Land Flipping & House Flipping – Are They Different?

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By Tamera Aragon

I have been buying and selling residential real estate as a real estate investor for almost 7 years now. I have invested in just about every avenue of real estate investing from Pre-construction, Assignments, Tax liens, Rehabbing, Probate, Bankruptcies, Pre-foreclosures, Short Sales, Foreclosures and REOs, Buy & Hold, and FSBO’s. I have profited from literally all of these strategies and showed others how to as well.

However, lately I have learned about a twist to an old strategy, one that I had heard about, but never done. Buying land and re-selling it via owner financing for a monthly profit, is the new real estate investing strategy. It goes even further, after you buy it and sell it with owner financing you can then eventually flip this property to another buyer. I picked this up from Jack Bosch, who has closed over 5400 land deals himself and I think he is on to something!

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I have found the biggest stopping points for many of my new real estate investing students are usually:

#1 – The risk of getting into something they cannot find funding for and letting people down
#2 – Getting into a deal and finding out later something was missed, causing financial loss.

Many new real estate investors are frozen stiff because of these fears. It is for this reason I’ve listed some of the reasons a real estate investor might want to add land flipping to their portfolio of investments.

Why Land Flipping Might Be Better

There is virtually no competition for land, especially rural land. This area of investing is over flowing with a lot of opportunity – there is an abundance of forgotten land out there that sells for cheap! You can purchase land for literally pennies on the dollar.

With land you do not have to know as much about real estate like construction, termites, mold and all the other things of that nature that you must know when investing in houses.Here are some compelling reasons to add land flipping to your real estate investing portfolio:

  • Very low, (or sometimes none), acquisition costs
  • Lower risk – limited money down to lose
  • Lower inspection requirements
  • Quicker closings
  • Less initial capital output
  • Buyers are usually more savvy investors
  • Good Potential for monthly residual income with your owner financing
  • Usually no upkeep required
  • Usually low holding costs (no fire insurance, fix up, utilities involved)
  • Higher number of buyers are repeat buyers (compared to home end buyers)

Why Houses Flipping might be Better

For some real estate investors flipping houses might have been the first investing niche that they started in. Let’s list the major reasons why house flipping is a good investing strategy:

  • More potential to generate income while you hold it – owner financing or renting
  • Everyone needs a house since shelter is a basic necessity of life. Not everyone needs vacant land
  • Potential to profit big doing just one good deal
  • Potential for higher monthly residual income per property
  • A lot more home owners in desperate situations than there are landowners.

Compared to the land flipping, house flipping might seem better, but the acquisition and maintenance cost are much higher for house flipping. Another thing to note is that land flipping profits on average, are lower than house flipping, and you must do more deals to profit higher dollars.

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Research the Region

Look for these market positives when investing in both land and housing deals:

  • Unemployment rate in the area of purchase is low compared to the national unemployment rate
  • Be sure to keep your ears open for news of major business expansions
  • General area & its population is growing and expanding. If it is, best if the area is expanding in the direction of the property you are interested in buying
  • Talk to the city and county planning and zoning agencies where the property is located; they will be able to give you valuable information about area growth and building projections.

6 Ways to Minimize Investing Risks

Here is a list on how to lower your risks for investing in houses or land before closing on any deal:

  1. Run necessary tests and inspections depending on specific area and property
  2. Check with county records to verify no complaints or notices for required repairs are filed
  3. Make sure you work with contract escape clauses to assure you can walk away for any reason.
  4. Avoid giving check or cash money down until you are positive you are going to close.
  5. Make sure that your purchase contract is worded in such a way that it allows you to only transfer cash at the time of closing.
  6. Make sure the title is not “cloudy” and property is marketable. Remember IRS liens have to be paid! If you buy a property with those liens, that bill becomes yours. Do your due diligence in running a title report before closing.

Land and House Flipping Similarities

In summary, you can follow a lot of the same strategies marketing to land owners as I’ve always done buying & selling to home owners. The best type of deal, whether land or houses, is when the seller, for one reason or another, wants a quick & easy way out of the obligation of owning their house or land – leaving you the opportunity to buy at a discount and profit in the short and/or long term depending on your goals!

Real estate investing, just like most things in life, has benefits and risks no matter how you look at it. There are always those unknown and unexpected circumstances. In the scheme of things, you need to decide…are you able to live a peaceful, joyful life as you are building your wealth through real estate investing in land and/or houses. Your personal risk tolerance is what only you can decide. I am doing both wholesale land and house flipping and holding, looking at each deal individually. Because most importantly, it is all about profitability and the bottom line!

Most Important!

Universally, success is about having a system, a RE power team and a mentor to help you down the path of real estate investing. Those are the keys to your success. Surround yourself with experienced people who are doing real estate investing successfully – they already have figured out the “code”. You can learn from them so – “Why re-invent the wheel?”, as they say.

Knowing you have experience at your side alleviates those fears of the unknowns, increasing the chances for a faster, easier and happier ride to the peak of real estate investing success. I would like to leave you with a quote:

“Perhaps the very best question that you can memorize and repeat, over and over, is, ‘what is the most valuable use of my time right now?’” – Brian Tracy: Professional Development Author & Speaker

Tamera Aragon

Tamera Aragon is a professional online entrepreneur and has bought and sold over 300 properties, establishing her as an expert in the real estate investing field. Since 2003, she has purchased over 10 million dollars in real estate and currently holds properties all over the world. Tamera’s focus is on the booming Foreclosure market, buying Pre-foreclosures, REOs and Short Sales. Tamera who is a noted Author, Success Trainer, Speaker & Coach, shows her passion for helping others with the 17 websites she has created and several specialized products to support fellow investors throughout the world. When Tamara is not busy running her website, she is very involved with her Fiji joint ventures and investments. Tamera Aragon is one of the few trainers and coaches who is really “doing it” successfully in today’s market. Tamera’s experience has earned her a solid reputation in the industry as well as the respect and friendship of many of the top national real estate investment and internet marketing experts. Tamera Aragon believes her success has garnered her the financial freedom to fully enjoy her marriage and spend quality time with her children.

