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Realty411 N ow is the best time in U.S. I recommend going by the property or history to take advantage of properties you plan on purchasing during published for investors by investors the bank-owned property the day on a weekday and again at night real estate market, get some or on the weekends to really get a feel for FOUNDER & EDITOR Linda Pliagas great built-in equity, cash the neighborhood. In addition, the tenants realty411guide@msn.com flow and, most importantly, build long- you are going to rent to in these bad EDITORIAL STAFF term wealth. However, most investors do neighborhoods are going to miss Carla Fischer not do the right due diligence when payments more, cause more damages to Lori Peebles purchasing properties or even know how your units, and have a higher likelihood PHOTO EDITOR to for that matter. So, how does an investor of moving out in the middle of the night John DeCindis do the right due diligence? Do you need and having their friends steal your water COLUMNISTS to be an attorney, CPA or other financial heater, AC unit and all of the copper Dave Lindahl professional? Well it helps, but it is not piping. What do you do if you have Charles Salisbury necessary. If you do not feel you are already purchased in one of these ADVERTISING How to Do Your Kelly Global Marketing 310.439.1145 jonkellyrep@ca.rr.com Melissa Stepan 818.974.4404 DUE DILIGENCE StepanMarketing@sbcglobal.net EVENT & EXPO MARKETING Lawrence Ruano GRAPHIC DESIGN Susan Crowell Lori Hampton A Step-by-Step Guide by Mathew Owens, CPA & Investor UNIVERSITY INTERN Kimberly Valenzuela, CSULB CALIFORNIA DISTRIBUTION experienced enough to do your homework neighborhoods unknowingly? One way Professional Distribution Solutions the right way, hire someone who is. The to go is to get a section 8 tenant. They are 1.877.418.6500 extra cost of hiring a professional now will required to take better care of your unit NATIONAL DISTRIBUTION save you major headaches and possible and you get guaranteed rents. Another KJ Banks: 805.377.6328 losses down the road. OK, so your saying: way to go is to sell as fast as possible and DIRECT BROKERAGE DISTRIBUTION What if I want to do it myself because I even possibly take a loss on it to get out CBS Advertising Distributors do not trust even the most seasoned of the property. Its better than losing 310.390.5744 professional with my money? Well get money over your mortgage payment PUBLISHED & DESIGNED BY prepared because I am about to take you month after month because of the Manifest Media Partners through a step-by-step guide to do the extensive vacancies, bad debt and repairs! Our Mission is to Educate, Motivate & Inspire Phone: 310.499.9545 right due diligence on every property Email: info@realty411Guide.com purchase. MARKET VALUE ANALYSIS Realty411 is published in Los Angeles, Calif., by Mani- Let me start off by saying one really fest Media Partners. Publishers are not responsible for NEIGHBORHOOD ANALYSIS important factor you need to consider unsolicited manuscripts, photographs and/or other ma- One of the biggest mistakes you can make when buying property today: You are in a terials. © Copyright 2009 by Realty411. All Rights Re- when purchasing property is buying in a served. Reproduction without permission is strictly pro- declining market! What does this mean? hibited. Realty411 strives to achieve journalistic integ- bad neighborhood. What is a bad area? It means you need to pay very close rity; however, the opinions expressed by our colum- When you are walking through the attention to what the market value of the nists are not endorsed by the publishers or editorial neighborhoods look for crack heads, 30" staff. Real estate investing can be risky. Before invest- property is TODAY. Not three years ago. ing in real estate, please seek the advisement of a rims up and down the street, un-kept Many wholesalers, sellers and real estate trusted financial advisor, attorney or tax consultant. houses and major foot traffic. These agents will try to sell you on the highest PRINTED IN THE USA. GOD BLESS AMERICA. would all be pretty good signs you may appraised value ever received for that Connect With Our Editor Online: not want to buy there. Many investors property. However, you should be buying just starting out (including myself) have property based on what the current made the mistake of buying in the wrong financeable value is IF you plan to sell or neighborhoods and trusted the seller when refinance. If you are buying a property they say that its a quite family-owned with cash and holding for long-term cash neighborhood only to find out that during flow, it is less important if the property the day the place looks great, but at night Continued on next page > its an entire different ball game. www.realty411guide.com Vol 2 Issue 4 2009 | 5

