Real estate is one of the very few investment vehicles where you can force appreciation of your asset. Additionally, there are a variety of ways to force appreciation in real estate which makes this investment class the most flexible to leverage for investors. One way to increase real estate property value is through a change in land use.
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Land use refers to the assigned zoning of a piece of land for a particular type of real estate. There are several types of land use that are typically used to classify a piece of land. The most commonly familiar type of land use is residential and commercial. Additional land use types include recreational, transport, and agricultural. Land use is subject to change with proper approval by the municipality that the land falls under. The most common laws associated with changing land-use types are zoning laws. Zoning laws involve the regulation of the use and development of the real estate.
The purpose of zoning is to divide a municipality into residential, commercial, and industrial. Zoning regulations may include the specific requirements as to the type of buildings allowed, location of utility lines, restrictions on accessory buildings, building setbacks from the streets along with other boundaries, size and height of buildings, and several rooms. Now that you are familiar with the basics of land use type and zoning, it is time to understand how to increase real estate property value through a change of land use.
Plottage
Plottage refers to the increase in value realized by combining adjacent parcels of land into one larger parcel. The process of combining the parcels is known as assemblage. What occurs often is the value of the whole parcel will be greater than the sum of the individual parcels. This is a great strategy when you have the opportunity to purchase the surrounding parcels of land.
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Conversion
This strategy refers to taking an existing building or land and converting the asset for another use. An example of this is taking an old commercial warehouse and converting it into a 100 unit residential apartment complex. Oftentimes, the best approach is finding underperforming commercial assets in growing markets and renovating it for better use that will provide long term cash flow and appreciation.
Zoning
Great for expanding population markets. This method requires taking zoned land such as agriculture and having it changed to residential or commercial. Think about the land that is in the path of progress. Do you live near a town or city that is expanding outwards towards agricultural land? You can spot the progress years in advance and buy up the land and change the land use for that land which ultimately will help boost its value as land becomes more scarce with the growth of expansion by the city.
Real estate has many angles that you can play. Changing the land use of land that you purchase is a fantastic strategy for those interested in taking advantage of appreciation. There are endless opportunities in several growing markets.
Joe Arias
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.
Learn live and in real-time with Realty411. Be sure to
register for our next virtual and in-person events. For all the details,
please visit Realty411Expo.com or our Eventbrite landing page, CLICK HERE.
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Investing in rental properties is a great opportunity to establish an alternative source of income outside your main career. If done well, you can even retire early and live off your rental income. The key to investing in income properties is establishing strong criteria and understanding what to look for that would qualify a property as the right investment for you. By understanding exactly what to look for in the beginning, you can establish a strong filter when researching properties and only allow the ones that align with your investing strategy.
It’s important to establish the type of criteria you have for yourself. How much cash flow are you looking for a per deal? Some people live in markets where $200 per door is a healthy cash flow and is desirable. Other more expensive markets produce an average of $500 to $800 a door. Depending on how much cash flow you are interested in earning from a deal, further narrows the type of properties you will be buying.
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What price range can you afford? If you live in a state like California, an investment property may cost you upwards of $700,000 compared to states like Kentucky where a property may only cost $50,000. Budget what is possible for you. Some investors may house hack and leverage 5% down while others are forced to put 25% down. If you live in a market and know the prices, understand what type of financing you have accessibility to and what you can afford.
Are there certain specifications about the home that you prefer? Some investors do not want to purchase a home that may be 50 or 100 years old while other investors only look for those types of homes. Maybe you look for a certain bedroom count or amount of bathrooms. Some investors look for spaces that additional bathrooms or bathrooms can be added so a basement would be very beneficial.
Research different neighborhoods. Especially if you live in a large metropolitan area or city. Sometimes investing in one street and not the other can make a huge difference in the purchase price and potential rental comps. Schools may play a role as well. It is better to invest in a part of town with a good school district. People are willing to pay more for their kids to go to a good school.
The job market is critical when looking at the rental market. Are there enough employers in the area? There are markets across the country where the main employer in town is one factory and if they go out of business, so does the whole town. You want to make sure there are a large number of employers and companies in the area that can sustain a healthy job market.
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Overall, many different factors go into looking for income property. Each investor should develop their own criteria based on their situation and needs. By taking the time to assess what is important to you, you can make better decisions when refining your filter for different income properties that you search for.
Joe Arias
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.
Learn live and in real-time with Realty411. Be sure to
register for our next virtual and in-person events. For all the details,
please visit Realty411Expo.com or our Eventbrite landing page, CLICK HERE.
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We live in interesting times these days with the unusual combination of all-time record highs for weather extremes, home prices, mortgage and overall consumer debt, and insurance costs.