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How To Win at Real Estate Investing Despite Sky-High Interest Rates

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Asset-Based Lending Can Boost Your Borrowing Capacity

A real estate investor can get financing for an investment property through asset-based lending. This kind of loan is determined by the borrower’s liquid assets and credit score, not by their income or employment history.

When compared to dealing with institutional banks, the asset-based loan application process is typically quicker, requires less paperwork, and results in cash in hand sooner, allowing you to make larger purchases and advance as a real estate entrepreneur. Asset-based loans are a specific type of bridge loan (12-24 months) used only for investment and commercial properties.

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If you have a foreclosure on your record or poor credit and are having problems securing a loan from conventional banks, asset-based lending can be advantageous. It is particularly beneficial if your real estate investing business is expanding quickly and you need money to keep going.

How Do Asset-Based Loans Work?

Hard money lenders in asset-based lending use your collateral, in this case real estate, to assist you in getting more money to finance additional real estate projects. If your money is invested in real estate, it is not liquid, and if your business is expanding quickly, it’s likely that you need more money to keep expanding. Hard money lending can help in this situation.

Compared to traditional banking institutions, hard money lenders can provide you cash faster, with less red tape and more flexibility. A hard money lender will consider your accounts receivable, equipment, and inventory in addition to the equity in your current real estate assets to determine the amount of your loan. Hard money lenders typically charge a higher interest rate than standard banks because the real estate is not liquid and you are not borrowing against your own income.

What Are The Benefits of Asset-Based Lending?

Asset-based financing has a number of advantages, whether you’re attempting to find out how to fund a multi-family property or require a commercial loan.

These loans often close more quickly and with less paperwork than traditional loans. These loans have less stringent underwriting requirements and higher interest rates, but they also close more quickly than term loans.

The gap between expenses and incoming cash receipts for your company can be filled by cash flow asset-based lending solutions.

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The loan amount is unrestricted, so you are free to utilize it however you see fit (such as equipment purchase.)

Stratton Equities will make it simple for you to convert your collateral into cash through asset-based financing so you can fund your next big idea. Call Stratton Equities at 800-962-6613, send us an email, or fill out an application for loan pre-qualification right away if you have an investment or commercial property and would like to talk with one of our Loan Officers.

Michael Mikhail, CEO Stratton Equities

Michael Mikhail is the Founder and CEO of Stratton Equities, the nation’s leading hard money-lender to national real estate investors, with the largest variety of mortgage loans and programs nationwide.

Having launched Stratton Equities in early 2017, Michael has always been an entrepreneur and innovator in the real estate market, purchasing his first home at 19.

A serial entrepreneur with a foresight for business opportunities, Michael had a slew of small businesses prior to launching Stratton Equities. One of his most prolific ventures was a car wash connected to a gym he was affiliated with in Florida during 2001-2002 while attending college.

It wasn’t until he graduated from Florida State University with a degree in Business, that he officially joined the mortgage industry in 2003 and decided to travel to explore his options globally.

After travelling to 19 countries in 5 years, Michael knew two things; he wanted to start his own business and launch it in the United States. He knew that moving back to the states was the best place he could start something small and grow it into something infinite.

In 2017, Michael noticed how the mortgage industry had transformed after the regulations presented from 2008-2012, and knew it was time to set out something on his own, thus creating Stratton Equities.

Under Michael’s leadership, Stratton Equities has grown into one of the biggest leaders in the Mortgage and Real Estate industry across genres and platforms.

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Navigating NYC’s Changing Airbnb Law: A Guide for Seasoned and Newbie Real Estate Investors

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By Hugh Zaretsky

*Introduction:*

The world of real estate investing is ever-evolving, and staying ahead of the curve can mean the difference between success and challenges. In the bustling city of New York, one recent change has sent ripples through the real estate and short-term rental markets – the new Airbnb law. As seasoned investors who have seen it all and newcomers eager to get started, you must understand how to adapt to this shifting landscape. In this article, we’ll explore the recent changes to the Airbnb law in NYC and how to not just survive but thrive within the new regulations.

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**Understanding the New Airbnb Regulations**

The new regulations are crystal clear – you cannot rent out an entire apartment or home for less than 30 days, even if you own or live in the building. This rule applies across the board to all permanent residential buildings in NYC. Furthermore, hosts are only permitted to offer short-term rentals if they remain in the same apartment or unit with their guests. There’s also a strict limitation on the number of paying guests – no more than two are allowed at a time. Violating these regulations can result in a hefty $5,000 fine.

**A Success Story in Compliance**

In the midst of these changes, one seasoned investor, Hugh Zaretsky, has not only navigated the new regulations successfully but has thrived within them. Hugh, who was approved by New York City as one of the few hosts to continue offering Airbnb stays, has a track record of investing in cash-flowing properties, businesses, and training entrepreneurs. His story is a testament to the power of adaptation and compliance.

Hugh’s experience shows that compliance is not just about following the rules; it’s about maximizing your return on investment. By adhering to the new Airbnb regulations, you protect your investment from costly fines and legal troubles. It’s a strategy that pays off in the long run.