has the right comparables for financing, estate agents and asset managers. We also thought you were getting was not what but it still is a signification of the current take it one step further and get an appraisal you expected at year end. Many sellers value of the property. Good wholesalers on every property before we close escrow rely on this downright lie to trick less and real estate professionals know how as well as pull the property tax assessors educated or experienced investors into to find properties with these requirements tax appraisal as a secondary check-on thinking their return on investment is and many times you as the investor do not value. As a side note, there are many higher. know the difference or will never check. properties that are un-financeable and In addition to the cash flow calculation, In order to get a property financed in look like they have great cash flow on you always want to take into consideration todays lending market, banks require paper. However, when you get down to it the tax benefits which can easily increase appraisers to use three comparable the vacancies, repairs and bad debts make your cash flow return on your money with property sales within the last six months your cash flow significantly under extra tax breaks. You can even get really and within one mile. Banks can differ on expectation if not non-existent. All of creative and do a cost segregation analysis these requirements and personally if a these factors need to be considered when or build green for extra tax breaks, which property does not have a minimum of six looking at the market value of your is a great way to inch up that return a little comparables within three months, I would property and which investments to chose on each investment. Also when you are not buy it if I am going to sell or refinance. from. computing your return on investment If it takes three months to purchase, there are a couple of different factors to renovate and sell the property (sometimes CASH FLOW & RENTAL ANALYSIS consider. First, you have your return due it can take a month just to close escrow) First things first: How do you compute to the cash flow, which is basically your then you want to still be able to use the cash flow? Most sellers will tell you, rent NET rent after all expenses and the comparables you pulled when you sell. minus property management, property mortgage payment if you have one. Next Keep in mind there are many professional taxes and insurance equals cash flow. You you have your tax breaks. Then you have real estate investors that wholesale as an investor need to watch out. Do not your principal reduction on the loan every properties, but do not assume you will be be fooled. Always, always, always include year and lastly you have the built in equity able to find a buyer before you have to a monthly vacancy allowance and monthly when you purchase the property. All of close escrow. You should have the funds repairs allowance when doing your cash these items should be considered when ready to close escrow if need be. You flow analysis. If you do not include these you are looking at your return on definitely do not want the reputation of items on a monthly basis you are going to investment and total increase in not closing your deals with the local real find that the return on your money you Continued on pg. 13

I n the perplexing gious financial institutions including Wells Fargo Bank and world of residential AmSouth. Green also served as an investment banker working investments, two closely on retirement ac- Ryan Hinricher, Chief Marketing Officer Memphis-based counts at Fidelity Invest- entrepreneurs, Ryan Hin- ments prior to embarking richer and Stephen Green, on the launch of earlier decided to lead the pack start-up companies includ- and offer a concierge ap- ing Green Financial. He proach as investment then started renovating home advisors. This homes for out-of-state in- white glove advisor role vestors looking to own in concept is unique and the Memphis area. Hinricher and Green agree While its headquarters that its the future of in- Stephen Green, President are in Memphis, Investor vestment realty. Nation also has satellite of- This year, these two ambitious executives launched Investor fices strategically located Nation, focused on providing investors with a turn-key solution in Orlando, Florida, and by allowing them to build a diversified investment home port- Portland, Oregon, where White-Glove Approach Positions Investor Nation Ahead of the Pack by Carla Fischer and Marie Domingo folio in the best real estate markets in America. In doing so, each many of their investors live. The company currently employs investor learns how to make savvy decisions when purchasing, ten people. renovating and renting investment property. The companys ob- Hinricher and Green believe that Investor Nations unique jectives are to help the investor maximize the benefits of real white glove concept is the future of investment realty. Weve estate investing by offering tailored investment strategies to meet taken the approach of radical transparency, meaning we offer each investors individual an incredible amount of due Investor Nation offers out-of-state investors choice properties. goals. diligence, from inspections, To date, Hinricher and appraisals and renovation Green have sold more than bids, said Hinricher. We 400 properties in the last make this process seamless 36 months. As Investor and easily accessible to all Nation launched, its focus of our investors from our was on Memphis, but the website. company has since ex- Hinricher explains that panded to Charlotte, North once the investor purchases Carolina, and Atlanta, a home, the company offers Georgia, and future re- pre-screened licensed third- gions will be added. party general contractors Prior to forming Inves- and management companies tor Nation with Green, as resources to collaborate Hinricher held senior man- with the investor, making agement posts at presti- Continued on next page > www.realty411guide.com Vol 2 Issue 4 2009 | 7