Redfin reports that the combined total U.S. home value rose $3.1 trillion in value between August 2023 and August 2024. If these home appreciation trends continue onward at a similar pace, the US housing market may soon surpass $50 trillion in total value by sometime next year in 2025.
If you have a mortgage secured by your home, you are required to carry some form of basic homeowners insurance that’s sufficient enough to cover your ownership risks as well as your mortgage lender’s risks.
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Water is usually the #1 source of damage to homes across the nation each year. These horrific hurricanes, tornadoes, and massive fires across the nation are financially wiping out many homeowners, insurance companies, and government agencies.
These literally underwater homes from the horrific floods in many Southeastern regions are also causing many of these properties to lose value and become “underwater” figuratively where the mortgage debt far exceeds the current market value.
The Pool of Disaster-Relief Funds Dried Up
Let’s take a closer look at some of the news headlines shared this year about how financially insolvent insurance or government agencies are these days: FEMA (Federal Emergency Management Agency) has been technically insolvent or broke since earlier this year, as per FEMA themselves. The National Flood Insurance Program (NFIP) was described as being more than $20 billion in debt back in January 2024 at a panel hearing held by the U.S. Senate Banking, Housing and Urban Affairs Committee.
“The Small Business Administration’s (SBA) disaster assistance loan program is out of money after hurricanes Helene and Milton struck parts of the United States, the agency has announced.” –ZeroHedge
The Citizens Property Insurance Corporation is described as the “last” option for insurance within the state of Florida. However, Citizens was also described by many as being out of money before Hurricanes Helene and Milton reached the Florida shores.
“Citizens was created by the Florida Legislature in August 2002 as a not-for-profit, tax-exempt, government entity to provide property insurance to eligible Florida property owners unable to find insurance coverage in the private market.” – Citizens Property Insurance Corporation
Hurricane Helene and Milton might’ve caused more than $200 billion dollars’ worth of damage in Florida, North Carolina, and other nearby regions, according to The Real Deal.
Who will bail out FEMA first so that FEMA can bail out the National Flood Insurance Program, Citizens, SBA, and others?
Top 10 Largest Insurance Payouts
Will Hurricane Helene and/or Hurricane Milton break the all-time financial damage record set by Hurricane Katrina or at least reach the all-time Top 3? Please see the Top 10 financial damage list that I put together before in past articles and real estate courses.
Hurricane Ian, which hit Florida and other regions in late September 2022, has already caused more than $109 billion in overall damage claims in Florida alone. How will the insurance industry make it through another hurricane and fire season in Florida, California, Oregon, Washington, Idaho, Texas, Louisiana, and elsewhere?
Floods from horrific rain storms or hurricanes especially are generally the most common and costly natural disasters each year. Within the past 20 years, the 10 most financially damaging floods in the history of the National Flood Insurance Program (NFIP) happened while exceeding $50 billion dollars in costs. A whopping 75% of national flood insurance payouts have happened since 2002.
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The 10 largest payouts in the history of the National Flood Insurance Program on an adjusted inflation basis up through the second quarter of 2022 were as follows:
Upwards of 75% of flood insurance funds that were paid by the National Flood Insurance Program (NFIP) to property residents were located in just five states: Louisiana, Texas, Florida, New York, and New Jersey. After inflation adjustments, Louisiana was the highest-ranked state with NFIP payouts at $28.9 billion since 1978. The highest percentage of NFIP payouts to Louisiana residents were as a result of Hurricane Katrina. which totaled more than $22.1 billion dollars.
Paying High Premiums with Lower Chances of Coverage Benefits
It’s not uncommon for Florida residents to pay close to an average near $1,000 per month for homeowners insurance coverage. I’ve heard of property owners in the high-risk Florida Keys region who pay upwards of $100,000 per year for insurance coverage for homes valued near $2 million dollars.
It’s one thing to pay significant amounts for home insurance coverage protection benefits when you may later need it if a storm or fire damages your home. Yet, it’s even worse when the insurance carrier later denies any coverage protection.
For example, the lesser known Hurricane Debby that reached Florida as a Category 1 storm on August 5, 2024 caused significant damage to homeowners and businesses.
According to published data released by the Florida Office of Insurance Regulation, nearly 60% of all Hurricane Debby insurance claims cases were listed as “closed” just about one month after the storm hit. More than half of those insurance claim cases were listed as “closed without payment.”
As of September 6, 2024, the Florida Office of Insurance Regulation data showed that 19,973 insurance claims were filed after Hurricane Debby. The number of closed claims were listed as 11,090. Of these closed claims, 6,447 were listed as closed without any payments and 58% of those claims were completely denied, according to ABC Action News.
High-Rise Condominium Tower Risks
The implosion of the Champlain Towers in Surfside, Florida (Miami-Dade) back in 2021 was a catalyst to set off a chain reaction that is adversely affecting high-rise towers in Florida and even across the nation to this day.
As a result, a higher percentage of all-cash buyers who can self-insure like BlackRock, Vanguard (BlackRock’s largest shareholder), Blackstone (BlackRock spinoff), and others will likely acquire a higher percentage of these properties in the near future. Gee, what’s the common link here?
The legal outcome of the Champlain Towers collapse story was the SB 4-D legislation, which passed in 2022, that requires all owners of condominiums older than 30 years to hire outside engineering and/or architects to thoroughly inspect these properties no later than December 31, 2024.
These inspections will also be used to ensure that the usually financially insolvent HOAs have enough funds to cover the repairs or they must rapidly increase the monthly HOA payments that could be increased by several hundred or thousands of dollars per month.
Local, state, or federal agencies may have the power or legal right to fine or assess apartment building landlords or individual high-rise condominium owners with $100,000 to $300,000+ retrofit requirements per unit to modernize balconies, air conditioning and heating systems, appliances, windows, and other property features while insurance costs skyrocket.
Then, these older and more spacious affordable building units may be replaced with new smaller and more costly “smart” buildings that rent for $10 to $20+ per square foot (or up to $4,000/month for a 200 square foot unit) while closely following the newly restrictive high-density zoning laws.
If so, there will be an increasing number of motivated sellers who wish to avoid these new HOA assessments and “green living” requirements, especially if their own homeowners insurance company cancels their policies due to the perceived risks.
A homeowner with a mortgage who loses all access to insurance will then later have a mortgage default trigger and subsequent foreclosure filing, sadly.
Check Your Insurance Policies
No matter where you live, there are potential internal and external risks that can severely damage your home or rental property investments. Please call your insurance agent to discuss the best ways to minimize your risks and maximize your asset protection.
You may also consider speaking with local experienced home inspectors who can advise you how to best clear trees and shrubs near your home to reduce fire risks and how to protect against floods and mold risk.
For most Americans, the bulk of their net worth comes from the equity in their primary home. To best protect your wealth and to keep a roof over your head, please surround yourself with a knowledgeable team of inspectors and insurance, mortgage, and real estate agents who can help advise and protect you at the same time.
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.
Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411.com or our Eventbrite landing page, CLICK HERE.
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The Norris Group’s annual award-winning event, I Survived Real Estate, is once again coming to you LIVE! Our 17th annual black-tie gala that benefits Make-A-Wish will continue at the Nixon Presidential Library. Since 2008, together we’ve raised over $1,191,000 for charity!
In a year of lingering inflation, housing shortage, sticky high interest rates, national affordability challenges, a dangerous war and an uncertain upcoming election are just some of the headwinds we face as an industry and a nation. What will the FED do as the year finishes out? How big will the FED decision loom on this year and the expectation of a better 2025? Oh yeah, there is that little decision the country is going to make as this year looks like a big presidential election in terms of what the economy will look like for the next four years.
Our network will want to pay special attention to The Norris Group Radio Show and Podcast as we will be doing pre-event shows featuring local experts as well as national leaders. There’s a lot at stake in 2024 and beyond for real estate investors. I Survived Real Estate was created during a year in crisis and our mission continues to bring thought leaders together for a great cause while preparing our industry for the year ahead.
Our panel this year is a mix of new and old favorites. These are always some of the brightest minds in the real estate industry. Together they help us tackle topics we never thought we’d have to consider and how they might impact real estate.
The Panel
We are thrilled with this year’s lineup of experts:
• Mark Palim, Chief Economist of Fannie Mae (Incoming) • Selma Hepp, Author and Chief Economist of Core Logic • Marck de Lautour, CEO of SBD Housing Solutions and the Collective Genius • Bill Allen, Owner of 7 Figure Flipping and Fliphacking LIVE • Bruce Norris, Investor, Market Timing Expert and Educator, The Norris Group • Craig Evans, CEO of The Norris Group
Our benefiting charity this year will be Make-A-Wish of The Inland Empire and Orange County.
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A Realty411 Special Opportunity – Now you can access the best Property Leads on today’s market!
As one of Realty411’s trusted subscribers, you know that exclusive opportunities are the key to staying ahead in the market. That’s why we’re thrilled to present a limited-time offer tailored just for you, in partnership with our long time partner, U.S. Probate Leads!
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Up to 35% Off: Enjoy these premier leads at some of the most competitive prices ever offered.
20% Off: Just for being a Realty 411 member
Historical Data: Jumpstart your probate program with historical leads
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Motivated Sellers: Estate Heirs are looking for help
Limited Special Offer – Only for Realty411 Members
Realty411 members like you are part of an elite circle, the top 5% of investors who understand the value of exclusive data.
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As a real estate investor, especially a wholesale real estate investor, distress or abandoned properties are often the best homes to find under market value. Many of these homes, though, have owners who skipped town and are now just about impossible to find. Luckily, there’s a method for finding these homeowners called skip tracing. You can easily track down someone who has skipped town with no forwarding information through skip tracing as a real estate investor. Skip tracing will allow you to find the homeowner and move forward with a deal to purchase the property you’re after.
Quite a lot goes into skip tracing that you wouldn’t normally expect from real estate investors. You may have to do a little bit of digging to find the homeowner of the property you are looking to buy. Luckily there are tons of tools you can use to find someone who left absolutely zero breadcrumbs. Not only can you utilize search engines, but tons of websites have databases you can look through to find your person.
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What is Skip Tracing?
Essentially, skip tracing is the process of finding someone who has skipped town with little to no warning. They did not tell anyone where they were going and left no information on how to reach them. Despite this person leaving no trail, skip tracing is the process of searching for them or their contact information. To do this, one might hire a professional skip tracer or use their own savvy to try and locate them. There are quite a few tricks you can do on your own to find out where a person has gone even though they have not left any information. Many people utilize Google, social media, the post office, and other assets to find someone. This is considered skip tracing.
What are Skip Tracers?
There are professionals who are often private investigators, and they specialize in helping you find the owners of the properties who are incredibly hard to find. Many real estate investors hire the help of skip tracers to find the owners of properties they are interested in buying. These skip tracers typically start looking for a person by looking through public resources like utility bills, job applications, credit reports, DMV records, public property records, loan applications, background checks, and court records. They also carry out in-depth searches through multiple online databases that contain information not available to the public.
Although skip tracing costs money, it can be a huge benefit to any new or experienced real estate investor. Not many other real estate investors take the time or spend the money to hire skip tracers to find abandoned property owners. So, if there is a property owner who is extremely hard to find, you’re likely going to get to them first and have a better shot at buying the property. With competition for standard properties being high, using the method of skip tracing to beat competitors to vacant properties can be a massive advantage as you look to increase your portfolio and really start growing your wealth.
Why Do Investors Use Skip Tracing for Real Estate
As previously mentioned, abandoned homes can be really great for investors. The two investors who likely have the most interest in these homes are real estate wholesalers and real estate flippers. A wholesaler will offer the homebuyer an agreed-upon amount for the home, then they will find an interested buyer, likely another real estate investor, and connect the two. They will then make a profit based on a percentage of the final sale. While wholesalers are always on the lookout for houses that are under market value, it can be hard to get them against so much competition. When someone disappears and is hard to find, they significantly cut down the competition. Now, all the wholesaler has to do is find the homeowner and convince them to sell, and they have a profitable venture. Similarly, flippers are looking to buy homes like these because they have great potential to be repaired and sold for a large profit margin. Since all of the real estate flippers are after the same homes, finding properties like these can actually be a big break for some investors.
Is Skip Tracing Legal?
If you go through a professional skip tracer, the process is legal. Most states require skip tracers to be employed as independent private investigators who have a license with skip tracing certification options. States also have laws that dictate how you can use the information you got from skip tracing, which your skip tracer should expand upon based on your state. Make sure to only ever use a skip tracer who operates under all rules and regulations.
How to Use Skip Tracing for Real Estate
Skip tracing can actually be a very easy yet effective strategy to find property owners who have properties that are under market value. Essentially, you want to be able to find an alternate address for vacant property owners who are hard to find. From there, you’ll be able to contact them and see if they are willing to make a deal with you. Most people who have abandoned their properties are willing to accept fairly reasonable offers.
The hard part is that these property owners rarely leave details behind of their new address and contact information, so it’s almost impossible to find them once they’ve left. That’s why so many real estate investors either try their own hand in skip tracing or hire a professional.
One trick that many real estate investors try is using the United States Postal Service to get the property owner’s new address. What you do not want to do is walk into the post office and ask for their information. The post office is not obligated to provide you with their forwarding address. They are only allowed to give that information to law enforcement, licensed private investigators, or any other entity under court orders. So how do you get around this? All you have to do is send a letter addressed to the property owner at the address you wish to buy. Mail them a letter and on it, write “Do Not Forward – Return Service Requested.” Now that you wrote this, the post office will not be able to forward your letter to their new address and will have to return it to you. If they set up mail forwarding, you’re in luck! The letter will come back with a sticker on it detailing their new address. If it comes back with no address, that’s when you will have to look into skip tracing to find them.
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What to Try Before Hiring a Skip Tracer
If the post office trick didn’t work, your next step should be to use all of your resources before hiring and paying for a skip tracing service. Depending on what you need from the person, you may be able to do your own version of skip tracing and get what you need. For just an address or phone number, the internet may be your best tool.
Often information about someone can be found through a Google search, social media, or through the county assessor’s database. Many people even have their phone numbers linked to their Facebook profile without even knowing it. If they are the owner of a page or group, go into the info section and see if it has a contact email or phone number. Using social media, you may be able to look through their photos or connections’ photos and find out their new location. From there, do a Google search for their name and location and see if you can get an address or phone number. You may even be able to find them through a people search or a phone directory.
The following are a list of sites you can try to track down the property owner:
FindPeopleSearch.com
Pipl.com
TruePeopleSearch.com
PeopleSmart.com
PeekYou.com
YellowPages.com
AnyWho.com
TLO
Spokeo
Accurint
If you call a number and it’s not them, see if they have any connection to the person you’re looking for. You never know; sometimes, a dead end is just a redirection.
Hiring Skip Tracing for Real Estate Investments
Once you have exhausted your search to find the new address or phone number of the property owner on your own, you will have to look into skip tracing services.
Luckily there are plenty of skip tracing services to choose from. Speak with some of your real estate connections and see if anyone has had a good experience with a specific skip tracer. If you are unable to find a referral, do your own research. Read the reviews and make sure they look legitimate. Do not, no matter the price, hire a skip tracer who does not act ethically. It doesn’t matter how great the potential property investment is. It’s not worth breaking the law or involving yourself in sketchy practices.
Generally, skip tracing is not a very expensive service. Using a licensed investigator with skip tracing certification will only cost you around $25 per hour for their services. You could hire an unlicensed skip tracer for around $18 per hour, but it’s not worth the risk over such a small price difference.
What to Do If You Don’t Find the Owner
If you’ve exhausted all of your resources and you cannot find the owner of the property that you want to buy, just put this effort on pause. Move on to other projects and start looking for other properties that you find to be good investments. Add this property and any evidence you found into a spreadsheet where you can keep all skip tracing leads. After a few months, revisit your sheet and do a quick search on a few of the tools provided in this article. While there may not have been any information on the homeowner a few months ago, they may have down something to now appear in a search. Continue to do this every few months until either the property is sold, too run down, or you’ve moved on to different business ventures.
Summary
Skip tracing real estate is not for everyone. If you are a real estate investor looking to get into property management, you likely do not need to waste your time tracking down owners of abandoned homes. On the other hand, if you are someone who is just starting out in real estate, this might be a good thing to try. It could get you a step ahead of your competition, and you may be able to strike a really good deal with the homeowner, as they will likely be motivated to buy. If you are in the business of wholesaling or flipping homes, skip tracing is also something you may want to consider for your business. While it’s a lot more effort than other methods, it has a potentially great payoff if you succeed.
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.
Learn live and in real-time with Realty411. Be sure to
register for our next virtual and in-person events. For all the details,
please visit Realty411Expo.com or our Eventbrite landing page, CLICK HERE.
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A Realty411 Special Opportunity – Now you can access the best Property Leads on today’s market!
Dear Investor,
As one of Realty411’s trusted subscribers, you know that exclusive opportunities are the key to staying ahead in the market. That’s why we’re thrilled to present a limited-time offer tailored just for you, in partnership with our long time partner, U.S. Probate Leads!
Why Inherited/Probate Property Leads? Ask any serious investor, and they’ll tell you that some of their most profitable ventures have come from the inherited/probate property niche. Since folks first began buying and selling residential properties, inherited/probate properties have been recognized as the premier investment source for these properties.
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These are preowned properties that are being passed down to the next generation and are often available at a fraction of new housing prices. With new investor properties becoming more and more scarce, these leads have become a sought-after commodity.
Add a New Revenue Source Today
Up to 35% Off: Enjoy these premier leads at some of the most competitive prices ever offered.
20% Off: Just for being a Realty411 member.
Monthly Recurring Leads: Consistent access to high-quality estate opportunities.
Motivated Sellers: Estate Executors and Heirs are looking for help.
Historical Data: As Low as $.75/rcd – Jumpstart your probate program with valuable historical information.
Limited Special Offer – Only for Realty411 Members
Realty411 members like you are part of an elite circle, the top 5% of investors who understand the value of exclusive data. Our two decades long partnership with U.S. Probate Leads means you can get access to high-quality, highly curated inherited/probate property leads every month.
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I know Leon and his team have dedicated their time and energy to developing tools and systems that are proven to guide you on a successful path to real estate investing.
Don’t miss this opportunity to get potentially life-changing insights from one of the top real estate information providers I know.
Linda @ Realty411 Team
P.S. Whether you’re brand-new to the real estate game or you’ve already invested before… this Program is for you. The leads you’ll receive can help you level up faster and drive more success than you might be able to achieve on your own.
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Are you interested in Flipping Houses? If so, join us for our new online educational webinar.
Learn the ABC’s of Flipping Houses in California with expert real estate investor, Alton Jones, founder of Rehabs2Riches.
Discover the ins and outs of flipping properties in the Golden State. Whether you’re a beginner or a seasoned pro, this VIRTUAL event is packed with valuable tips and strategies to succeed in rehabbing.
Not based in California? Don’t worry, the educators have rehabbed properties throughout the nation!The information shared on this educational webinar can be applied to real estate transactions across the country.
Don’t delay and register for this online event — make the commitment to invest time to expand your knowledge about rehabbing properties.
Get ready to elevate your game and turn Rehabs into Riches! Don’t miss out on this opportunity to level up your real estate game from the comfort of your own home. Learn how to turn rundown, ugly properties into profitable investments.
Please register and a Zoom link will be sent to you via email.
5th Annual Los Angeles Real Estate GRAND Expo
We are excited to announce our 5th Annual Los Angeles Real Estate GRAND Expo. The GRAND Expo returns on Saturday, October 26, 2024, 9:00 am to 6:00 pm. We’re taking over the entire Iman Cultural Center for the day.
Last year, the GRAND Expo was the largest real estate event in Southern California! We had over 800 investors, 64 vendors, and 12 national speakers. This year will be even LARGER! An entire day celebrating real estate investing and you can be involved. Best of all, the GRAND Expo will be FREE to attend.
In fact, we have sophisticated investors flying in from throughout the nation, and even internationally, for this special day. Our venue is transformed into a creative indoor/outdoor space with plenty of networking areas, food trucks, plus a coffee station.
SPEAKERS. There will be national guest speakers (in three breakout rooms). Here is a partial list of speakers:
1. Jonah Dew – “Learn to Multiply Your Money” 2. Eddie Speed – “Buying Discounted notes” 3. Steve Matley – “Syndication Know How” 4. Joe Arias – “How to Get Started Investing” 5. Christopher Meza – “Developing Raw Land” 6. Tony Watson – “Tax Advantages for R.E. Investors” 7. Lauren Wells – “Passive Income Strategies” 8. Marco Kozlowski – “How to Buy Lots and Lots of Houses” 9. Amanda Brown – “Invest in Commercial Real Estate” 10. Ken Letourneau – “Strategies from a Tax Sales Master” 11. Arturo Olivas – “Learn How to Create More Deals” 12. Steve Matley – “Do More Deals Bringing Partners Together” 13. Tim Emery & Jim Edenfield – “Top Secrets to Out-Of-State Investing” 14. Rick Sharga (Keynote) – Renowned Real Estate Economist
INVESTMENT EDUCATION. Just think of it! An all-day in-depth educational extravaganza celebrating real estate investing. Most importantly, this will NOT be a sales pitch. Each of the speakers have contractually agreed to educate and teach us successful real estate investing strategies. So regardless of whether you are a new investor, already own properties, or are very experienced, our GRAND Expo is for you.
COMPLIMENTARY PRIVATE CONSULTATIONS. As a special unique feature of our Grand Expo, you can sign-up for private half-hour consultations with your favorite guest speakers. Registration will occur Saturday morning, starting promptly at 8:00 am. First come – first serve. So come early and schedule your private consultations. A once-in-a-lifetime opportunity to get advice from national real estate experts.
VENDOR EXPO: Don’t miss our “Vendor Expo,” which will occur throughout the day in the North Hall. We’ll have 70+ vendors where you can “meet and greet” real estate professionals with services and products that you’ll want to utilize in your real estate investing. (If you have a product or service that would be valuable to real estate investors and would like to be a vendor, please contact us directly.)
FOOD TRUCKS. What would a Grand Expo be without food trucks? A day full of workshops, vendors, networking, and real estate investments demands sustenance, and we’ve got you covered. We’ll have 3-4 international food trucks in our central courtyard, plus a coffee wagon.
DATE: Saturday, October 26, 2024, 9:00 am to 6:00 pm.
LOCATION: Iman Cultural Center, 3376 Motor Avenue (between Palms and National), Los Angeles, 90034.
FREE PARKING: Street parking (free and metered). There are also two FREE parking structures just two blocks away. The first structure is at the northeast corner of Motor and Palms. The second structure is at the northeast corner of Motor and National. Valet parking ($15) is also available.
FREE ADMISSION: Admission to our Grand Expo is COMPLIMENTARY, but reservations are required.
PRODUCERS. The Grand Expo is joint presentation of the Los Angeles County Real Estate Investors Association, Sam’s Real Estate Club, Realty411.com, Women’s Real Estate Network (“WREN”), REI Wealth, and Greater LA-REIA.
Since 2007, Realty411.com has assisted top companies expand their visibility and grow their business. Contact us for a complimentary marketing session. Investors, do you have questions about real estate investing? Are you looking for a turnkey rental? Need a solid REI referral? Book a meeting with a Realty411 team member: CLICK HERE.
Licensed Agent in California DRE #01355569 The REAL Brokerage DRE #02022092
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By William Moore, AIA President, Portmanteau Partners, LLC
Workforce is a powerful word and something that companies and entire industries depend upon for their success and survival. Without a happy and highly functioning workforce, businesses would fail, and entire communities would collapse.
Because housing has become exponentially expensive, with no relief on the horizon, employers are increasingly searching for ways to leverage the power of their businesses to create housing at a rate that is attainable to their respective workforces. Increasingly, it’s critical for competitive companies and industry leaders to do all they can to provide their workforces with outstanding working conditions, including, a comfortable and affordable way of life.
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Nothing speaks more to a person’s contentment than having a place to call home. A relaxing and secure place to live is the foundation of anyone’s wellbeing. Companies that are attentive to this need and able and willing to provide conveniently located housing to their workers, will undoubtedly build a more efficient workforce leading to business stability, greater profits and a competitive edge.
Here are some of the important and sometimes mandatory considerations when it comes to designing and building quality workforce housing:
Design
It’s important to have an idea about what specific ‘work force’ the project will be serving. In the case of a corporate client, there is usually very specific information detailing the type of personnel they need to serve, as well as their income levels, familial status, lifestyles and personal needs.
For example, a multi-family project serving ski resort workers may be designed for a predominately twenty to forty-year-old, single-household demographic, whereas an agricultural or manufacturing facility may have more families with children. This demographic also determines the optimal site selection as it relates to recreation, religious centers, day-care, schools and other personal needs and conveniences.
Additionally, the target demographic would determine the unit mix of the project. For example, the family group would require more two and three-bedroom units whereas younger singles would be content with studios and one-bedroom units. The developer and partners also generally plan to hold the project for a longer period of time with operating expenses that may or may not be shouldered by the residents. This sets up a design challenge that is often different that traditional multi-family apartments projects where materials, equipment and energy-use decisions take on a heightened meaning.
Sensitivity and thoughtfulness around the community design is essential for the success of the project, as well. The recommendation is that the communities live on their own, with onsite or nearby amenities, design variation and aesthetic appeal. Commercial identity and branding associated with the company sponsor is eliminated, to avoid any feel of the historical, ‘company town’. The community as an autonomous, desirable ‘place’ supports the real estate value, and longevity of the project.
Municipal and Commercial Participation
The developer has a different primary stakeholder in this equation compared to traditional multi-family projects, providing a unique and incredible financial opportunity. Whether a municipal or industrial ‘partner’, the values of this new stakeholder are complementary to the Developer and are a welcome addition to the project equation. This new stakeholder also has a longer view of the outcome, desiring utility and service for decades, post-completion. A typical speculative project, in contrast, is required to meet a one-dimensional pro-forma with the singular goal of serving the highest-paying resident and doing so as efficiently as possible (i.e. as low as possible up-front cost). Both the developer and the equity investor of the typical spec’ multi-family project are often seeking to retire their position as quickly as possible.
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With the workforce project, often the industrial partner desires to control the project for as long as possible, gaining confidence in the knowledge of the quantity and status of housing it will have available, as the business needs grow.
What is compelling is that the demand side of the equation is also a participant in the financing component. The end user and their long-term goals are part of the industrial partner’s business model. Numerous avenues exist for these municipal and industrial partners to participate, and earn a favorable return on their investment, including:
1. Providing equity or lower-interest mezzanine loans, 2. Bringing some or all of the demand via various avenues, such as
a. Providing a rent credit to the employee for the subject property. b. Directing employees to the project leasing agent. c. Providing a rent guaranty to the Developer to assist in achieving favorable financing terms, in turn, lowering costs.
By supporting the financing of the project, employers generate a monetary (cash-on-cash) as well as a long-term growth return on their investment. Industrial and municipal investors gain the following:
1. Control of available housing for their employees. 2. Certainty of the quantity and types (for sale, for-rent) and program i.e.2-bedroom, 3-bedroom units, etc. 3. Certainty of the cost of housing at present and into the future. 4. Monetary return on the investment through cash-flows and/or at disposition.
Many decisions about workforce housing will depend on site selection, unit mix, rental and sales rates.
As an Investment
The investor who would realize the highest value in workforce housing is a company or municipality that will derive an economic benefit from a happy, stable and secure workforce. The investment will boost the company or municipality value, while simultaneously creating a measurable economic return on the monetary investment over time.
As suggested above, workforce housing is a longer-term investment and generally not designed for an immediate exit, although in certain environments (physical and monetary), it could be possible to sell the asset or position after stabilization.
Additional Considerations
It should be noted that large employers have some leverage with municipalities and can assist in securing things such as development impact fee reductions or offsets, utility connection cost reductions, and assistance with infrastructure engineering and costs.
Developers can operate a single, or multiple employers’ projects in a fund across several markets they may be operating in, creating a larger entity to create even further cost reductions in financing, administration, and execution costs. This format also renders the asset pool to be more stable and flexible as market performance fluctuates over time.
A content workforce is good for any company’s bottom line and few things contribute to this more than providing a happy place to call home.
William Moore, AIA, is President of Portmanteau Partners (www.portmanteaupartners.com), a firm specializing in the design and development of workforce housing. The firm is currently working on the $40 million workforce housing project for meatpacking giant Cargill, Inc. in Fort Morgan, Colorado.
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Weston Urban’s 300 Main is one of several projects bringing new energy to the Center City
Submitted by Paul Suter
Downtown San Antonio is achieving new heights with the opening of the city’s tallest residential tower, 300 Main ( https://live300main.com/). At 32-stories, the high-rise was developed by Weston Urban and is a dramatic new addition to the San Antonio skyline with sweeping views of the metro area. The opening of the tower is being celebrated by its first residents who began moving in at the end of August. The property is now also available for tours to people who are interested in seeing the building and learning more about leasing options.
Located at the corner of North Main Avenue and East Travis Street, 300 Main was intentionally designed to reflect the rich history and culture of San Antonio, with a strong focus on local artwork and thoughtfully curated interiors. Some of the outstanding features include a Sky Lounge on the 25th-floor with unobstructed views of San Antonio, custom artistic creations by local artists including Oscar Alvarado and Lionel Sosa, a 7th floor indoor and outdoor amenity space with media and game lounges, a guest suite, and an entertainment kitchen.
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Beyond the outstanding architecture, construction and design, 300 Main will also provide residents with exceptional amenities and services. For example, residents of 300 Main will enjoy 40,000 square feet of amenity spaces that will include coworking lounges with private study pods and conference rooms, where they can work comfortably and remotely in a professional setting. The fitness center, both indoors and outdoors, is fully equipped with Pelotons, Stairmasters, a dedicated yoga room, a BeaverFit Shred Shed, and more.
When they’re not busy at work or focusing on their physical fitness, a 7th floor pool deck with lounging areas, private cabanas, lawn games, and an entertainment kitchen, will provide residents with a great place to relax and socialize.
300 Main is the latest Weston Urban project to contribute to the density and diversity of downtown. The development, leasing and lending real estate firm has helped to create and define the San Antonio skyline through both thoughtful historic redevelopment and strategic ground-up construction. Some of the company’s other downtown projects include Frost Tower, Legacy Park, and the Rand and Milam buildings
“Our mission has always been to help build the city our kids want to call home and 300 Main and the other projects we’re celebrating today are important steps in that effort,” said Randy Smith, co- founder and CEO of Weston Urban. “It’s very exciting to welcome our first residents to 300 Main. Downtown is alive with activity and rich history, but a high-rise living experience in our city’s beautiful core is something our community has waited 300 years for. Now there is an option to live in a beautiful home and be able to walk to work, groceries, great restaurants, wonderful parks, and enjoy a truly vibrant urban lifestyle.”
The general contractor for 300 Main is Rogers-O’Brien Construction with the design provided by Page. Bridge Investment Group and Bank OZK provided financing for the project.
ABOUT WESTON URBAN
Weston Urban began as an effort to attract and retain San Antonio’s new generation of talent. Since its founding in 2012, it has broadened its mission to encompass reviving the city’s center. By collaborating with partners and strategically leveraging resources, Weston Urban works to create downtown spaces where serendipity is possible. Weston Urban focuses on three primary services: Development, Leasing, and Lending. To learn more, visit https://westonurban.com/.
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Project Details 300 Main • Developer: Weston Urban • Address: 300 North Main Ave., San Antonio, TX 78205 • 32-story residential tower • 354-unit Class AA multifamily development • 327,194 square feet net residential rental area • Average unit is 924 square feet • Six-level parking garage with approximately 457 spaces • 6,275 square feet of retail space • Contractor: Rogers-O’Brien Construction • Design: Page • Financing: Bridge Investment Group and Bank OZK
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