**Impact on the NYC Airbnb Market**

The repercussions of the new law have been significant. The number of available Airbnb listings in NYC has dropped dramatically, from over 15,000 or 9,000 units (depending on the data source) to a mere 300 options as of now. This shift is expected to bring the number closer to 3,500 available units. For investors who comply with the law, this reduced competition could translate into higher nightly rates, potentially making legal hosting even more profitable.

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**The Importance of Compliance**

Compliance with the new Airbnb law is not just about avoiding fines; it’s about safeguarding your investment and ensuring the longevity of your real estate endeavors. Hugh Zaretsky, with his background in real estate and entrepreneurship, is a prime example of how considering the law when making investment decisions can lead to success.

Hugh has also taken his expertise and experience in the field to teach other real estate investors how to operate Airbnb and short-term rentals legally. This highlights the need for education and mentorship, especially in times of change.

**Adapting to the Changing Landscape**

Hugh’s journey into the world of Airbnb investing began in 2012, and his adaptability and willingness to embrace emerging trends have been instrumental in his success. As seasoned and newbie real estate investors, it’s crucial to recognize the value of staying one step ahead. Tech expertise, mentorship, and a willingness to adapt can make all the difference in thriving in evolving markets.

In conclusion, the changing Airbnb law in NYC may have presented challenges, but it has also created opportunities for those who are willing to adapt and comply. By understanding the regulations, prioritizing compliance, and seeking mentorship, both seasoned and newbie real estate investors can find success in this evolving landscape. Hugh Zaretsky’s success story is proof that with the right approach, you can not only survive but thrive in the ever-changing world of real estate investing.

Thank you,
Hugh

646 584-5818

By Hugh Zaretsky
Real Estate Investor, Agent, Speaker, Training and Amazon Best Selling Author in 4 Categories

www.hughzaretsky.com

www.thelaunchbutton.net

www.eframily.com

[email protected]

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Buying Rental Property – Avoid Seller’s Tricks

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By Joe Arias

Buying rental property is a great way to invest for the future. Just watch out for these common tricks that sellers use to inflate the appraised value.

Be careful when buying rental property. We stayed at a motel for a week one winter. The bill showed twice what it should have, but since I already paid the correct amount in cash, I thought nothing of it. When we noticed that the lobby and swimming pool were unheated, we thought it was frugality. Only a year later, when I read a news story about a new owner struggling to make the motel work, did I realize what was going on.

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The owner had been planning to sell. To prepare, she was using the two most basic ways to inflate the appraised value: decrease expenses and increase reported income. By stopping repairs and quietly adding $100 in income every day, she may have shown $45,000 more net income for the year. At a .08 capitalization rate, that means the appraisal would come in $562,000 higher than it should have. Oops! The poor guy who overpaid!

Do you want to avoid a mistake like that when buying a rental property? You need to watch for tricks like these. You also have to understand the basics of appraising income property.

It starts with the capitalization rate, or “cap rate.” If investors in an area expect a return of 8% on assets, the cap rate is .08. Net income before debt service is divided by this to arrive at the value of a property. I explain this further in another article, but the primary point here is to remember that every dollar of extra income shown will increase the appraised value by $12.50 with a cap rate of .08, or by $10, if the cap rate is .10.

Sellers Dirty Tricks

If sellers of rental properties increase the net by honest means, then the property should sell for more. Unfortunately, there are many dishonest ways, both legal and fraudulent, that are sometimes used. Unlike sellers of houses, who may cover foundation cracks with plaster, the tricks used by sellers of income properties aren’t about appearance. They are about income and expenses.

Income can be inflated by showing you the “pro forma,” or projected income, instead of the actual rents collected. Ask for the actual figures, and check to see that none of the apartments listed as occupied are actually vacant. Also, be sure that none of the income is from one time events, like the sale of something.

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Income from vending machines is a gray area. Smart investors subtract this from the net income before applying the cap rate, then add back the value of the machines themselves. If laundry machines make $6,000, for example, that would add $75,000 to the appraised value (.08 cap rate), if included. Since they are easily replaceable, adding the $10,000 replacement cost instead makes more sense.

Hiding expenses is the most common of seller’s tricks. Paying for repairs off the books, or just avoiding necessary repairs for a year, can dramatically increase the net income. Demand an accounting of all expenditures. If a number in an expense category is suspicious, replace it with your own best guess.

Analyze each of the following, verifying the figures as much as possible, and substituting your own guesses if they are too suspect: vacancy rates, advertising, cleaning, maintenance, repairs, management fees, supplies, taxes, insurance, utilities, commissions, legal fees, and any other expenses. This is how you make buying rental property safe.

Joe Arias and his partners have flipped hundreds of properties in the Southern California Region. He has developed cutting-edge systems to simplify and scale the entire remodel process that can easily be applied to flipping, rentals, wholesaling, and other passive income strategies. More recently, Joe founded a real estate investing education company called RealSuccess Investments, allowing him to share his tools and systems with hundreds of up-and-coming investors. 

RealSuccess is focused on education on flipping, rentals, passive income, and wholesaling.

Joe is also a best-selling author. He has written 4 books: Finding your RealSuccess, First Steps to Flipping, R stands for Rentals and Retirement, and Wholesaling Real Estate.

“I came from Argentina when I was 20, I am 40 years old now. I didn’t know anyone, I am CERO generation, usually people say, I am first or second generation but I was the one that crossed the border, no language, no friends, no family, no money, nothing, nada… If I can do it, anyone can.”

From a young latino immigrant  to a celebrated real estate investor, Joe is a true testament to hard work and discipline. As an investor, he has made it his mission to help others achieve financial freedom while enjoying living a life of passion, fulfillment, and empowerment.

RealSuccess Website

www.ourrealsuccess.com

Personal Instagram: 

https://www.instagram.com/joeariasinvestor/

Real Estate Investment- Instagram: 

Instagram: https://www.instagram.com/realsuccesseducation/

Video For Finding Money from All Day Training (10 Hour Seminar)

https://vimeo.com/manage/videos/528446162

1 Hour Webinar

https://vimeo.com/manage/videos/530996751

Amazon Book#1:

Amazon Book#2

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Annual Foreign Investment in U.S. Existing-Home Sales Declined 9.6% to $53.3 Billion

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Number of existing homes bought by international buyers declined to 84,600 – the fewest since 2009

Washington, D.C., Aug. 01, 2023 (GLOBE NEWSWIRE) —

Key Highlights

  • International buyers purchased $53.3 billion worth of U.S. residential properties from April 2022 to March 2023, down 9.6% from the previous year. The 84,600 existing homes sold – the lowest since NAR began tracking in 2009 – retreated 14.2% from the prior year.
  • The average ($639,900) and median ($396,400) purchase prices for international buyers were the highest ever recorded by NAR.
  • China, Mexico, Canada, India and Colombia were the top five countries of origin by number of U.S. existing homes purchased. The top U.S. destinations for foreign buyers were Florida (23%); California and Texas (12% each); and North Carolina, Arizona and Illinois (4% each).

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Foreign buyers purchased $53.3 billion worth of U.S. existing homes from April 2022 through March 2023, slipping 9.6% from the previous 12-month period, according to a new report from the National Association of Realtors®. Foreign buyers purchased 84,600 properties, down 14.2% from the prior year and the fewest number of homes bought since 2009, when NAR began tracking this data. Overall, U.S. existing-home sales totaled 5.03 million in 2022, down 17.8% from 2021.

“Sharply lower housing inventory in the U.S. and higher borrowing costs across the world have dented international buyers for two straight years,” said NAR Chief Economist Lawrence Yun. “However, recovering international travel following the end of the pandemic will bring more foreign transactions in coming months and years.”

NAR’s 2023 International Transactions in U.S. Residential Real Estate report surveyed members about transactions with international clients who purchased and sold U.S. residential property from April 2022 through March 2023. Foreign buyers who resided in the U.S. as recent immigrants or who were holding visas that allowed them to live in the U.S. purchased $23.4 billion worth of U.S. existing homes, a 31.4% decrease from the prior year and representing 44% of the dollar volume of purchases. Foreign buyers who lived abroad purchased $29.9 billion worth of existing homes, up 20% from the 12 months prior and accounting for 56% of the dollar volume. International buyers accounted for 2.3% of the $2.3 trillion in existing-home sales during that period.

The average ($639,900) and median ($396,400) existing-home sales prices among international buyers were the highest ever recorded by NAR – and 7% and 8.3% higher, respectively, than the previous year. The increase in prices for foreign buyers reflects the increase in U.S. home prices, as the median sales price for all U.S. existing homes was $384,200. At $1.23 million, Chinese buyers had the highest average purchase price, with a third – 33% – purchasing property in California. In total, 15% percent of foreign buyers purchased properties worth more than $1 million from April 2022 to March 2023.

China and Canada remained first and second in U.S. residential sales dollar volume at $13.6 billion and $6.6 billion, respectively, continuing a trend going back to 2013. Mexico ($4.2 billion), India ($3.4 billion) and Colombia ($0.9 billion) rounded out the top five.

“Home purchases from Chinese buyers increased after China relaxed the world’s strictest pandemic lockdown policy, while buyers from India were helped by the country’s strong GDP growth,” Yun added. “A stronger Mexican peso against the U.S. dollar likely contributed to the rise in sales from Mexican buyers.”

For the 15th consecutive year, Florida remained the top destination for foreign buyers, accounting for 23% of all international purchases. California and Texas tied for second (12% each), followed by North Carolina, Arizona and Illinois (4% each).

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“Florida, Texas and Arizona continue to attract foreign buyers despite the hot weather conditions during the summer and the significant spike in home prices that began a few years ago,” Yun said.

All-cash sales accounted for 42% of international buyer transactions compared to 26% of all existing-home buyers. Non-resident foreign buyers (52%) were more likely to make an all-cash purchase than resident foreign buyers (32%). Two-thirds of Colombian buyers (67%) made all-cash purchases, the highest share among the top five foreign buyer nations. Approximately half of Canadian (51%) and Chinese (47%) buyers made all-cash purchases. Asian Indian buyers were the least likely to pay all cash, at just 15%.

Half of foreign buyers purchased their property for use as a vacation home, rental property, or both – up from 44% the previous year. Almost three out of five international buyers (59%) purchased detached, single-family homes.

“Fostering economic investment in culturally dynamic communities, businesses, and industry is a top priority for NAR,” said Charlie Dawson, NAR’s vice president of engagement and advocacy outreach. “Our work across the country provides members and their communities with tools, resources and data to identify and highlight international investment opportunities in U.S. real estate. This acts as a key pillar in our efforts to further support local communities to drive economic development in markets across the country. NAR and the Realtor® brand has developed a network of partnerships with over 100 real estate organizations across 77 countries providing growth opportunities by ensuring ethical and accessible markets that allow our members to make direct connections with global real estate professionals and international investors.”

View the full 2023 International Transactions in U.S. Residential Real Estate report at: nar.realtor/research-and-statistics/research-reports/international-transactions-in-u-s-residential-real-estate.

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Unlock the Power of Roth-IRA: Your Path to Multi-Millionaire Status

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By Kris Miller

Imagine a future where your hard-earned money not only grows steadily but multiplies exponentially, paving the way to a life of financial abundance. With Roth-IRA, this dream can become your reality. In this exciting and inspiring article, we will reveal the secrets to using your Roth-IRA to harness its remarkable potential for wealth creation. Get ready to embark on a journey towards becoming a multi-millionaire and securing your financial freedom.

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  1. The Magic of Compound Interest: Roth-IRA offers an incredible opportunity for wealth accumulation through the power of compound interest. With an impressive average growth rate of 14%, your money can double in just four years. By reinvesting your earnings, you unlock the potential for exponential wealth growth over time.
  2. Invest Strategically: To maximize the potential of your Roth-IRA, it’s crucial to invest strategically. Conduct thorough research, seek guidance from financial experts, and identify promising investment opportunities. Whether it’s stocks, bonds, real estate, or other assets, make informed choices that align with your financial goals and risk tolerance.
  3. Take Advantage of Tax Benefits: One of the key advantages of a Roth-IRA is the tax benefits it offers. Contributions are made with after-tax dollars, meaning you won’t be taxed on withdrawals in the future. This tax-efficient structure allows your investments to grow unhindered, ensuring more substantial returns over time.
  4. Plan for the Long Term: Building wealth with a Roth-IRA requires a long-term perspective. Resist the temptation to make impulsive decisions based on short-term market fluctuations. Stay focused on your financial goals, maintain a diversified portfolio, and be patient. Remember, true wealth is accumulated over time.
  5. Maximize Contributions: To fast-track your journey to multi-millionaire status, aim to contribute the maximum allowable amount to your Roth-IRA each year. By consistently maximizing your contributions, you take full advantage of the growth potential and maximize the tax benefits associated with these accounts.
  6. Seek Professional Guidance: Navigating the complexities of wealth creation requires expertise. Consider consulting with a financial advisor who specializes in retirement planning and Roth-IRAs. They can help you develop a tailored investment strategy, optimize your contributions, and ensure you’re on track to achieve your financial goals.
  7. Embrace Financial Education: Empower yourself with knowledge about personal finance, investment strategies, and retirement planning. Educate yourself through books, podcasts, seminars, and online resources. The more you understand about managing your finances, the better equipped you’ll be to make informed decisions and capitalize on the potential of your Roth-IRA.
  8. Stay Disciplined and Stay the Course: Wealth creation is a journey that requires discipline and perseverance. Stay committed to your long-term financial plan and resist the temptation to deviate from it. Be proactive in monitoring your investments, adjusting your strategy as needed, and staying the course, even during times of market volatility.

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With the remarkable potential of Roth-IRAs, you have the opportunity to transform your financial future and become a multi-millionaire. By harnessing the power of compound interest, strategic investing, and taking advantage of tax benefits, you can unlock the door to extraordinary wealth. Remember to plan for the long term, maximize your contributions, seek professional guidance, and continuously educate yourself. Embrace the journey towards financial freedom, and watch as your Roth-IRA propels you towards a life of abundance.

Kris Miller

Legacy Wealth Strategist
LDA Document Services
https://calendly.com/krismiller

Healthy Money Happy Life
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CA Insurance License OC25427 I am not an attorney. I can only provide self-help services at your specific direction. Should you need legal advice, you will need to consult an attorney. We do Estate Planning, Wills, Living Trusts, Power of Attorney, Health Care Directives and Deeds. Legal Document Assistant in Riverside County, California LDA #000041 Riverside County, expiring 10/15/2021

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The Lock-In Effect and Keys to Success

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By Rick Tobin

There sure seems to be more bad news than good news these days about the state of real estate. During turbulent times like we’ve all seen in recent years, the most common first human reaction is usually denial or acting somewhat like a locked up “prisoner” with a frozen “deer-in-the-headlights” look in our eyes. Yet, this is exactly when we should stay focused on the potential opportunities more so than the temporary obstacles standing in our way.

As foreclosure filings continue to increase to an average near 50% higher than the pre-pandemic years (2019 and earlier), struggling homeowners and landlords will need to focus on solutions such as loan modifications, forbearance agreements, short sales, and quick sales for cash. As an investor in the near future, you will likely find more deals readily available to choose from if you know where and how to look for them.

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Some metropolitan regions like Houston have 56% higher foreclosure rates. Other places like Minneapolis/St. Paul saw +106% foreclosure rates in March. Nashville was +35% higher and Phoenix + 33% higher in May; Rhode Island was up 32% in May.

During the depths of the Credit Crisis / Great Financial Recession years between 2008 and 2013, California was hit the hardest with a -41% home price drop average from peak to trough. Nevada, Arizona, and Florida weren’t too far behind.

Some California home prices have risen as much as +41% over a period of just 18 to 24 months in recent years, so an equivalent -41% price drop is easier to imagine as some values may drop back towards 2021 levels.

The typical home today is about $80,000 higher than it was just two years ago. The average monthly rent payment today is more than $1,000 higher than it was in 2020. Middle-income first-time buyers are unable to afford 70% of homes. As California unemployment rates continue to rise at a faster pace than most other states (Big Tech layoffs, especially), it will be more challenging to continue making mortgage payments.

Rental Market Trends

Today, there are 65% more active short-term rental listings on Airbnb and VRBO (965,000+) than all homes listed for sale nationally (554,000+), as per Realtor.com and other sources. At some point, the vacant short-term rentals will become listed homes for sale or distressed properties due to higher vacancy rates.

Ironically, the founders of Airbnb originally used air mattresses to cover their own San Francisco apartment unit’s rent. Eventually, air bubbles go pop one way or another.

Rent Increases

The following metro areas have experienced the greatest year-over-year rental price percentage increases through May 2023:
Providence-Warwick, RI-MA (+17.44 percent)
Kansas City, MO (+13.20 percent)
Minneapolis-St. Paul-Bloomington, MN-WI (+8.97 percent)
Raleigh-Cary, NC (+8.05 percent)
Charlotte-Concord-Gastonia, NC-SC (+7.65 percent)
San Jose-Sunnyvale-Santa Clara, CA (+7.59 percent)
Hartford-East Hartford-Middletown, CT (+7.47 percent)
Columbus, OH (+6.81 percent)
Los Angeles-Long Beach-Anaheim, CA (+6.20 percent)
Riverside-San Bernardino-Ontario, CA (+5.97 percent)

Rent Decreases

The following metro areas have experienced the largest year-over-year rental price percentage decreases through May 2023:
Austin-Round Rock-Georgetown, TX (-20.76 percent)
New Orleans-Metairie, LA (-20.42 percent)
Las Vegas-Henderson-Paradise, NV (-10.57 percent)
Houston-The Woodlands-Sugar Land, TX (-8.42 percent)
Seattle-Tacoma-Bellevue, WA (-8.28 percent)
Cincinnati, OH-KY-IN (-6.49 percent)
Phoenix-Mesa-Chandler, AZ (-6.46 percent)
Birmingham-Hoover, AL (-5.98 percent)
Memphis, TN-MS-AR (-4.85 percent)
Oklahoma City, OK (-4.44 percent)
Source: Rent.com

Multifamily Trends in Southern California

Sales and prices for multifamily apartment buildings have started to really fall in Los Angeles and other metropolitan regions across the nation. Specifically within Los Angeles, the number of units fell 11% in the first quarter of 2023 as compared with the previous fourth quarter in 2022. More shockingly, multifamily apartment building prices collapsed by -37.5% year-over-year as per a report shared by NAI Capital.

During the same first quarter time period, the average sales price per apartment unit dropped by 18.4%. One major factor for the falling price and sales volume numbers for Los Angeles County was directly related to the Measure ULA “mansion tax” that affected both luxury homes and commercial real estate properties priced above $5 million as of April 1st.

While $5 million may seem pricey for a luxury home in Los Angeles or elsewhere, the same $5 million dollar price tag for a rather small multifamily apartment building is much more common.

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Strangely, both vacancy rates and apartment rents continue to rise together at the same time in many parts of Los Angeles and elsewhere. Average rents rose to $2,156 per apartment unit in Los Angeles, a +1.9% year-over-year increase.

Some regions of Los Angeles had more negative rent, sales price, and vacancy trends. For example, the first quarter numbers for these Los Angeles multifamily submarkets were more negative than positive and were as follows:

  • San Fernando Valley and Santa Clarita Valley: The average multifamily sale price per unit fell by -35.9% year-over-year while the vacancy rates increased by +22%.
  • San Gabriel Valley: The average sales price per unit decreased by -20.3% while vacancy rates skyrocketed by +32.2%.
  • L.A. Westside: The average sales price per unit fell by -9.5% while vacancy rates increased by +10.7%.

Historically, rising vacancy rates and rental payment trends are usually inverse to one another like a seesaw with payments falling as vacancy rates rise. We shall see how long this trend lasts.

A very high number of landlords haven’t collected a rental payment for two or three years either, especially in Los Angeles County. When will the foreclosure and tenant eviction rates really begin to accelerate and adversely impact both tenants and landlords?

The Locked-In Homeowner and Unlocked Treasures

There are upwards of 16 to 20 million vacant or distressed properties across the nation. Additionally, there are millions of distressed FHA mortgages alone. Many homeowners haven’t made a mortgage payment for more than three years just like so many tenants.

Loan modifications, forbearance, and loan forgiveness plans continue at near record paces across the nation. Lenders are not filing foreclosure as aggressively as they would have in years past, partly due to ongoing pandemic restrictions in place. This is a major reason why the national home listing inventory supply is so low.

Another reason why there are so few homes listed for sale is because upwards of 92% of homeowners with a mortgage have an existing rate at or below 6%, as per a study released by Redfin. Let’s take a quick look below at the fixed rate estimates for homeowners as of the first quarter:

  • 91.8% of mortgaged homeowners have rates below 6%.
  • 82.4% of homeowners have rates below 5%.
  • 62% of homeowners have rates below 4%.
  • 23.5% of homeowners have rates below 3%.

It can be rather challenging for a homeowner to consider losing their 6%, 5%, 4%, 3%, or even 2% fixed rate mortgage with a 30-year term and move to another home with a rate closer to 7% or 8%. As a result, it’s referred to as the “lock-in effect” because so many homeowners don’t want to lose their near record rate locks.

The market may change for the better or worse later this year depending upon a few factors such as follows:

First, will future unemployment trends improve or get worse. A loss of income is generally the #1 reason why someone loses their home to foreclosure.

Second, will lenders and loan service companies start to file foreclosure notices at a much faster pace than in recent years?

Third, will tenant protections in place be eased up or tightened? Most landlords are small investors who may be fortunate to own just one or two rental properties. After months or years of no rent collected, the landlords may be at risk of losing their rentals and primary home to foreclosure.

Your key to future success that unlocks your potential as either a homeowner, investor, or tenant is to focus on the positives and negatives while minimizing your risk and maximizing your gains. With the right mindset and guidance, it will be akin to a literal key that unlocks a treasure chest!!!

Rick Tobin

Rick Tobin has worked in the real estate, financial, investment, and writing fields for the past 30+ years. He’s held eight (8) different real estate, securities, and mortgage brokerage licenses to date and is a graduate of the University of Southern California. He provides creative residential and commercial mortgage solutions for clients across the nation. He’s also written college textbooks and real estate licensing courses in most states for the two largest real estate publishers in the nation; the oldest real estate school in California; and the first online real estate school in California. Please visit his website at Realloans.com for financing options and his new investment group at So-Cal Real Estate Investors for more details. 

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7 Best Ways for Real Estate Investors to Work with a Real Estate Agent

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By Hugh Zaretsky

Real estate agents and brokers can play a crucial role in the success of your real estate investment business. Their knowledge, experience, and network can provide valuable insights and opportunities. As a seasoned real estate investor with over 17 years of experience, I have collaborated with numerous top real estate professionals to find good tenants and buyers for my properties using both traditional and creative financing strategies. As a former real estate continuing education instructor in California, Florida, New York, and Texas, I understand that some agents and brokers love working with investors, and some do NOT understand the investor mindset. That is why it is important to find the RIGHT real estate professionals to work with.

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My combination of practical experience and educational background allows me to appreciate the importance of a strong partnership between real estate investors and agents. The key is establishing an effective partnership requires clear communication and mutual understanding. In this article, I will share seven essential strategies for real estate investors to effectively collaborate with agents, backed by my personal and professional experience and insights.

  1. Define Your Investment Goals: Before engaging with a real estate agent, it’s important to define your investment goals. Are you looking for rental properties, fix-and-flip opportunities, or long-term investments? Communicate your objectives clearly to the agent, so they can align their efforts with your specific needs.
  2. Choose an Agent Specializing in Investment Properties: Real estate agents have diverse areas of expertise. When working with an agent as a real estate investor, seek someone who specializes in investment properties. These agents are more likely to have extensive knowledge of the local market, rental rates, property management, and can help identify potential investment opportunities.
  3. Build a Strong Relationship: Developing a strong relationship with your real estate agent is vital. Take the time to meet in person, have regular phone conversations, or use video conferencing to discuss your investment plans and objectives. By fostering a solid relationship, you will establish trust and ensure that your agent understands your preferences and criteria.
  4. Leverage their Local Market Knowledge: One of the primary advantages of working with a real estate agent is their in-depth knowledge of the local market. Capitalize on this expertise by relying on your agent’s insights into neighborhood trends, property values, and investment potential. Their market knowledge can help you make informed decisions and identify lucrative opportunities.
  5. Tap into their Network: Experienced real estate agents possess a wide network of professionals, including lenders, contractors, property inspectors, and property managers. Leverage their connections to gain access to reliable resources. These referrals can save you time and effort, providing you with a team of experts who can help streamline your investment process.
  6. Collaborate on Property Analysis: Working closely with your real estate agent, analyze potential investment properties together. Share your investment criteria, such as desired cash flow, return on investment, and risk tolerance. Utilize their expertise to evaluate the property’s value, marketability, and potential challenges. A collaborative approach ensures you make well-informed investment decisions.
  7. Stay Informed and Communicate Regularly: Maintain open lines of communication with your real estate agent. Regularly update them on any changes to your investment strategy, budget, or preferred property types. Similarly, stay informed about the local market conditions, property listings, and relevant regulations. This constant flow of information between you and your agent will help ensure you both stay on top of market opportunities.

BONUS – Expand Your Network: After 17 years of being an investor, I recently became an agent and joined one of the fastest growing real estate brokerages in the country. I have built a nationwide team of real estate agents and brokers that understand how to work with real estate investors, because, most of us are both agents or brokers and investors.

Are you a real estate professional and want to learn how to build a stronger working relationship with investors or become an investor yourself? If so, then reach out and I can show you how. (www.hughzaretsky.com or [email protected])

Are you a real estate agent and want to find good agents and brokers that understand real estate investors? If so, then reach out and I will connect you with one of my local team members. (www.hughzaretsky.com or [email protected])

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Based on my experience working with the RIGHT real estate agent or broker can be immensely beneficial for your real estate investing business. By clearly defining your investment goals, choosing the right agent, fostering a strong relationship, leveraging their local market knowledge, tapping into their network, collaborating on property analysis, and maintaining open communication, you can establish a successful partnership. Remember, a well-aligned collaboration between real estate investors and agents can unlock exciting investment opportunities and enhance your overall investment strategy.

By Hugh Zaretsky
Real Estate Investor, Agent, Speaker, Training and Amazon Best Selling Author in 4 Categories

www.hughzaretsky.com

www.thelaunchbutton.net

www.eframily.com

[email protected]

PH: 941-216-0225

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Are You Ready to Invest in a Volatile Real Estate Market?

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By Jimmy King, Founder, Contrarian RE Fund 1, LLC

The recent announcement by Blackstone the final close of its latest global real estate fund, Blackstone Real Estate Partners X (“BREP X”) with $30.4 billion of total capital commitments (the largest real estate or private equity drawdown fund ever raised), reflects confidence for investing in real estate during periods characterized by market volatility. In a news release announcing the fund, a Blackstone executive stated that the company has made some of their best investments in periods characterized by market volatility and dislocation.

The market is certainly volatile at this time, and plentiful opportunities exist to invest in distressed real estate.

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Being successful at these types of investments requires the ability to identify and acquire real estate properties that are being sold at steep discounts. Many of these opportunities exist in multifamily and manufactured home communities that are suddenly being made available for well under the original asking price as owners struggle with increased debt and/or escalating fees. Some are even selling for as little as 60 percent of their original value (2019 highs vs today) . And while opportunities exist, being a successful investor requires a great deal of insight, information and investigation before a purchase is made.