the process pain-free. time. Well guide you the whole Both Hinricher and Green way. Before you even purchase own investment homes and the home, you will know what spent years establishing solid needs to be done, how much it resources and consider clients will cost, how you will finance access to their contacts from the renovations, and who will their personal Rolodexes is part perform them for you. of the white glove service. Our key focus is working Our team becomes your se- for investors who are seeking senior advisor to help guide the cure assets to diversify their en- investor, locate and screen tire investment portfolio and buy property as well as help com- two to three investment homes to plete the transaction, Green Jim Williams, Charlotte Branch Manager supplement their 401(K) and said. Its an ideal solution for other retirement vehicles, anyone currently interested or already involved with investments explained Green. and who needs a senior advisor to handle time-consuming but Hinricher and Green plan to change the world of real estate as deadline-oriented projects. theyre doing their share to revitalize the economy. The invest- Investor Na- ment homes we purchase are primarily distressed and foreclosed, tion identifies so we are revitalizing those homes at a rapid pace and delivering and introduces a positive impact to local neighborhoods and the economy on a investors to l a r g e r third-party scale, finance lender Hinricher specialists said. The who are famil- houses we iar with the in- target are vestor homes usually in the desig- three-bed- nated area. room, two- Tailored programs for investors, who perhaps dont always bath homes qualify within the normal Fannie Mae guidelines, are also of- built after fered as an alternative method of financing. 1978. Terrance Hill, Marketing Stephen and I focus primarily on cash flow, based on how Investor well the economy is doing, said Hinricher. Our services are Nation purchases vacant and distressed properties in all the com- perfect for someone seeking an investment property for the first munities it serves. Investors eventually restore the properties to some of the best homes in these neighborhoods. This attracts new tenants and posi- Facts about Investor Nation tively impacts the value of the area. While Investor Nation realizes that the revitalization of homes benefits neigh- Established to deliver to each in- gies to meet each investors indi- vestor a turn-key solution, Investor vidual goals. Ryan Hinricher and borhoods, members of the company go a Nation empowers its clients to Stephen Green have sold more step further by donating time and money build a diversified investment home than 400 properties in the last 36 to local organizations such as Habitat for portfolio in the best real estate mar- months. As Investor Nation Humanity. kets in America. In doing so, each launched, its focus was on Mem- We dont see ourselves as a sales investor learns how to make savvy phis, but it has since expanded to organization, we see ourselves as a ser- decisions when purchasing, reno- Charlotte, N.C., and Atlanta, Ga., vice organization serving both the com- vating and renting investment prop- and other regions will be added erty. soon. While its headquarters are munities and investors, Hinricher said. The companys objective is to in Memphis, Investor Nation also help the investor maximize the ben- has a satellite office strategically For more information or to learn more efits of real estate investing by of- located in Portland, Ore., where about investing with Investor Nation, fering tailored investment strate- many of their investors reside. please visit: www.InvestorNation.com

Private Money: The Biggest Power Tool An Investor Can Have by Dave Lindahl T hese days, most real estate great rate of return. Stop and think of the delighted with an eight percent return and investors are sitting on the kind of negotiating power youll have plenty of collateral. That would certainly sidelines. The daily media when you find a deal and know that you be a far better deal than theyre getting in drumbeat scares them into can get financing for it. You can drive a other investments. inaction. If theyre not hearing about very hard bargain when, in effect, youre Where do you find these private higher unemployment, theyre told how the only exit with a gas station for the next lenders? Theyre all around you. Kate, many more banks failed and how much 100 miles for a seller who needs to get one of my students, discovered from me more housing prices have plunged. out of a property. how to do a quick, informal pitch to just Id have to say its one of the best times You can ethically drive a very hard about everyone she meets. Not pushy, but to be an investor. You read that right: The bargain with sellers because you need to just matter-of-fact style. Her car mechanic biggest profits are made when everyone buy the property at an excellent price in had money to lend her! With all the else is running for the door. Competition order to get financing. After all, your potholes in New England where Kate is much lower and so are prices. Investors private lenders have two key lives, its no wonder that mechanics a rich who are smart right now will be extremely requirements: guy. rich in just a few short years. Key #1: Private lenders want a high Another great source for private money I know what youre thinking: Yeah, likelihood that theyll get their money is true self-directed IRAs. Warning: sure. And how am I supposed to finance back. When you buy a deal at a great Most people think theyre in a self- my deals? At all those failed banks? They price, thats another way of giving directed IRA when in reality, theyve been were bad enough in the good old days, insurance to your lenders that theyll get fed a pack of lies by their securities firm. and now theyre not even lending to each their money back. In other words, if they Heres the scam: The Big Boys on Wall other. finance you and later the deal runs Street think were all idiots. They are also Youre right. Banks are a lousy place into trouble, they want to know greedy. So this is how the discussion goes to get financing now. The superior that the liquidation value of at one of the Acme Financial Services alternative is private money. that property will more than off-site planning meetings: Thats where you arrange a true cover their investment. Hey, lets tell our idiots um, win/win: Thats easy if you bought customers that were putting them into * You have a property that needs at a great price. the Acme Retirement Security Self- financing. Youre willing to offer Key #2: Private lenders Directed IRA, when in fact well just an attractive interest rate (or even want a great return on allow them to invest from among stocks equity) to people who finance their money. Again, we sell them, bonds we sell them, mutual it. when you buy right, you funds we make commissions on, and * Those people are sick can afford to give money market accounts we gouge them and tired of lenders an ex- with. Well get our lawyers to put in earning close to cellent return. really, really small print whatever we need zero on their At the right to, in order to make it legal. The idiots money, but they price, your will never know the difference! also dont want property Meanwhile, smart investors would to take much m i g h t never dream of establishing an IRA with risk. Private generate a one of these big Wall Street firms. money is the 10 percent Instead, they establish a truly self-directed way both par- return or IRA. To do that, they go with a company ties win. You m o r e . whose only business is establishing IRAs. get your deal T h e s e Contact me if you cant find such done, and your days, your companies on your own. To summarize private inves- lenders about IRAs: In the course of your normal tors make a might be conversations with people, just ask if they Continued on next page 38 10 | www.realty411guide.com Vol 2 Issue 4 2009

Expand Your Options: Invest in Alternative Assets with Your IRA by Hugh Bromma rules allow you to take the actual real CEO of The Entrust Group property as an in-kind distribution. You O can also liquidate all or part of the real ver the past decade, more property. and more people are including alternative assets Rules to Live By in their IRAs as a means to Another thing to consider is the applicable diversify. Alternative assets laws and rules for the particular asset type. include anything that is not a certificate For example, a private placement is of deposit (CD) or publicly traded covered by securities laws and requires security, such as stocks and bonds. Typical certain disclosures to the buyer. A note is alternative investments include real estate, a security in many states. Offshore Photograph by John DeCindis private placements, equipment, leases, investments require certain reporting and notes. If you are looking into adding requirements and, in many cases, the owner really own it? Is the private alternative investments to your IRA, take transactions cannot be made in the same placement really a security and what are a moment to consider these tips. way as you would for a similar type of the disclosures to be made? If the private alternative investment in the United placement consists of real property, who Time and Money States. There are even limitations for owns the property? Is there equipment or You have a variety of asset types to choose buying assets within U.S. territories, personal property being sold in a fromsome are excellent for the short commonwealths, and possessions. commercial building that generates term, others might take decades to reap You want to make sure that the person operating income? How is the security true benefits. So first, you need to or company selling those assets is interest in personal property perfected? determine your goals and objectives in completely aware of the rules and laws terms of when you plan to retire or take that apply. So you need to be able to ask Making the Purchase distributions from your IRA. the right questions so that you know that After youve taken your goals into Your present age is an essential you are getting informed answers. If you account, you know the rule and determinant of what you are looking for have any doubts, seek a professional who regulations involved, and youve done in growth and income of an asset. A real can help you understand the rules and laws your due diligence, youre ready to buy property asset might have more growth for that asset type. Sellers and brokers the asset with your IRA. potential if you have at least 10 or 20 years should be competent in the area of The process of acquisition is simple: for the asset to appreciate. The big-picture specialty for the asset that they are selling. You order the administrator for the view would be to also consider whether They should be able to provide you with custodian of your self-directed IRA to buy it provides a positive cash flow to your any information or source to address your the asset for your IRA. You do this in IRA while waiting for it to appreciate. