single family buy and hold rentals
  • Successful but difficult to scale

Anna’s shift to multifamily

  • Working on New Year’s Eve
  • Made decision to work ON vs. IN
  • Got involved as passive investor

What Ana learned as a passive investor

  • How to communicate with vendors, investors
  • How to supervise rehab
  • How to design, implement plan

Anna’s first multifamily deal

  • Found off-market through relationships
  • Syndicated 70-unit deal (23 passive investors)
  • $4M purchase price, $1.4M raise in one day

Anna’s approach to goal-setting

  • Identify where you are and where you want to be
  • Break down into smaller goals (e.g.: one LOI/week)
  • Work backwards and assess regularly

Anna’s key challenge in landing her first multifamily deal

  • Overcame lack of track record with team
  • Experience as investor in 1,300 doors

How the Law of the First Deal impacted Anna

  • Second deal under contract 2 months after first
  • Off-market deal through broker

Anna’s insight on the value of persistence

  • Difficult times mean you’re getting closer
  • Accept setbacks as part of journey
  • Move forward to build reputation, respect

What Anna would do differently given the opportunity

  • Start earlier with apartments
  • ‘You don’t know what you don’t know’

Anna’s advice for aspiring real estate investors

  • Learn through podcasts, groups, etc.
  • Treat as business not hobby
  • Consistent ACTION = POWER
  • Work on mindset constantly
  • Leverage passion on down days

How Anna navigates the down days

  • Surround with supportive, optimistic people

Connect with Anna

Anna’s Website

Resources

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money That the Poor and Middle Class Do Not by Robert T. Kiyosaki

Michael’s Deal Maker Mastermind

Deal Desk

Deal Maker LIVE

Michael’s Coaching Program

Michael’s Products

Michael’s Syndicated Deal Analyzer

Michael’s Deal Maker Mastermind

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes

Podcast Show Notes

Review the Podcast on iTunes


Alan Schnur was away on a business trip when a plane struck his office building, killing 40 of his 44 team members. In the aftermath of 9/11, Alan spent a lot of time questioning what he wanted out of life and the experience informed his drive for continuous growth. Because you never know when another plane is coming, Alan doesn’t believe in complacency. In fact, he makes it a point to reinvent himself every few years and take on new challenges in residential and commercial real estate.

Alan is a wildly successful real estate investor based in Houston, Texas. He began his real estate career rehabbing single family homes, owning a portfolio of 120 before making the transition to apartment buildings. Alan’s go-big-or-go-home mindset translated to multifamily, and he invested in 2K units across 18 complexes—AND founded a property management company that handled 7K units across 40 properties. Now he is taking on a new challenge in commercial real estate, investing in shopping centers along with medical, office and warehouse buildings. Alan is the author of three books on real estate investing, including The Cashflow Mindset: Millionaire, Billionaire & Zillionaire Designs for Financial Freedom & a Fulfilled Life.

Today, Alan joins me to share the story of his reawakening in the aftermath of 9/11 and explain how his skill set as a commodities broker translated to real estate investing. He speaks to the single family formula that dominated the first ten years of his career and his subsequent shift to apartment buildings during a trip to Japan that may or may not have involved saké. Alan describes his apartment addiction, discussing his best and worst multifamily deals as well as his reasons for pursuing syndication. Listen in for Alan’s insight on being flexible with geography and asset classes, taking on new challenges in commercial real estate, and stepping out of your comfort zone to take ACTION!

Key Takeaways

Alan’s AHA moment

  • Job as commodities broker on 101st floor of World Trade Center
  • On business trip during 9/11, lost 40 of 44 team members
  • Week in hotel room led to reflection, reawakening
  • Move to Houston with company, rented condo in NYC

Alan’s experience with single family homes

  • First purchase for $23K, profit of $100/month
  • Bought one/month for 10 years (120 houses)
  • Formula: Rehab, Rent, Refi, Repeat

Why Alan made the transition to multifamily

  • Accumulated enough assets to quit job
  • Bought 25 houses during trip to Japan
  • Realized potential of apartment buildings

Alan’s first multifamily acquisition

  • $40K down on 76-door building (owner financing)
  • Generated more income than 100 houses

Alan’s ‘addiction’ to apartments

  • Buy one every 90 days
  • 18 complexes with 2K units

When Alan got involved with syndication

  • Running out of money, wanted to share risk
  • Started raising money on second or third complex
  • Began with general partner at 30%, 70% for sale
  • Work up to 40-50% for general partner

Alan’s best multifamily deal: The Bangkok Close

  • 1031 buyer wanted 300-unit deal
  • Invested $7M, sold for $14M

Alan’s worst multifamily deal

  • Paid $5K/unit for 160-door complex
  • School across street closed and knocked down
  • Money from bank robbery hidden in sewer line
  • Inspired shift to higher quality assets

Alan’s shift to commercial properties

  • Apartments have variable costs (unpredictable)
  • Triple net lease makes commercial predictable
  • Business renting covers repairs, insurance/taxes

Alan’s shopping center deal in Boise, ID

  • Bought six storefronts for $1M
  • 50% discount (three vacancies)
  • Closed at $2.4M

Alan’s outlook on asset classes

  • Be flexible with geography, asset classes
  • Try more things = better chance of success

Alan’s advice for aspiring real estate investors

  • Put book down and get out to property
  • Join networking group or pay for mentor
  • Watch and learn by joining syndication

What Alan is excited about moving forward

  • Retail syndication
  • Education, helping others

Connect with Alan

Alan’s Website

Resources

The Cashflow Mindset: Millionaire, Billionaire, Zillionaire Designs for Financial Freedom & a Fulfilled Life by Alan Schnur

Books by Alan Schnur

LoopNet

International Council of Shopping Centers

National Apartment Association

National Real Estate Investors Association

Michael’s Coaching Program

Michael’s Products

Michael’s Syndicated Deal Analyzer

Michael’s Deal Maker Mastermind

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


If you are new to the idea of raising money to invest in apartment buildings, the particulars of complying with SEC regulations may have you spooked. No one wants to inadvertently break the law and face restitution, sanctions, or worse—fines and jail time! The good news is, with an assist from an SEC attorney, it is not as difficult to comply with securities laws as you might think.

Mauricio Rauld is the founder and CEO of Premier Law Group, a boutique securities firm specializing in asset protection and SEC compliance. Mauricio has 18-plus years of experience helping multifamily investors increase and safeguard their wealth through syndications. He is a regular contributor to The Real Estate Guys Radio show and a faculty member of the Summit at Sea, a week-long conference for elite real estate entrepreneurs. In addition, Mauricio serves as legal advisor to The Real Estate Guys and asset protection advisor for The Elevation Group.

Today, Mauricio sits down with me to explain his role as a syndication lawyer. He discusses the two legal routes to SEC compliance, the idea of a ‘preexisting substantive relationship,’ and the consequences of breaking the law. Mauricio shares the difference between 506(b) and 506(c), describing the right way to use social media to connect with investors under each exemption. Listen in as Mauricio walks us through the process of working with an SEC attorney, including the general timeline and approximate cost for ensuring compliance with securities law.

Key Takeaways

Mauricio’s role as a syndication lawyer

  • Helps real estate investors scale business
  • Raise money legally for bigger deals

What qualifies as a security

  • Returns generated from your efforts
  • Must comply with federal, state laws

The two legal routes to compliance

  1. Register with SEC (two-year process)
  2. Find exemption, follow rules

The consequences of not following the law

  • Restitution—return money to investors
  • Sanctions—prohibited from raising money
  • Fines, jail time

Mauricio’s advice around disclosures

  • Full disclosure required for non-accredited investors
  • Not required for accredited investors ($1M net worth)

The benefit of using an exemption

  • Creates safe harbor, certainty
  • Preempts state law

The features of the 506(b) exemption

  • Raise unlimited amount of money
  • Up to 35 non-accredited investors
  • Prohibited from advertising

The features of the 506(c) exemption

  • Lifts prohibition against advertising
  • Accredited investors only, reasonable steps to verify

The idea of a preexisting substantive relationship

  • Citizen VC outlines nine points
  • Deep conversation, questionnaire, credit report, etc.

How to use social media to connect with investors under 506(b)

  • Talk about business in general terms
  • Don’t discuss specific offer or prior deals

The process of working with an SEC attorney

  • Work together on business plan, structure
  • Lawyer drafts offering documentation
  • Includes PPM, operating/subscription agreements
  • 506(b) = investor questionnaire
  • 506(c) = CPA letter or third-party verification
  • Accept money only after documents returned

Mauricio’s insight around the timeline and general cost of compliance

  • One week to draft docs once business plan complete
  • Include $15K ‘legal and compliance’ line item in budget

Connect with Mauricio

Premier Law Group

Email cs@premierlawgroup.net

Resources

Citizen VC Letter

Verify Investor

Michael’s Coaching Program

Michael’s Products

Michael’s Syndicated Deal Analyzer

Michael’s Deal Maker Mastermind

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

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Every human interaction is a negotiation. Whether you are communicating with employees, investors, friends or family, the language of give-and-take is at play. And the fact of the matter is, if you don’t ask, you don’t get. So, how can we leverage the ten commandments of negotiation to get more of what we want in the realm of multifamily real estate—and life in general?

Stefan Aarnio is an award-winning real estate investor, entrepreneur and author. He was named one of the Top 10 Real Estate Influencers to Follow by Entrepreneur magazine in 2017 and inducted into the Rich Dad International Hall of Fame in 2014. Stefan is the author of four books on real estate investment and negotiation, including X: The Ten Commandments of Negotiation.

Today, Stefan joins me to share the story of how he went from poor musician to millionaire real estate investor by becoming a student of negotiation. He walks us through his ten commandments of negotiation, explaining the importance of gathering information before you make an offer as well as having clearly written goals going into a negotiation. Stefan speaks to the idea of presenting an ‘offer of greater value’ and making people work for concessions. Listen in for Stefan’s insight around emotional decision-making and the key commandment of negotiation: Get what you want and get out!

Key Takeaways

Stefan’s journey from poor musician to millionaire real estate investor

  • Teaching guitar and playing gigs, not good life
  • Predictable way to get rich in Rich Dad Poor Dad
  • Author, Rich Dad International Hall of Fame

The importance of negotiation in real estate and life in general

  • Part of every human interaction
  • If you don’t ask, you don’t get

The cultural differences around negotiation

  • Every culture has own style, boundaries
  • Deconditioned in name of commerce in west

Commandment #1: Get what you want and get out

  • Pushing for more can kill negotiation

Commandment #2: Adopt a pleasing personality

  • Student with no egos, rivalries came out on top

Commandment #3: Prepare diligently and collect information

  • Know facts in advance to make offer on-the-spot

Commandment #4: Know what you want and have clearly written goals

  • Outline one major, three minor points (i.e.: price, terms)

Commandment #5: Gather information before making an offer

  • Newbies tend to make offers too quickly

Commandment #6: Always present an offer of greater value

  • People will pay premium for service that solves problem

Commandment #7: Do not give concessions freely

  • Make people work for concessions, get something in return

Commandment #8: Take what they WANT, but give what they NEED

  • Manage wants, recognize double standard in transactional negotiation

Commandment #9: Obey non-linear time in the negotiation process

  • Time can move forward, backward or break (manipulate for advantage)

Commandment #10: Become a student of human nature and irrationality

  • Reptilian brain makes emotional decisions based on fear and greed

How the dynamics of negotiation change when a broker is involved

  • Don’t usually make things easier
  • Deal with seller directly if possible

Connect with Stefan

Stefan’s Website

X: The Ten Commandments of Negotiation

Resources

Self Made: Confessions of a Twenty Something Self Made Millionaire by Stefan Aarnio

X: The Ten Commandments of Negotiation by Stefan Aarnio

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money—That the Poor and Middle Class Do Not! by Robert T. Kiyosaki

Blackbook Journal by Stefan Aarnio

Michael’s Coaching Program

Michael’s Products

Michael’s Syndicated Deal Analyzer

Michael’s Deal Maker Mastermind

Financial Freedom Summit

Partner with Michael

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Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

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Courage isn’t about being fearless. Courage is about feeling the fear but ‘saddling up anyway.’ When Peter Conti bought his first duplex, he admits that he was shaking. But Peter knew that he had to make a change to life the life he wanted, to be free from the humiliation of a boss who reprimanded him for drinking coffee meant for ‘customers only.’ Peter was highly motivated to leave his job as a mechanic and become a multifamily real estate investor, and that deep desire for financial freedom propelled him to take action.

Peter went from auto mechanic to self-made millionaire in just over three years, using creative financing to invest in both residential and commercial real estate. He started small, buying a duplex, a couple of 4-units, and a 12- and 24-unit before working his way up to shopping centers and 300-unit complexes. He has mentored thousands of investors all over the world and supported many more through his books on multifamily and commercial real estate investing.

Today, Peter sits down with me to describe the moment he decided to take charge of his own financial destiny. He walks us through that first investment in a duplex and the meeting at Chucky E. Cheese that inspired him to invest in a mentor. Peter offers advice around mitigating risk via exit clauses and acquiring property through seller financing or the use of a master lease. Listen in to understand Peter’s unique approach to recovering from a serious motorcycle accident and what he learned in the process that applies to multifamily investing specifically—and life in general!

Key Takeaways

The turning point that propelled Peter into action

  • Working as auto mechanic in Denver
  • Fingers numb from cold, reprimanded for coffee
  • Made decision to be in charge of own financial destiny

Peter’s first investment in a duplex

  • Found real estate agent
  • Took advantage of 5% down for investors through HUD

How Peter got over the hump to make his next investment

  • Meeting with life insurance agent, realized ‘spinning wheels’
  • Invested $5K in training with mentor

Peter’s advice around mitigating risk

  • Attach ‘Addendum A’ to contract (fully assignable)
  • Ask for 10 business days once documents provided
  • Allows to make offer first, then do due diligence

Peter’s guidance around seller financing

  • Target motivated sellers, C class properties
  • Ask seller if willing to carry some of financing
  • Set meeting to build rapport, share track record

Peter’s approach to getting started in commercial real estate

  • Start with apartment buildings (4-, 6- or 10-unit)
  • Consider using master lease to acquire property

What Peter learned in recovering from his motorcycle accident

  • Hiking Appalachian Trail gave time to reflect
  • Enjoy every moment to fullest, appreciate process
  • Break big projects into chunks

What’s next for Peter

  • Learning to play piano
  • Support wife in startup
  • Limited one-on-one coaching

Peter’s top advice for aspiring real estate investors

  • It’s not about wealth, it’s about freedom
  • Find way to enjoy journey

How Peter wants to be remembered

  • Fully present for friends and family
  • Playful, fun and encouraging

Connect with Peter

Peter’s Website

Free Copy of Peter’s Book

Resources

Making Big Money Investing in Foreclosures Without Cash or Credit by Peter Conti

Making Big Money Investing in Real Estate: Without Tenants, Banks, or Rehab Projects by Peter Conti and David Finkel

Commercial Real Estate Investing for Dummies by Peter Conti and Peter Harris

Wild: From Lost to Found on the Pacific Crest Trail by Cheryl Strayed

1 Simple Strategy to Escape the 9 to 5 by Peter Conti

Michael’s Coaching Program

Michael’s Products

Michael’s Syndicated Deal Analyzer

Michael’s Deal Maker Mastermind

Financial Freedom Summit

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Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

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“It’s these little things that we do every day that get us closer. I remember climbing a mountain in high school, and the guide told us, ‘Don’t look at the summit. Focus on putting one foot in front of the other, and the summit will take care of itself.’ That’s exactly how I treat business. As long as I know I’m on the right mountain—which I firmly believe is multifamily—I come in here every day and focus on putting one foot in front of the other.”

Ivan Barratt is the founder and CEO of Barratt Asset Management, a real estate investment and management company out of Indianapolis that specializes in the acquisition, redevelopment and management of multifamily apartment communities. Since forming the firm in 2010, Ivan has raised tens of millions in equity, acquired 2,700 units, and grown BAM to a best-in-class management company, boasting $100M in assets under management.

Ivan joins me to explain how he started small with a duplex and 6-unit property, financing deals with hard money loans. He discusses his gradual transition to larger deals, describing his approach to raising capital by building trust with potential investors in the business and medical communities. Ivan shares his ‘mortal sins of multifamily’ as well as the game changers that have allowed him to scale up to 2,700 units. Listen in for Ivan’s advice around doing little things every day to prepare for your career as a multifamily investor!

Key Takeaways

How Ivan got his start with a duplex

  • Put down as little as possible
  • Lived in one side, rented other
  • ‘Journey of $10K units starts with first deal’

What Ivan would do differently given the opportunity

  • Go straight to 20-, 30- or 40-unit deals
  • Takes same effort to close small deal as large one
  • Track record and momentum are most important

How Ivan got started with hard money loans

  • Small multifamily opportunities in market
  • Great lender put up cash for acquisition, renovation

Ivan’s early 6-unit deal

  • Evaluated using simple flipper equation
  • Bought for $150K, $100K in renovations
  • Refi nine months in to put high-interest debt to rest
  • Sold for $350K

How Ivan transitioned from hard money to raising capital

  • Built large pipeline of contacts, ask for referrals
  • Conversations with people in business and medicine

Ivan’s approach to building relationships with investors

  • Get to know people through common interests
  • Explain what you do and treat people well
  • Deliver value, educate on what good deal looks like
  • Network multiplies on its own over time

Ivan’s ‘mortal sins’ of multifamily

  • Tried to renovate project out of cashflow
  • Viewed property management co as profit center

Ivan’s AHA moment after the crash

  • Rereading Rich Dad… reinforced cashflow as king
  • Realized need to build model and scale
  • Reduced risk for WHEN market changes, not IF

The game changers that have allowed Ivan to scale

  • View property management arm as a necessary machine (not a profit center)
  • Bring in a partner for sweat equity, combined forces greater than the sum of parts

Ivan’s advice for aspiring multifamily investors

  • Get educated through podcasts
  • Underwrite 100 deals on LoopNet
  • Set networking goals (investors, brokers and team)
  • Do little things every day to prepare

Why Ivan continues to grow and scale his business

  • Driven by possibilities, freedom

Ivan’s perfect day on Gulf Shores

  • Up before sun to workout
  • Mission-critical emails/calls, check in with partner
  • Day on beach or at pool with family

Connect with Ivan

Barratt Asset Management

Call (317) 762-2625

Resources

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money—That the Poor and Middle Class Do Not! by Robert T. Kiyosaki

LoopNet

Ivan on BiggerPockets

Michael’s Products

Michael’s Syndicated Deal Analyzer

Michael’s Course

Michael’s Deal Maker Mastermind

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

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Before Tim Hubbard purchased and renovated his small multifamily property in Memphis, Tennessee, the long-term rents ranged from $350/month for the studios to $700/month for the two-bedroom unit. After the renovations, complete with furnishings and Airbnb-ready locks and amenities, Tim began earning revenue of $2,500/month—PER UNIT! How did he do it? What made this particular property perfect for the short-term rental market? Is the Airbnb model right for you?

Tim Hubbard began his career in the hospitality industry before making the transition to real estate. He is passionate about travel, and the Airbnb model allows Tim to visit dozens of countries around the world—while providing the opportunity for others to do the same. Tim serves as the Director of Operations for Midtown Stays, a vacation rental company with properties in both Memphis and Sacramento, California.

Tim sits down with me to explain how he got involved in the worlds of real estate and Airbnb. He describes his experience purchasing and renovating an 8-unit in Memphis for short-term rental, discussing how much he invested in the property, what it took to make the apartments Airbnb-ready, and how he financed the deal through a local bank. Listen in for Tim’s insight around managing Airbnb properties remotely and learn what factors to consider in choosing vacation rental property!

Key Takeaways

Tim’s experience with Airbnb

  • User since 2012, began hosting in 2015

Tim’s background in real estate

  • Wanted to pursue travel, started investing in 2010

Tim’s 8-unit property in Memphis

  • Staying in Airbnb on same street
  • Found large colonial in Midtown
  • Vacated entire building to renovate

How Tim financed the venture

  • Commercial loan from local bank

Tim’s backup plan should new regulations restrict Airbnb

  • Go back to long-term rental

The extent of the renovations on Tim’s property

  • Built in 1912, needed top-to-bottom overhaul
  • Updated plumbing/electrical, structural work
  • Seller replaced roof as part of deal

How much Tim invested in the property

  • Bought for $270K
  • $200K in renovations, furniture

The revenue from rent before and after

  • Long-term rents ranged from $350 to $700/month
  • Airbnb income per unit after was $2,500/month

How Tim made the units Airbnb-ready

  • Installed digital locks
  • Provide guest essentials (i.e.: iron, kitchen appliances)

How Tim manages the units

  • Software, reservation system in place
  • Housekeeping and maintenance staff
  • Full-time manager local to Memphis

How Tim can market the units on multiple sites

  • Use ChannelManager to syndicate
  • Sync calendars to prevent double-bookings

What’s next for Tim

  • Explore other markets, purchase more in Memphis
  • Pursue master lease model to scale faster

Tim’s insight around considerations for short-term rentals

  • Airbnb guests looking for unique experience
  • Walking distance from local attractions
  • Landlord-friendly, turnkey markets (e.g.: Memphis, Indianapolis)

Connect with Tim

Midtown Stays

Email tim@midtownstays.com

Resources

Tim’s Before & After Photos

Nav Athwal on Apartment Building Investing

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money—That the Poor and Middle Class Do Not! by Robert T. Kiyosaki

Guesty

Airbnb

VRBO

HomeAway

ChannelManager

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

  • Download
  • Text “secretbook” to 44222

Review the Podcast on iTunes

Financial Freedom Summit

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Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

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Direct download: MB_111-_AirBnB_for_Apartments-Tim_Hubbard.mp3
Category:Commercial Real Estate -- posted at: 8:07pm EDT

No one wants to lose their shirt—or anything else for that matter—in multifamily investing. But it’s easy for inexperienced syndicators develop an emotional bias and conflate the numbers in order to make a deal look good to potential investors. And passive investors new to the game typically focus on returns, when their first question ought to be about the risks involved. Conservative underwriting is the key to risk management for syndicators and investors alike… But how do you ensure that the numbers are reasonable? What questions should investors be asking? And how can you tell when a syndicator is too aggressive?

Omar Khan is a Chartered Financial Analyst with Boardwalk Wealth, a private equity firm based in Dallas, Texas, that connects international investors with multifamily opportunities in the southern US. Omar is responsible for raising capital, strategic planning, the development of underwriting models, and investor relations. He has 10-plus years of global investment experience, and Omar has participated in capital financing and M&A transactions valued at $3.7B.

Omar joins me to explain how to identify aggressive underwriting and ensure the accuracy of the numbers used in a particular model. We cover conservative guidelines for reserves and loan terms as well as the importance of planning for worst-case scenarios. Listen in for Omar’s insight around what to look for in a syndicator, how to leverage a sensitivity analysis, and the exit strategy questions an investor should ask—and a syndicator should be prepared to answer!

Key Takeaways

Omar’s background in finance

  • Ten years investing experience
  • Raise capital, develop underwriting models (large syndication deals)

How to identify aggressive underwriting numbers

  • Unreasonable rent growth projections (4% max)
  • Overly ambitious rehab plans

How to ensure accuracy of numbers used in model

  • Ranges rather than specific numbers
  • Sponsor solicits several data sources

What Omar looks for in the cap rate at exit

  • 50-200 basis points higher (3-5 year term)

The internal systems questions passive investors should be asking

  • Frequency of communication with sponsor
  • Auditing of financial statements (who, how often)
  • Systems, resources to resolve problems

The qualities Omar is looking for in a syndicator

  • Admit to mistakes rather than blaming others
  • Plan for solving potential problems

Omar’s insight around communicating with investors

  • Monthly email to relate progress
  • Quarterly, annual in-depth reports
  • Open and honest when mistakes made

Omar’s advice around conservative loan terms

  • Avoid 12-24 month refi
  • As long term as possible (even if slightly higher interest rate)
  • First question should address risk rather than returns

Omar’s approach to bridge loans

  • Don’t touch unless very experienced
  • Get out as quickly as possible (12 months)
  • Shouldn’t worry about running out of cash

The most conservative underwriting guidelines for reserves

  • $1K per unit, one month operating reserves
  • Take reserves out of cashflow ($250/unit/year)
  • Ensure syndicator has access to financing

The importance of planning for worst-case scenarios

  • Use modeling to develop Plan B, C & D

How the passive investor can leverage a sensitivity analysis

  • Analyze variables (i.e.: holding period, interest rates)
  • See where IRR, exit cap lies in different scenarios

Omar’s advice on the exit strategy questions to ask syndicators

  • When/to whom might we sell?
  • Do you have relationships with lenders for refi?

Connect with Omar

Boardwalk Wealth

Email omar@boardwalkweath.com

Call (214) 727-8643

Resources

Rentometer

CoStar

Invest with Michael

Partner with Michael

Michael’s Course

Financial Freedom Summit

Podcast Show Notes

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

  • Download
  • Text “secretbook” to 44222

Review the Podcast on iTunes

Michael’s Products

Syndicated Deal Analyzer

Contact Michael

Michael on LinkedIn

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


‘It is in your moments of decision that your destiny is shaped.’

--Tony Robbins

In my experience, once you truly decide to pursue multifamily investing, it will take 3 to 18 months to do your first deal. In 3 to 5 years, you will have replaced your income and quit your job. And the entire process is set in motion via the Law of the First Deal.

Today, I’m unpacking the powerful Law of the First Deal. I start with its basic principles, offering case studies of podcast guests who were able to replace their income within 3 years and quit their jobs via multifamily investing. I explain why the Law of the First Deal works, describing how investors become deal (and money!) magnets soon after their first closing.

Finally, I walk you through the steps necessary to develop a concrete plan, calculating how long it will take to quit your job—based on your individual Rat Race Number. Listen in for insight on how to leverage the Law of the First Deal to replace your income with multifamily!

Key Takeaways

The principles of the Law of the First Deal

  • First deal is smallest, most difficult
  • Second and third follow in rapid succession
  • Replace income within 2 to 3 years

Case studies of the Law of the First Deal

Why the Law of the First Deal works

  • Magnet for deals, brokers approach with pocket listings
  • Magnet for money, investors who missed out want in
  • Deals get bigger as comfort zone expands

How long it takes to quit your job

  1. Determine average income per unit
  2. Establish how many units you need to cover living expenses
  3. Determine how long it will take
  4. Determine size of first deal

The typical Law of the First Deal timeline

  • First deal in 3 to 18 months
  • Second deal within 6 months
  • Third deal within 6 months
  • Total of 1 to 3 years

The value of establishing a concrete plan

  • Focus on first deal, avoid overwhelm

Resources

ABI EP027 Drew Kniffin

ABI EP 073 Brad Tacia

ABI EP072 Tyler Sheff

ABI EP078 Joseph Gozlan

Michael’s Products

Syndicated Deal Analyzer

Contact Michael

Michael on LinkedIn

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes

Direct download: MB_109-_The_Law_of_the__First_Deal_-_with_Michael_Blank.mp3
Category:Commercial Real Estate -- posted at: 2:02pm EDT

Would you be willing to make 4,500 agonizing phone calls to land your first property? How about going to the trouble of analyzing 100 deals to find one good one? It goes without saying that we have unparalleled opportunities here in the US, but success is unlikely to fall into your lap. So, if you are looking to become a successful multifamily investor, you have to START: Learn to analyze deals properly and get one done.

Andrew Cushman is the principal of Vantage Point Acquisitions, a multifamily investment firm out of Southern California. Andrew has a BS in Chemical Engineering from Texas A&M University, and he worked for a Cargill Foods for seven years before leaving the corporate world for real estate investment. He completed 24 profitable single family flips before making the transition to apartment building acquisitions in 2010. Since then, Andrew has successfully syndicated 1,800 units that continue to provide investors with strong returns.

Today, Andrew joins me to share his story, explaining how an article in the Wall Street Journal inspired his real estate career and why he made the transition from pre-foreclosure flips to multifamily. He walks us through his first deal, a 92-unit property in Macon, Georgia, discussing his mistakes around failing to vet investors and underestimating renovation costs. Andrew offers advice for aspiring investors on beginning with the end in mind, building a network of investors, and partnering for instant legitimacy. Listen in for Andrew’s insight into the benefits of B properties and learn why finding a good deal in the current climate is challenging—but not impossible!

Key Takeaways

How Andrew got into real estate

  • Chemical engineering degree
  • Tried other businesses
  • Article in WSJ re: flipping houses
  • Four years in single family (pre-foreclosures)

Andrew’s shift to multifamily

  • ‘Only as good as last flip’
  • Looking for true financial freedom

Andrew’s first multifamily deal

  • Hired mentor as guide
  • 92-unit deal in Macon, GA
  • 75% vacant, built in 1960’s
  • All-cash syndication ($1.2M raise)

How Andrew financed his first deal

  • Failed to vet investors, lost ¾ of $800K
  • Reached out to entire network
  • Extended closing three times
  • Seller agreed to carry $200K note
  • Raised just enough to close
  • Continued to raise for renovation

What Andrew learned from his first deal

  • Properly screen neighborhood
  • Better estimate rehab costs
  • Better track rehab spending
  • Hire right contractors

Andrew’s advice around doing your first deal

  • Choose deal just outside comfort zone
  • Begin with end in mind, work backwards
  • ‘Don’t buy in the hood’
  • Don’t underestimate rehab costs
  • Learn to analyze deals and get one done

Andrew’s take on the challenge of finding a great deal

  • Must be willing to analyze 100 to find one
  • Don’t look for home run on first deal

Andrew’s insight for aspiring investors who lack capital

  • Start analyzing deals
  • Build network of potential investors (sample deal)

The value in partnering

  • Saves from mistakes
  • Creates legitimacy
  • Go farther, faster

Andrew’s advice to his 22-year-old self

  • Go straight into multifamily
  • B properties = highest return with least effort

Andrew’s perfect day

  • Surf in morning
  • Work at home office
  • Meet wife for lunch
  • Family dinner
  • Work in evening

What Andrew is looking forward to

  • Deal with colleague met at conference
  • Climb, ski Mount Shasta

Connect with Andrew

Vantage Point Acquisitions

Andrew on LinkedIn

Andrew on BiggerPockets

Resources

LoopNet

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money That the Poor and Middle Class Do Not! by Robert T. Kiyosaki

Michael’s Ultimate Guide to Apartment Building Investing

Syndicated Deal Analyzer

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


At the heart of every successful entrepreneur is a deep sense of spirituality. There is strength in developing a relationship with the higher power, and you must get your ‘being’ right before you can do something truly meaningful.

I recently saw Robert Kiyosaki speak on The Real Estate Guys cruise, and his talk reminded me of the connection between my success as an entrepreneur and my faith. Today, I’m sharing the three spiritual lessons that changed my life and brought me to the work I do now, teaching others to raise money and achieve financial freedom through apartment building investing.

I start by sharing my early success with the software startup webMETHODS, explaining how that experience created the illusion that I was in control of my own destiny. Then I describe the challenges I have faced as an entrepreneur and the three lessons I learned around giving up control, finding peace regardless of the circumstances, and shifting to a mindset of giving. Listen in for insight on the relationship between success and spirituality and learn to step out in faith—and realize an incredibly fulfilling life!

Key Takeaways

The concept of Be Do Have

  • Must get ‘being’ right before accomplish something of meaning
  • Involves character, relationship with God

My early success in tech

  • Joined webMETHODS software startup in 1997
  • Company had most successful IPO in history

Spiritual Lesson #1: You are not in control

  • Left job in 2005 to pursue passive income
  • Bought three restaurants, losing money
  • Realized couldn’t control outcome despite best efforts
  • Surrendered control and sales increased by $4K in four weeks

Spiritual Lesson #2: Find peace regardless of the circumstances

  • First apartment deal in 2011
  • ‘Professional tenant’ sued in housing court every six weeks
  • Attorney fees, fines and no rent coming in
  • Found sense of peace and tenant dropped all charges

Spiritual Lesson #3: Shift to a mindset of giving

  • Profit margins on restaurants shrinking in 2013
  • Had to let VP go, running pizzerias myself
  • Losing $10K/week, all money deployed
  • Spent time reflecting on when felt most alive
  • Idea to start online business teaching multifamily
  • Motivation to help others brought success

The relationship between success and spirituality

  • Relationship with God provides strength
  • Great things happen when step out in faith

Resources

The Real Estate Guys Events

Rich Dad Poor Dad: What the Rich Teach Their Kids About Money That the Poor and Middle Class Do Not! by Robert T. Kiyosaki

Damion Lupo on Apartment Building Investing

The Untethered Soul: The Journey Beyond Yourself by Michael A. Singer

Uganda Counseling and Support Services

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


Mario Ortiz’s first multifamily deal wasn’t a homerun. Would he do things differently, knowing what he knows now? Maybe wait for a better deal to come along? Mario says no, arguing that ‘getting in the game’ is more important than the size or quality of the first deal. In fact, he lives by the adage that the ‘opportunity of a lifetime’ comes about once a month. The thing is, you have to be looking for it.

Mario is a mechanical engineer from El Paso, Texas. He has managed to build a thriving real estate business while working full-time in the oil industry—without employing syndication. A self-made, resourceful entrepreneur, Mario finds a creative way to finance each new multifamily property, and he made a cool $4M on the refi of his most recent investment!

Mario sits down with me to explain how the unpredictable nature of the oil and gas industry inspired him to pursue real estate. He shares his initial plan to invest in single-family properties and the overwhelm he experienced self-managing 10 homes on top of his full-time job. Mario walks us through his first multifamily deal, describing his luck in establishing rapport with a local bank and what he learned by self-managing the 17-unit property. He discusses the creative ways he financed his second and third multifamily deals, a 90-unit in Houston and a 180-unit in Fort Worth. Listen in for Mario’s insight around ‘getting in the game’ and learn how the refinance of his 180-unit is allowing him to quit his engineering job and travel with his family 

Key Takeaways

Mario’s background

  • Mechanical engineer in oil industry
  • Concerns about stability of job
  • Started with single-family homes
  • ‘Graduated’ to multifamily

Mario’s initial real estate plan

  • 25-30 single-family rentals
  • Replace income in case of layoff

Why Mario’s plan changed

  • Overwhelmed by management of 10
  • Comfortable in full-time job

Mario’s first multifamily deal

  • Found 17-unit in La Marque on Loopnet
  • Established relationship with local bank
  • Hired part-time onsite office manager

Why Mario chose to self-manage

  • ‘Hands-on guy’
  • Cognizant of bottom line
  • Learned leases, eviction processes
  • Gained understanding of multifamily law

Mario’s second multifamily deal

  • 90-unit deal in receivership in Texas City for $1.2M
  • Put 17-unit on Loopnet as owner finance
  • Borrowed from 401(k)
  • Hired manager to help get rid of bad element
  • Sold 18 months later for $2.4M

Mario’s third multifamily deal

  • 180-unit deal in Fort Worth for $3.65
  • Enamored by deal, ignored warning signs
  • Lost $20K/month for first eight months
  • Economic occupancy 65%, physical occupancy 85%

How Mario made the 180-unit profitable

  • $400K in cash reserves
  • Got rid of tenants not paying (65%)
  • Rehab took three years

The refinance of Mario’s 180-unit property

  • Valuation at $10.9M (75% LTV)

Mario’s plan moving forward

  • Actively looking for properties in $10-15M range
  • Invest proceeds from refi in another property

Mario’s plans to leave his full-time job

  • Challenge to give up perceived benefits
  • Looking forward to running real estate business
  • Opportunity to travel with family

Mario’s parting advice

  • Starting more important than size/quality of deal
  • ‘Get in the game’

Connect with Mario

Email mortiz9991@yahoo.com

Resources

Loopnet

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


What’s differentiates a successful multifamily real estate investor from someone who dreams of financial freedom but doesn’t take action? Todd Fox contends that a willingness to fail is what sets him apart and that his failures have helped him learn, grow and gain the confidence to go out and create the next big opportunity.

Todd is the CEO of Visum Development Group. In the last 15 years, Todd has developed $35M in projects in the Ithaca metro area, and he oversees all aspects of the firm’s projects from concept formation to long-term stabilization. Visum specializes in new construction and the redevelopment of residential properties, working to maximize returns while mitigating risk for investors. The company offers a range of luxury student housing, residential and commercial investments, and they are currently working on a 207-bedroom student housing project for Cornell University worth $37M.

Todd joins me share his journey from bankruptcy to successful developer, discussing how that dark time inspired him to pursue real estate full-time. He explains how he got his start with duplexes, purchasing his first property at auction and doing an incredible amount of legwork to find the second property—three years later. Todd describes his original intention to scale up to ten duplexes and how his dreams got bigger as he gained confidence and secured a network of investors. Listen in for Todd’s insight on following your heart, learning from failure, and setting small goals to build momentum.

Key Takeaways

Todd’s path to real estate development

  • Quiznos franchise for three years
  • Bought property at auction, redevelop as duplex
  • Internet startup in NYC
  • Eight years of full-time real estate

What inspired Todd to pursue real estate full-time

  • Making $20K/year on duplex
  • ‘What if I owned 10?’

Todd’s painful experience with bankruptcy

  • Personal guarantee on Quiznos lease
  • Next owner stopped paying rent
  • Sued for $482K
  • Questioned path of entrepreneurship

How Todd overcame the inability to secure a bank loan

  • Confident in ability to build product, find deals
  • Promised partner double usual return in exchange for financing

How Todd found his next deal

  • Looked through tax maps for parcels
  • Letters, door-knocking
  • Found house and double-lot worth $500K for under $300K
  • Rented house, built two new duplexes on lots

Todd’s decision to scale beyond ten duplexes

  • Mastered renovations, duplexes
  • Opportunity to build six-unit
  • Raised $750K, on-time and on-budget
  • Now working on $37M building

The organic way Todd built a network of investors

  • Father of tenant in first duplex in student housing business
  • Reached out with interest in investing, hit it off
  • Brought in friends as deals grew

Todd’s approach to raising money

  • Properties under contract before money raised
  • Ability to flip contract in worst-case scenario
  • Trust investors to support (calculated risk)

Todd’s advice for aspiring real estate investors

  • Learn from failure, gain confidence
  • Follow your heart, do what you love
  • Don’t be afraid to fail

Todd’s insight on what sets successful entrepreneurs apart

  • Understanding that it’s okay to fail
  • Willingness to do things that are uncomfortable
  • Set small goals and build momentum
  • Don’t wait for big opportunity, go out and create

Connect with Todd

Visum Development

Visum on Facebook

Visum on Instagram

Resources

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


The two biggest issues multifamily owners face are turnover and resident satisfaction. If a property is not at full occupancy, your bottom line takes a significant hit. How can you address both of these issues and create a community in your apartments that makes residents want to stay, even if the rents go up?

Pete Kelly is the CEO of Apartment Life, a faith-based nonprofit motivated by a commitment to building relationships and community. Apartment Life serves the multifamily industry, redefining the resident experience in order to increase retention, improve tenant satisfaction, and enhance the community’s online reputation.

Pete sits down with me to share his background in the nonprofit world, explaining the basics of Apartment Life as an organization. He discusses the research around loneliness and public health, customer engagement and brand loyalty, and the economic impact of the CARES Program. Pete offers the specifics of what the CARES and Workforce Housing teams do to engage residents and how the faith-based roots of the organization impact their mission. Listen in for Pete’s insight on building a community that is good for the human soul AND the bottom line.

Key Takeaways

Pete’s background in the nonprofit world

  • 24 years with organization serving young people
  • Two years as CEO of Apartment Life

The fundamentals of Apartment Life

  • Relationships good for soul AND bottom line
  • Friendships increase chances of staying
  • Team hosts events, creates ‘sticky community’

The research around loneliness and public health

  • 26% more likely to die if feel lonely
  • As bad as smoking, obesity

The business research around connection and engagement

  • Emotionally connected customer 52% more valuable
  • Spend more money more often, loyal to brand

How friendships affect a resident’s willingness to stay

  • Seven friends in complex = twice as likely to renew
  • Neighbors themselves are amenity

The financial benefits of the CARES Program

  • $138K annual value to owner
  • 3 renewals/month

What the Apartment Life teams do

  • Usually husband/wife team that lives on-site
  • Events to connect residents
  • Opportunities to care (e.g.: baby gift, ride to airport)
  • Visit tenants 90 days before lease renewal
  • Build positive online presence for community

The cost of the CARES Program for owners

  • Provide 2BR/2BA unit for CARES Team
  • Management fee of $650 to Apartment Life
  • Budget for events ($2/door)
  • Best for A/B Class properties, at least 250-units

The alternative Workforce Housing Program

  • Class C properties in lower income communities
  • Team lives off-site, paid hourly
  • Manages requirements for LIHTC

The faith-based element of Apartment Life

  • ‘Love thy neighbor’
  • Recruit teams from local churches
  • Follow Fair Housing Act guidelines

The mission of Apartment Life

  • Dramatic impact on residents’ lives

Connect with Pete

Apartment Life

Email petekelly@apartmentlife.org

Resources

‘Why Loneliness May Be the Next Big Public-Health Issue’ in Time

‘Loneliness and Social Isolation as Risk Factors for Mortality’ in Perspectives on Psychological Science

‘The New Science of Customer Emotions’ in Harvard Business Review

CARES Program Financial Impact Analysis

Low-Income Housing Tax Credit Guidelines

Fair Housing Act

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


When Mike Hambright first got into real estate investing ten years ago, he was hesitant to meet his competition. But Mike is an extrovert by nature, and after having coffee with a fellow investor, his perspective shifted. Now he advocates an abundance mentality, and Mike firmly believes that meaningful conversations with high-level players can take your game to the next level. So how do you build a network of investors you respect who can help you learn and grow?

Mike is the Chief Nerd at FlipNerd, a leading resource and social platform for real estate investors with more than 100K subscribers and 1500-plus video shows published to date. He is also the Owner and President of Evolution Properties, a multimillion-dollar firm focused on residential real estate in the Dallas market. Mike has an abundance mentality and a knack for networking, serving as a mentor to aspiring investors and founding the Investor Fuel mastermind.

Mike joins me to discuss his shift from the corporate world to full-time real estate investing, explaining how his wife inspired him to quit dabbling and go all-in in the summer of 2008. He shares his pursuits beyond investing, including his talent for connecting people through the FlipNerd platform. Mike gets granular on the value of a thriving network, describing the opportunities to do deals together and how connections can take your game to the next level. Listen in for Mike’s advice around expanding your real estate network and building meaningful relationships to accelerate your success. 

Key Takeaways

Mike’s shift from corporate to real estate

  • Entire team fired from large retail company
  • Moved to DC, company filed for bankruptcy
  • All-in on real estate summer of 2008

Mike’s ‘go big or go home’ mentality

  • Burning through capital, COBRA insurance
  • Wife said ‘you need to fix this’
  • Treat like business, laser focus
  • Bought 65 homes in first year

How Mike has expanded beyond investing

  • Still active, maintains rental portfolio
  • Ran HomeVestors franchise
  • Added coaching, FlipNerd

The benefits of the FlipNerd platform

  • Created to learn, provide resource
  • Added benefit of establishing network

The value of a thriving network

  • Opportunity to do deals together
  • Relationships accelerate progress
  • Meaningful conversations at events

Mike’s insight on masterminds

  • High-level people take to next level
  • Apply tips, tricks to your business
  • Expand limits of what’s possible

How to expand your network

  • Real estate clubs, podcasts
  • Local Facebook groups
  • Find people and ask questions

What Mike is looking forward to

  • Continued success of Investor Fuel
  • Freedom of virtual team
  • Building relationships

Connect with Mike

FlipNerd

FlipNerd on Facebook

Mike on Facebook

Resources

Investor Fuel

Financial Freedom Summit

Partner with Michael

Invest with Michael

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


Ben Risser had a bad case of entrepreneurial ADD. He knew that the corporate environment was not a good fit for his personality, and he knew that real estate was the route he wanted to take. But Ben couldn’t get focused on a single strategy. He looked into several different single-family alternatives and even pursued lease options for awhile, but he couldn’t seem to stick with one strategy long enough to see it through… And then he landed on multifamily.

Ben enrolled in the Ultimate Guide to Buying Apartment Buildings with Private Money course and started networking at local REIA meetings. Through a random series of events, he ran into his partner, Matt Faircloth, and started underwriting deals. Matt’s broker connections led the team to a 198-unit deal in Fayetteville, NC—a D property in a B neighborhood with big value-add potential. It took six months and lot of legwork, but Ben and Matt closed in January of 2018, and they are actively pursuing other multifamily opportunities in the southeast US.

Ben sits down with me to explain how he came to realize that he is an entrepreneur at heart, despite his background as an aerospace engineer. He discusses his lack of focus early on and how he finally made the commitment to multifamily. Ben shares the story of his unintentional leap into full-time investing and the value of his wife’s support in pursuing the real estate business. Listen in for Ben’s insight around perseverance, focus, and finding a partner with a complementary skill set.

Key Takeaways

Ben’s introduction to real estate

  • Worked at Boeing as aerospace engineer
  • Creativity not valued, stumbled into Kiyosaki
  • Real estate to build pipeline vs. carry buckets

Ben’s initial real estate strategy

  • Liked idea of rentals, passive income
  • Zoomed in on single-family (analysis paralysis)
  • Pursued lease options, burned by partner

Ben’s shift to multifamily

How Ben found his partner

  • Matt presented at credit/investor meeting
  • Follow up, persistence led to partnership

Ben and Matt’s partnership

  • Matt raises equity, focus on big picture
  • Ben does underwriting, loan process
  • Complementary personalities

Ben’s first multifamily deal

  • 192-unit in Fayetteville, NC
  • D property in B neighborhood
  • $6.65M purchase, $1.7M CapEx
  • 24% rent increase

Why it took 12 months to close on the property

  • Offered $6.59M in July
  • Seller initially accepted higher offer
  • Renegotiated for $6.65M
  • Runway to raise equity, get financing

The complications Ben encountered in his first deal

  • Laundromat next door necessitated Phase II ESA
  • Changed lenders twice

How Ben and Matt raised money for the deal

  • Established network in Trenton, NJ
  • $3.2M equity raise

Ben’s transition to full-time syndicator

  • Laid off from small engineering company
  • ‘At peace’ about pursuing real estate

What’s next for Ben and his partner

  • Value-add on property, 20 units available
  • Actively seeking opportunities in southeast
  • Property manager instrumental in due diligence

Ben’s advice for aspiring real estate investors

  • Perseverance is key
  • Focus on one strategy

Connect with Ben

Email b.risser@providencecapital.org

Resources

Rich Dad Poor Dad by Robert Kiyosaki

REIA

Strategic Management Partners

Financial Freedom Summit

Partner with Michael

Invest with Michael

Financial Freedom Summit

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


Would you like to save ten years or so and get right to the financial freedom part of real estate investing? Corey Peterson is finally living what he calls the ‘Sunsets and Palm Trees’ lifestyle, but his path was not an easy one. Like many a real estate investor before him, Corey got into the fix and flip business, and while he looked successful on the outside, he was a wreck on the inside. Running rehabs was running him ragged, and he was spending his Saturdays with contractors—instead of his family. Corey knew he had to do something differently, and that’s when he made the transition from single- to multifamily real estate.

Today, Corey is the owner of Kahuna Investments, a multifamily firm that provides its investors with stable cashflow and long-term capital appreciation. Since 2011, Corey has been involved in the ownership and management of commercial properties worth a total of $31M, and he is a sought-after speaker in the multifamily investing space. Corey is the also the host of the Multi-Family Legacy Podcast, and he has been featured on FOX, CBS, ABC and NBC affiliates.

Corey joins me to share his story, explaining how ‘Bruce Wayne’ introduced him to real estate and how being fired from his job as a financial advisor inspired his commitment to full-time investing. He walks us through the ‘hustle and grind’ of his years in the fix and flip business, describing the Saturday he missed his son’s game and how that feeling of failure motivated Corey’s transition to multifamily. He addresses how he developed a talent for raising private money and how that translated to a partnership and his first multifamily deal. Listen in for Corey’s advice around skipping the single-family step and shaving ten years off your journey to financial freedom!

Key Takeaways

Corey’s introduction to real estate

Why Corey got caught in the fix and flip trap

  • TV portrayals
  • Quick money

How Corey made the commitment to full-time real estate

  • Fired from job as financial advisor
  • Learned to raise private money
  • Went back to fix and flips

Corey’s shift to multifamily

  • Missed son’s Saturday game
  • Spent year establishing framework
  • Informed investors of change
  • Announcement at multifamily event

Corey’s first multifamily deal in 2011

  • Partners had deal, needed $1.4M
  • Sold for $8.8M in 2017
  • 1031 exchange for $12.7M deal
  • $400K for rest of life

Why Corey encourages investors to do multifamily

  • Focus on raising money, underwriting deals
  • Easier to get loans, can hire third-party manager

Corey’s advice for aspiring real estate investors

  • Avoid fix and flips (require hustle and grind)
  • Work toward multifamily cashflow
  • Look for working man’s complex
  • Provide world-class service (maintenance, management)

Corey’s tips around raising money

  • Ask, ‘Who do you know?’
  • Right people will self-select

Corey’s insight on mentoring and partnerships

  • Seek out partners at events
  • Look for complementary skill set

What Corey’s excited about

  • Opportunities in marketplace as interest rates rise

Connect with Corey

Kahuna Wealth Builders

The Multi-Family Legacy Podcast

Resources

Rich Dad Poor Dad by Robert Kiyosaki

Financial Freedom Summit

Partner with Michael

Invest with Michael

Financial Freedom Summit

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


If you take the time to sit down and get clear on the direction of your life, you may find that growing a business for yourself and your family will afford you the flexibility and time to pursue hobbies, to travel, to spend time with the people you love—and build wealth in the process. More often than not, time invested in reflection is what ultimately inspires action among aspiring multifamily investors.

Scott Price and his wife Karen run Bonvolo Real Estate Investments. They have been investors since 2003, owning and managing multifamily, office, retail and land properties across multiple markets in Washington state. From 2003 through 2007, Scott worked as a broker and earned Seattle Magazine’s Best in Client Satisfaction Award three times before returning to his career in project management. He has steadily grown his real estate portfolio while working full-time at Microsoft, but now he is quitting his W-2 job to focus on Bonvolo full time!

Scott sits down with me to share the experience that distracted him from pursing real estate after college and how the desire for flexibility ultimately brought him back. He explains why he went straight to multifamily as an investment strategy, how he was able to overcome his inexperience, and the business plan for his first 29-unit property. Listen in as Scott reflects on how a lack of awareness about syndication led to slow growth and addresses his plans to give back to the community now that he does real estate full time.

Key Takeaways

Scott’s introduction to real estate

  • Research around creating wealth
  • Real estate tangible source of income

When Scott first took action in real estate

  • Rented condo, had bad tenant
  • Distracted by day-trading, stocks

Why Scott returned to real estate

  • Desire for flexibility, work for self
  • Build considerable net worth
  • Time to travel with family
  • Sense of satisfaction

Scott’s initial real estate strategy

  • Focus on multifamily
  • Conservative approach

Why Scott went straight to multifamily

  • Confident in education, team
  • Sold home and downsized
  • Used cash for down payment on 29-unit

The initial challenges Scott faced in multifamily

  • Tried to do everything alone early on
  • Growing portfolio with own funds

How Scott overcame his inexperience

  • Point to experience of team
  • Technical understanding through education

Scott’s first 29-unit deal

  • Found on MLS, matched available down payment
  • Aware of capital requirement after purchase

Scott’s business plan for creating value

  • Rebrand to change community perception
  • Responsive to tenants, take care of property

What’s next for Scott

  • Actively looking to buy
  • Pursue syndication

Scott’s advice for his younger self

  • Start early, start big and jump in
  • One bad tenant not representative of business

Why Scott was too conservative early on

  • Lack of awareness re: syndication

Scott’s challenges around syndication

  • Concern as steward of other people’s money
  • New world of larger properties

Scott’s guidance for aspiring investors

  • Give a little, downsize if possible
  • Consider living in property to start
  • Redeploy equity in own house
  • Use yours AND other people’s money

What Scott is looking forward to

  • Working full-time in real estate
  • Time for family, hobbies
  • Financing sculpture park project in community

Connect with Scott

Bonvolo Real Estate Investments

Email scott@bonvolo.com

Resources

The Miracle Morning by Hal Elrod

Financial Freedom Summit

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


We’ve been conditioned to believe that a steady paycheck is a safety net. That if we pay our dues, the company we have been loyal to will return the favor, and we will ultimately be rewarded with a hefty 401(k).

But Clayton Morris contends that the opposite is true: As long as you for someone else (no matter how prestigious your job may be) consider yourself a line item on a spreadsheet with zero control of your own destiny—who could lose your livelihood at any time, through no fault of your own.

Clayton left a lucrative position as the weekend anchor for Fox & Friends to become the Founder and President of Morris Invest, a firm dedicated to helping people build financial freedom through real estate, and the host of the Investing in Real Estate Podcast. No matter how prominent his work in broadcasting, Clayton knew that his life wasn’t truly his own. He used real estate as the vehicle to gain financial freedom, and now he is on a mission to share his secret sauce with aspiring investors.

Clayton joins me to explain why he left a successful broadcasting career to pursue real estate full time. He shares how a flight to New Zealand inspired him to start a single-family portfolio and what motivated him to get serious about leveraging real estate to replace his income. Clayton addresses the significance of a strong WHY and the limiting beliefs that held him back early on. Listen in for Clayton’s advice around taking massive action and gaining clarity through whitespace.

Key Takeaways

Why Clayton left broadcasting for real estate

  • Power of controlling own destiny
  • Vitriolic politics, death threats

How Clayton decided on real estate

  • Met investor on flight to New Zealand
  • Followed formula to buy properties

Clayton’s initial investment strategy

  • Class C single-family, hardworking neighborhoods
  • Fall in love with ROI rather than real estate
  • Bought two properties, $800/month cashflow

When Clayton got serious about real estate

  • Couldn’t pay mortgage on NJ home
  • Calculated freedom # (12 single-family)
  • Got creative with money to acquire properties

Clayton’s last day of work

  • Didn’t want any part of destructive political narrative
  • Looking forward to spending weekends with family
  • Cleaned out office and didn’t look back

Why Clayton is making the shift to multifamily

  • Infinite returns, tax incentives

What held Clayton back

  • Fear of success, father never took action
  • Had to put on blinders, stick to one thing

The myth that a steady paycheck is a safety net

  • Average 401(k) only $90K
  • ‘Pawn on chessboard’

Clayton’s advice around taking action

  • Put together battle plan (one strategy)
  • People, deals and money

What Clayton is looking forward to

  • Multifamily investments
  • Writing book (mindset)
  • Creating more whitespace

Connect with Clayton

Morris Invest

Clayton’s Website

Clayton’s Podcast

Clayton on Facebook

Clayton on Twitter

Clayton on Google+

Clayton on YouTube

Resources

Freedom Number Cheat Sheet

REIA

Jeff Goins Mitigated Risk Article

Michael on Investing in Real Estate

Financial Freedom Summit

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


As multifamily investors, it is easy to get caught up in making as much money as possible. Problem is, we sometimes forget that real people live in those apartment buildings. And regardless of their socioeconomic level, our tenants deserve to be treated with dignity and respect.

Eddie Lorin is a multifamily real estate investor with 20 years of value-add experience and 40K units under his belt. Eddie’s company, Impact Housing, is on a mission to breathe new life into neglected multifamily properties, generating positive returns for investors and improving the quality of life for residents and surrounding communities.

Eddie sits down with me today to share his vision for Impact Housing and the critical need for clean, affordable housing for the working class. He explains the concept of impact investing, discussing how he takes care of people ‘where they live’ by way of Class A amenities and on-site programming. Eddie speaks to his expectations for third-party property managers, describing the art and science of building a community. Listen in as Eddie offers the business argument for his model and learn how to do well by doing good.

Key Takeaways

Eddie’s vision for Impact Housing

  • Changing people’s lives where they live
  • Safe, affordable housing for working class
  • Tenants stay, pay and refer friends

The concept of impact investing

  • Doing business for a purpose
  • Millennials leading paradigm shift
  • Working poor in distressed areas

What’s different about Impact Housing

  • Focus on resident rather than deal
  • Treat tenants with dignity, respect
  • Provide Class A amenities

How Eddie takes care of his residents

  • Signage, pool and fitness center
  • Health, wellness classes
  • Create sense of community

What Eddie requires of third-party property managers

  • Budget set aside for activities, amenities
  • Respond to work orders within 48 hours
  • Build relationships with tenants

The business argument for Eddie’s model

  • Big demand for affordable housing
  • Safe, defensive investment

What Eddie’s looking forward to

  • Deal in Maryland (townhomes)
  • Environmental, social and financial return

Connect with Eddie

Impact Housing

Email info@impacthousing.com

Resources

The Financial Freedom Summit

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes

Direct download: MB_098_-_Do_Well_By_Doing_Good_-_With_Eddie_Lorin.mp3
Category:Commercial Real Estate -- posted at: 7:07pm EDT

‘The guy or the gal that wants to quit their job and doesn’t is quitting themselves.’

What is the secret sauce that makes a person successful? Michael Quarles says that it’s not about hoping, wanting or even needing to reach your goals. You have to REQUIRE yourself to take action every day in order to achieve. And even that’s not enough if you don’t have self-respect.

Michael is a serial entrepreneur and accomplished real estate broker and investor who purchased his first property at the tender age of 18. He has completed thousands of real estate deals, and Michael has vast experience with fix and flips, assignments, and wholesale deals. In addition, he designed a systematized business model that his team uses to purchase houses across the country through 1800Sell4Cash. Michael also developed Yellow Letters, the largest marketing company for real estate investors, as well as the Alex & Ryan Call Center, a service that turns marketing responses into deals.

Today, Michael joins me to discuss his high-level strategy for lead generation. He explains the value of cluster marketing, his strategies for converting leads over the phone, and the process of locating leads without the help of a broker. Michael walks us through his criteria for choosing a market and how he handles due diligence without the luxury of seeing a property in person. Listen in for Michael’s insight on why self-respect is the key to success and his ‘taste the caviar’ challenge for aspiring investors.

Key Takeaways

Michael’s high-level strategy for lead generation

  • Sweat marketing (i.e.: new, sports, purses and shoes)
  • Paid marketing (e.g.: signage, billboards and direct mail)

The value of cluster marketing

  • Send six different letters, postcards
  • Increased probability of call back

Michael’s techniques for converting leads on the phone

  • Imbedded commands
  • Positive, negative reinforcement
  • Pacing
  • Neural linguistics

Michael’s take on the art of negotiation

  • Teach what you want them to say
  • Legal, moral and ethical conduct

Michael’s best suggestions for lead sources

Michael’s criteria for choosing a market

  • 2/3 median
  • High percentage of cash investor buyers
  • Stable number of single-families per zip code
  • High foreclosure rate

Michael’s call center personas

  • Alex—answers phone
  • Ryan—negotiators
  • Angel—negotiates terms

How Michael does due diligence without seeing a property

  • Broker’s price opinion
  • Ensure dealing with owner
  • Appraisal
  • Home inspection
  • Request pictures

Michael’s insight on what it takes to be successful

  • Want, need and hope are not enough
  • Must REQUIRE yourself to achieve
  • Self-respect to push through pain

Michael’s ‘taste the caviar’ challenge

  • See what it feels like to experience success

The value in surrounding yourself with the right people

  • Choose people where you want to be

Connect with Michael

Michael’s Website

Email michael@michaelquarles.com

Yellow Letters

1800Sell4Cash

Call Center

Resources

ListSource

Fidelity National Title

The Financial Freedom Summit

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


‘The guy or the gal that wants to quit their job and doesn’t is quitting themselves.’

What is the secret sauce that makes a person successful? Michael Quarles says that it’s not about hoping, wanting or even needing to reach your goals. You have to REQUIRE yourself to take action every day in order to achieve. And even that’s not enough if you don’t have self-respect.

Michael is a serial entrepreneur and accomplished real estate broker and investor who purchased his first property at the tender age of 18. He has completed thousands of real estate deals, and Michael has vast experience with fix and flips, assignments, and wholesale deals. In addition, he designed a systematized business model that his team uses to purchase houses across the country through 1800Sell4Cash. Michael also developed Yellow Letters, the largest marketing company for real estate investors, as well as the Alex & Ryan Call Center, a service that turns marketing responses into deals.

Today, Michael joins me to discuss his high-level strategy for lead generation. He explains the value of cluster marketing, his strategies for converting leads over the phone, and the process of locating leads without the help of a broker. Michael walks us through his criteria for choosing a market and how he handles due diligence without the luxury of seeing a property in person. Listen in for Michael’s insight on why self-respect is the key to success and his ‘taste the caviar’ challenge for aspiring investors.

Key Takeaways

Michael’s high-level strategy for lead generation

  • Sweat marketing (i.e.: new, sports, purses and shoes)
  • Paid marketing (e.g.: signage, billboards and direct mail)

The value of cluster marketing

  • Send six different letters, postcards
  • Increased probability of call back

Michael’s techniques for converting leads on the phone

  • Imbedded commands
  • Positive, negative reinforcement
  • Pacing
  • Neural linguistics

Michael’s take on the art of negotiation

  • Teach what you want them to say
  • Legal, moral and ethical conduct

Michael’s best suggestions for lead sources

Michael’s criteria for choosing a market

  • 2/3 median
  • High percentage of cash investor buyers
  • Stable number of single-families per zip code
  • High foreclosure rate

Michael’s call center personas

  • Alex—answers phone
  • Ryan—negotiators
  • Angel—negotiates terms

How Michael does due diligence without seeing a property

  • Broker’s price opinion
  • Ensure dealing with owner
  • Appraisal
  • Home inspection
  • Request pictures

Michael’s insight on what it takes to be successful

  • Want, need and hope are not enough
  • Must REQUIRE yourself to achieve
  • Self-respect to push through pain

Michael’s ‘taste the caviar’ challenge

  • See what it feels like to experience success

The value in surrounding yourself with the right people

  • Choose people where you want to be

Connect with Michael

Michael’s Website

Email michael@michaelquarles.com

Yellow Letters

1800Sell4Cash

Call Center

Resources

ListSource

Fidelity National Title

The Financial Freedom Summit

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


With 3,600 members, Neal Bawa’s multifamily meetup is the largest in the US.

Would you believe that when he started the group, Neal had zero multifamily experience?

Neal’s background is in technology education. He spent 15 years running a traditional company—and paying massive taxes—when his boss turned him on to the tax benefits of multifamily. Neal invested in a handful of single family homes, triplexes and fourplexes to learn the game, and he was ready to take the next step when he learned about a 12-plex deal that he couldn’t afford on his own.

By then, Neal had established his multifamily meetup, where he was candid about the fact that he didn’t have experience. Rather, he shared what he DID know—his research and knowledge of the numbers. And on the night that Neal shared the story of the 12-plex deal, he discovered that he had a knack for raising money as well.

Today, Neal and his partner have 1,000 units, with plans to hit 1,700 by the end of the year. Neal joins me to discuss how he was able to position himself as a leader despite a lack of track record and why his ability to tell the story of a project led to success with raising money. He talks numbers, sharing the importance of understanding the economics of an area before you invest and his take on the top two markets for 2018. Listen in for Neal’s insight around stock market corrections, partnering with experts and diversifying your real estate portfolio.

Key Takeaways

Neal’s transition from single- to multifamily

  • Multifamily scales much better, always the goal
  • Bought single family, tri-/quadplexes to learn
  • Found 12-plex deal, told story in meetup
  • Discovered knack for raising money

Why Neal established a multifamily meetup without a track record

  • Desire to share knowledge, network
  • Honesty re: lack of experience resonated

How Neal’s meetup group supported his growth

  • Encouraged meetup members to form groups (e.g.: underwriting)
  • Learned from each other through open share
  • Experienced future partner joined group

Neal’s advice around avoiding the mistakes he made early on

  • Don’t assume taxes will stay the same
  • Gain understanding of tenant quality

How demographics can impact returns

  • Delinquency levels of African American tenants
  • Marginal difference on western seaboard
  • Three to four times higher in Midwest
  • Vegas as transitional area, high turnover
  • Work numbers into underwriting

Neal’s top market picks with growth and value potential

  1. Sacramento
  2. Orlando

Why multifamily investors should adjust their expectations

  • 23% cash-on-cash returns no longer realistic
  • Interest rates increasing, cap rates decreasing
  • Rent growth slowing down (still above trend)
  • Red flag if syndicator promising same returns

Neal’s take on whether it’s a good time to get into multifamily

  • Anticipate massive housing shortage
  • Gap in supply/demand in Class B, C
  • Once in a lifetime opportunity

Neal’s insight on market corrections

  • Assume will happen, plan for it
  • Returns will drop, but good properties will survive

How multifamily performed in the last recession

  • Better than most asset classes
  • Still had cashflow (down to 4%)
  • Deep crash = opportunity
  • 4% default rate

What’s next for Neal

  • Expand network and diversify
  • Acquire student, senior housing
  • Partner with expert in industrial

Connect with Neal

Multifamily U

Financial Attunement

Email neal@finatt.com

Resources

We Are Apartments

The Financial Freedom Summit

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


Wouldn’t it be great if your first multifamily deal just fell into your lap? If someone would just walk into your office and offer you an 18-unit property? If a bank would provide you with 100% financing and 100% renovation?

Sounds great, right?

But the problem with things being too easy is that you don’t learn. Just ask Nathan Tabor. He got lucky on his first multifamily deal—and that led to a lot of misery, stress, and unanticipated setbacks with his second and third investments.

Nathan is an entrepreneur, business consultant, executive coach and speaker. In the last 18 years, he has successfully founded and operated dozens of businesses, grossing over $150M in sales. His experience spans the areas of real estate, auto sales, web-based marketing and direct product sales. Nathan has been a featured guest on Fox News, Laura Ingraham and C-Span, among others, and his parent company was ranked as one of the fastest-growing small businesses in the US by Inc. magazine in 2012, 2013 and 2014.

Nathan has done 26 multifamily deals in the last 11 years, and his current portfolio includes three apartment buildings with a total of 168 units. Today he joins me to share his story, discussing how that easy first deal led to big mistakes with his second and third investments. Nathan walks us through the lessons he learned around financials and zoning and explains why aspiring investors should focus on the first deal. Listen in to understand how his multifamily strategy has changed over time, and get Nathan’s insight on serving others first to achieve lasting happiness.

Key Takeaways

Nathan’s stress-free first deal

  • Opportunity to buy 18-unit complex
  • 100% financing from small community bank
  • Added 12-unit complex nearby
  • Flipped after eight months, made $250K

Nathan’s disaster of a second deal

  • Purchased 24 units for $225K
  • Couldn’t get building permits
  • Lost grandfathering, had to bring up to code
  • Cost $150K more than budgeted
  • 18 months of misery and stress
  • Good investment in long run

Nathan’s multifamily strategy

  • Class C, value-add opportunities
  • Flip OR refinance into nonrecourse debt
  • Current portfolio of three complexes, 168 units

Nathan’s third multifamily deal

  • Rent-roll advertised $28K, only $7K coming in
  • Forced to rework numbers, renegotiate with bank
  • Learned to verify financial via bank statements
  • Eventually sold property, made $800K

The lessons Nathan learned from his mistakes

  • Don’t wait to resolve problems
  • Follow instincts if something feels wrong
  • Seek the advice of mentor/coach
  • Do foundational work to get educated

How Nathan’s multifamily strategy changed over time

  • Started out flipping properties
  • Learned about nonrecourse debt
  • Look for properties that meet nonrecourse criteria
  • Banks started asking for more money down
  • Uses income from flips to finance next deal

Why multifamily appeals to Nathan

  • Monthly income not dependent on working 40 hours/week
  • Opportunity to help people in difficult situation (C class buildings)
  • 90% of tenants just want safe, well-maintained place to live

Nathan’s advice for aspiring multifamily investors

  • Define your niche
  • Develop business plan
  • Start somewhere, build up
  • Work with partner if necessary
  • Focus on the first deal

Nathan’s insight on work-life balance

  • Moments of joy based on money don’t last
  • Take care of health, relationships and faith first

Connect with Nathan

Nathan’s Website

Resources

The Financial Freedom Summit

Michael’s Course

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


Andrew Campbell was 27-years-old, working a good corporate job when he got the call that his father had suffered a massive brain hemorrhage. So he moved back home to Austin and reconsidered what he wanted out of life.

Flexibility and freedom became priorities for Andrew, and when an experienced friend invited him to partner up on the purchase of a duplex, he agreed. Very quickly, Andrew was ‘addicted to real estate,’ and he began to envision a long-term plan that would allow him to quit his job and pursue real estate full-time.

Now Andrew is a managing partner with Wildhorn Capital, a real estate investment firm focused on multifamily properties in major Texas markets. Today he joins me to share how he made the transition from duplexes and fourplexes to his first multifamily deal, a 192-unit building in San Antonio. Andrew walks us through his first experience with raising money, explaining how being a real estate junkie helped him build a network organically. Listen in for Andrew’s insight on redefining success, taking risks, and leveraging an addiction to real estate to live the life YOU design.

Key Takeaways

How Andrew got into real estate

  • Corporate job out of state
  • Moved home after dad’s massive brain hemorrhage
  • Changed notion of what success looks like
  • Bought duplex with experienced mentor

Andrew’s initial investment strategy

  • Goal to create passive income
  • Envisioned 15- to 20-year plan
  • Add duplexes, fourplexes to portfolio
  • Managed himself to learn business

Why Andrew limited himself to four units or less

  • Qualified for residential loans (up to ten)
  • Model was familiar

 Why Andrew transitioned to multifamily

  • Reaching maximum # of residential loans
  • Realized could realize dreams sooner
  • Wife encouraged him to ‘go for it’

Andrew’s first experience with raising money

  • Client through consulting work offered $100K
  • Gained confidence, snowball effect

Andrew’s first multifamily deal

  • 11 months from decision to close
  • Relationships with brokers in San Antonio
  • Purchased 192-units for $16M ($6.5M raised)

What inspired Andrew to ‘go big’ on his first multifamily deal

  • Property management companies look for 125-plus
  • More efficient to go bigger

How Andrew was able to raise $6.5M

  • ‘We networked our asses off’
  • Five meetings/week with new people

Why Andrew chose to work with a partner

  • Sees real estate as ‘team sport’
  • Met at conference, same business model/markets
  • Complementary skill sets (both intense hustlers)

 What’s next for Wildhorn Capital

  • Strategic, disciplined to find deals that work
  • Goal to expand to 1K units in 2018

How Andrew’s life is different as a full-time investor

  • ‘Life by design’
  • Flexibility, freedom
  • Feels he can do/achieve anything
  • Full-time job no longer in way

Andrew’s advice to aspiring multifamily investors

  • Start buying property now
  • Don’t be afraid of value-add
  • Don’t be afraid to use other people’s money
  • Take ownership, risks

Connect with Andrew

Wildhorn Capital

Email andrew@wildhorncap.com

Resources

The Millionaire Real Estate Investor by Gary Keller, Dave Jenks and Jay Papasan

Rich Dad Poor Dad by Robert T. Kiyosaki

Michael’s Course

Michael’s Contact Form

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes

Direct download: MB_094_-_Life_by_Design_with_Andrew_Campbell.mp3
Category:Commercial Real Estate -- posted at: 3:10pm EDT

You’ve been served.

Those are scary words for a real estate investor, but the truth is that you are likely to face a lawsuit at some point in your career—take it from me. So how do you keep your assets safe and protect yourself from frivolous litigation?

Scott Smith is an attorney as well as a real estate investor. His firm, Royal Legal Solutions, provides business, tax and legal solutions geared exclusively for real estate investors. Scott has eight years of experience deconstructing the industry, and asset protection is his specialty.

Today Scott covers the statistics around lawsuits in the real estate investing space, explaining his ‘if, not when’ approach to protecting yourself as a real estate investor. He shares case studies of investors who were not protected and walks us through the benefits of hiding and isolating your assets. Scott offers his best strategies, including separating operations from ownership, removing equity from your properties, and doing your due diligence—every single time. Listen in and learn how to leverage a series LLC structure in combination with a land trust to remain anonymous and compartmentalize your assets, making you less susceptible to litigation.

Key Takeaways

The focus of Royal Legal Solutions

  • Help real estate investors protect, hide assets
  • Keep retirement, assets safe

The likelihood you will be sued as a real estate investor

  • Most litigated industry in US
  • 3-8% sued every year
  • Almost guaranteed lawsuit during lifetime

The potential outcomes of a lawsuit

  • Prevent by hiding, isolating so client looks unattractive
  • Let insurance company’s lawyers bully into low settlement
  • Insurance only covers negligence (nothing else)

 Scott’s strategies for protecting real estate investors

  • Transfer properties into asset holding company
  • Separate operations from ownership

The level of effort required to open and maintain multiple LLCs

  • Only need one operating company, one asset company
  • Asset holding company can employ series LLC structure
  • Infinite scalability
  • Compartmentalization of every asset
  • Cost to expand goes to zero
  • Move property into land trust (can’t be traced back to you)
  • Creates doubt in mind whether you still own property

Scott’s best advice for real estate investors

  • Separate assets from operations
  • Remove equity from property

Scott’s call-to-action for protecting your assets

  • Remove your name from assets
  • Be sure you’re well-insured
  • Do your due diligence every time

Connect with Scott

Royal Legal Solutions

Email scott@royallegalsolutions.com

Call 512-757-3994

10 Ways to Protect Your Real Estate Investments

Resources

Michael’s Course

Michael’s Coaching Programs

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


Todd Dexheimer always wanted to be a multifamily investor, but he got distracted by single-family rentals and fix and flips. When he stopped to take a hard look at his portfolio, Todd realized that when it came to return on investment, the rentals were destroying the flips. Worse yet, he was still in a holding pattern—waiting to ‘graduate’ to multifamily. What would his cashflow look like if he stopped wasting time and shifted his focus to apartment buildings?

Todd began his career as a high school teacher, but the meager pay and lack of job satisfaction had him looking for other opportunities. In 2008, he and his wife used their savings to purchase a rental property as well as a live-in flip, and before long he had a significant rental portfolio and 150 flips under his belt. But Todd never stopped dreaming about multifamily, and in 2016 he got back on track and purchased a 22-unit building in Cincinnati. Now he has a total of 106-units and the ambition to grow by another 800 units in 2018.

Today Todd explains how fear, distraction, and a lack of resources held him back from pursuing his multifamily dreams. He shares the details of a 15-unit deal that didn’t go so well, yet taught him several valuable lessons and set him up for future success. Todd discusses how a hard look at his portfolio got him back on the multifamily track and offers an overview of his last two apartment investments. Listen in for Todd’s advice around being taken seriously in a new market and learning from other investors to go big quickly, rather than waiting to ‘graduate.’

Key Takeaways

The Cliff’s Notes version of Todd’s story

  • High school industrial tech teacher
  • Developed interest in real estate
  • Invested in single-family, duplexes and fourplexes
  • ‘Graduated’ to multifamily

The problem Todd was trying to solve with real estate

  • Little job satisfaction in teaching
  • Liked interaction with students, but disliked politics
  • Income not there, not fulfilled by work

Todd’s initial investment strategy

  • Wanted to do multifamily, but lacked resources
  • Found house for $60K, rent at $1,500/month
  • Financed with savings
  • Refinanced properties to buy more
  • Started flipping houses, built rental portfolio

 Todd’s first multifamily deal

  • Bought 15-unit with passive investor in 2013
  • Building had plumbing issues that renovation budget didn’t cover
  • 80% of profits went back into repairs
  • Made money, but didn’t reach expected return

What Todd learned from his first multifamily deal

  • Understand what type of building you’re buying
  • Budget for necessary repairs, replacements
  • Provide investors with appropriate financials
  • Mind your books, understand expenses
  • Don’t get distracted with other projects

What inspired Todd to pursue multifamily again

  • Parted ways with business partner
  • Realized rentals destroyed flips on ROI
  • Conducted market research on multifamily

Todd’s second multifamily deal

  • 22-unit off-market deal in Cincinnati
  • 10% down payment, owner financing
  • Equity, renovation financed through investor

Todd’s approach to being taken seriously in a new market

  • Find commercial brokers through LoopNet, local sites
  • Call to discuss specifics of what you’re looking for
  • Follow up with email asking for recommendations
  • Contact referrals (property managers, lenders, attorneys)
  • Show up face-to-face, spend three days

Todd’s first syndication deal

  • 84-unit building in Lexington, KY
  • Heavy lift value-add ($9K/unit)
  • 88% occupancy, rents low
  • Improving C+ neighborhood
  • 11 investors to raise $800K

The value of the first deal

  • Learning sets up for future success
  • Conservative underwriting = profit (even if things go south)

Todd’s advice to his younger self

  • Get educated in multifamily, investing in general
  • Surround yourself with right people
  • Don’t get distracted from what really want

Todd’s insight for aspiring multifamily investors

  • Okay to do single-family, flips to gain experience
  • Find/learn from apartment investors from day one
  • Go big quicker, don’t wait to ‘graduate’

How Todd’s life changed after he quit teaching

  • Never nervous, very prepared
  • ‘Every day is Saturday’
  • Excited to grow real estate business

Connect with Todd

Venture D Properties

Email todd@venturedproperties.com

Todd on LinkedIn

Todd on Bigger Pockets

Todd’s Podcast

Resources 

Episode 89

LoopNet

Episode 77

Michael’s Coaching Programs

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes


‘Don’t worry about everything you don’t know today.’

Josh Sterling’s advice for aspiring real estate investors? Jump in head first and take massive action. In fact, if Josh could go back and offer some advice to his 17-year-old self, he would recommend skipping college and getting on the fast track to multifamily as soon as possible!

But Josh didn’t know that then, and he pursued a degree in aeronautical science from Embry-Riddle University. He got a job as a commercial airline pilot and had worked his way up to captain when the recession hit, and his hard work was rewarded with a demotion and a pay cut. Josh decided then and there that he needed a side hustle that he could control, and he landed on real estate. Josh was eventually able to quit his job and pursue real estate full-time, growing his portfolio to a cool 250 units.

Josh has also grown his business, building out his own property management team. Today he walks us through his first deals in the single-family space, discussing the challenges of managing 25 properties and how that struggle inspired his shift to multifamily. Josh offers his insight around building relationships with a few good brokers, describing how he has scaled to 250 units with the help of just two realtors. He explains his approach to multifamily syndication, sharing how multifamily allowed him to quit his job, go to work on his own terms, and have lunch with his 18-month old daughter any time he wants. Listen in for Josh’s advice about establishing credibility—with or without a track record—and getting on the fast track to multifamily.

Key Takeaways

What inspired Josh to pursue real estate

  • Working as airline pilot
  • Demotion with pay cut in 2008
  • Looking for something could control

Josh’s first deal in September 2009

  • $40K single-family in southeast Michigan
  • Buy and hold strategy

Why Josh made the shift to multi-family

  • Owned 25 single-family rentals by 2012
  • Needed help with management
  • Multifamily necessary to scale business

Josh’s first multifamily deal

  • Colleague introduced to commercial broker
  • Approached with 24-unit off-market deal
  • Couldn’t get numbers to work, deal fell apart
  • Seller reached out twelve months later
  • Bought under land contract for $515K at 6%
  • Upgraded units, occupancy rose from 42% to 100%
  • Cash out refi after 14 months (valuation at $800K)

Josh’s next multifamily deal

  • Same broker approached with 53-unit deal
  • Used capital from refi of 24-unit property

Josh’s approach to raising money

  • Share enthusiasm for real estate with family, friends
  • Leverage portfolio for credibility

Josh’s first experience with syndication

  • $1.3M building under contract
  • Needed to raise $300K to close
  • Put out sample deal package
  • Fully subscribed in 24 hours

How quitting his day job changed Josh’s life

  • Left in May of 2016 (owned 140 units)
  • Work on own terms to grow business
  • Aggressively looking for deals
  • Fly to play golf, see concerts

What Josh would tell his 17-year-old self

  • Skip college, buying first home
  • Pursue multifamily right away
  • View regular job as means to end

How to fast track a career as a real estate investor

  • Get educated quickly
  • Build relationships with brokers
  • Don’t worry about bank financing
  • Demonstrate credibility to raise equity

What Josh is excited about right now

  • Building own property management team
  • Building self out of day-to-day operations
  • Focus on networking, maintaining broker relationships

Josh’s advice for aspiring real estate investors

  • Take massive action
  • Build reputation, relationships

Connect with Josh

Email: josh@epicpropertymanagement.com

Epic Property Management

Resources

LoopNet

Freddie Mac Small Balance Loan

Entrepreneurs’ Organization

Michael’s Coaching Programs

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes

Direct download: MB_091-The_Fast_Track_to_Multifamily__With_Josh_Sterling.mp3
Category:Commercial Real Estate -- posted at: 12:20pm EDT

If 2018 is YOUR year, the year you plan to do your first multifamily deal and get on the road to retirement, then the next step is to determine the route you will take to get there. There are four different roles you can play in a general partnership: syndicator, passive investor, balance sheet guarantor, or money raiser.

Today I’m getting into the nitty gritty of each of those four paths to financial freedom, exploring what’s important to each member of the team and how to get started. I begin with syndication, discussing the importance of analyzing deals, meeting with investors and building a team. If you want to be in the driver’s seat, then the role of the syndicator may be perfect for you. I go on to cover passive investing, outlining how to ask the right questions and find a partner you can trust. If you see yourself as more of a passenger on this road trip to retirement, then passive investing might be the part you play in a general partnership.

Another lesser-known role is that of the balance sheet guarantor, who cosigns the loan for another syndicator. I explain the circumstances under which a balance sheet guarantor is necessary and the benefits of signing on to a deal in this way. The fourth role is that of the money raiser, and I wrap with the networking skills necessary to take on this role. Listen in and learn the significance of getting educated in the multifamily space, building a working relationship with trustworthy partners, and getting on the road to retirement with apartment building investing!

Key Takeaways

What’s important to becoming a SYNDICATOR

  • Learning to analyze deals
  • Constantly raising money

How to get started as a SYNDICATOR

  • Educate yourself with free content, invest in education
  • Analyze deals, meet with investors and build your team
  • Consider coaching (accelerate results, avoid mistakes)
  • Avoid overwhelm by doing ‘next three things’

What’s important to becoming a PASSIVE INVESTOR

  • Learn right questions to ask
  • Find partner you can trust
  • Transparency, integrity and communication
  • Look at track record, team

How to get started as a PASSIVE INVESTOR

  • Educate yourself enough to ask right questions, call BS
  • Network at events like REIA, meetups or Financial Freedom Summit
  • Find one or two partners, invest in multiple deals

What’s important to becoming a BALANCE SHEET GUARANTOR

  • Required by lender when net worth of partners not > loan balance
  • Willing to cosign loan for syndicator
  • Risk exposure low, compensation varies
  • Can receive 5-15% of general partnership

Who are ideal MONEY RAISERS

  • Have capital themselves, ability to attract more
  • Prefer networking to cold-calling brokers, analyzing deals

What’s important to becoming a MONEY RAISER

  • Access to capital
  • Finding trustworthy partner

How to get started as a MONEY RAISER

  • Educate yourself enough to answer questions
  • Start raising money TODAY

Resources

Partner with Michael

Invest with Michael

Deal Maker’s Mastermind

Syndicated Deal Analyzer

Sample Deal Package

Ultimate Guide to Buying Apartment Buildings

Michael’s Coaching Programs

Financial Freedom Summit

Free eBook: The Secret to Raising Money to Buy Your First Apartment Building

Review the Podcast on iTunes

Direct download: MB_090_-_3_Ways_To_Retire_With_Multifamily_-_Michael_Blank.mp3
Category:general -- posted at: 3:10pm EDT

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