The Contrarian RE Fund 1, LLC, actively researches and identifies distressed real estate assets and reviewing if they are viable options for the fund’s “Value-Add” business model. If they are, the team of experts make purchase decisions regarding the properties by investigating the level of enhancements and improvements that need to be made for each property.

The “Value-Add” business model has realized significant profits since it was first implemented in 2009. By purchasing properties with low rental rates and making substantial physical and operational enhancements that improve both the property and resident experience, the model has been proven to be able to consistently achieve higher rental rates and refinance initial capital investment.

Some of the key factors to consider when making the decision to join a fund that invests in distressed real estate includes:

Size of the Fund

Are you interested in investing in a massive fund, like the $30.4 billion fund structured by Blackstone, or a fund that is less than $50 million? The key differences between massive and smaller investment funds are (JIMMY, WHY WOULD A PERSON CHOOSE A SMALLER FUND? FOR EXAMPLE, DOES A SMALLER FUND PROVIDE A FASTER RETURN ON AN INVESTMENT? ARE THERE FEWER PENALTIES/RISKS? ETC)

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Personal Interaction

A smaller fund will provide you with the opportunity to interact on a personal level with the management team, whereas a larger fund won’t go beyond the standard paperwork to update you on your investment. You’ll also have the opportunity to meet members of the team (the craftspeople and contractors who are working on a real estate renovation that you’ve invested in, for example). It’s highly unlikely that the management team at Blackstone is sharing their cell phone numbers with investors in that fund.

Decision Making Process

As an outcome of the personal interaction with the management team of a small fund, you’ll have the opportunity to contribute to the decision making process. While the team for a smaller fund brings strong real estate market knowledge on a local level, they will also likely be willing to accept input and ideas from knowledgeable investors. Opportunities will present themselves that the management team may not be aware of, but that investors can bring to the table, for the good of everyone.

Intangibles

While the opportunity to invest in distressed real estate is intended to show a profitable return, there are some intangible outcomes as well. For example, renovating properties will help to improve neighborhoods and communities by eliminating blighted real estate. This type of contribution goes far beyond the initial investment, especially when investors are personally familiar with the property and can visit it and feel pride in what they’ve accomplished.

As more and more opportunities to invest in distressed properties present themselves, the time to act is now. If this seems like an appealing investment option to you, be sure to take the time to research what’s available and which type of fund is the best fit for you.

James King is the Founder of the Contrarian RE Fund 1, LLC, and along with his team of professionals has successfully owned and operated more than 2,000 units across the United States. He can be reached at KingCommunities.com ([email protected]) or 562-208-7649.

New Book: How to Profit from International Real Estate Investing

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‘…While some housing markets are crashing, others will likely be booming’

Cabo San Lucas, Mexico – After more than 25 years of investing in global real estate markets in seven countries on three continents, including Panama, Portugal, Mexico and Brazil, Ronan McMahon, founder of Real Estate Trend Alert, is sharing the best secrets for success that he’s learned by taking part in well over $2 billion in real estate transactions. Written for ordinary people looking to make extraordinary moves, the new book is titled Ronan McMahon’s Big Book of Profitable Real Estate Investing and is published by International Living Publishing Ltd., a division of International Living, the leading source for the world’s best places to live, travel and retire since 1979.

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Based on decades of real world experience and know-how, this book is a practical guide to help aspiring real estate investors – and anyone looking to strategically purchase a home overseas – to understand the why, where, and how of international real estate.

“With soaring inflation and sky-high prices right now, the secrets of successful real estate investing can help regular people around the world secure their financial freedom,” said McMahon from Cabo San Lucas, Mexico. “This book holds every useful method, and sometimes little known insights, to make serious money from real estate. In more than 25 years of investing, probably the biggest thing I’ve learned is that it’s surprisingly simple to become a successful real estate investor.”

The Irish property bubble that lasted from 2000-2007 was the original catalyst that compelled McMahon to look overseas for better opportunities. Along the way, he had some interesting adventures. In Brazil, he almost died in a dune buggy crash, and in Panama he flew over the Panama Canal in a billionaire’s helicopter, all in search of the world’s best real estate investments. It was by traveling the globe he discovered that, while some housing markets are crashing, others will likely be booming.

“When you look everywhere there is always a big opportunity somewhere,” said McMahon, who also posts regular insights and opportunities at Real Estate Trend Alert. “That goes not just for real estate investing, but for living as well. That’s why I split my time between Portugal, my home base, winter in sunny locales like Los Cabos and the Caribbean, and summer in Europe, with trips to my home country, Ireland. I never have to face any cold weather, which is just my preference. Lots of people no doubt prefer chilly weather, but we should all have a choice.”

Packed with the most up-to-date information, the book operates as a how-to guide for anybody thinking about buying real estate overseas and how they can afford it. Some of the topics McMahon opines on include:

  • The top real estate investment trends to consider.
  • Where buyers can make double-digit rental yields this year (or any year).
  • The what and how of crisis investing.
  • Real estate investing pitfalls to avoid.
  • Navigating overseas markets without getting burned.
  • How to fund your overseas investment.

The book is now available on Amazon and from Real Estate Trend Alert.

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About Real Estate Trend Alert

Real Estate Trend Alert is a real estate investment newsletter founded and written by Ronan McMahon. Since 2008, Ronan has helped thousands of Real Estate Trend Alert members benefit from real estate opportunities all-over the world.

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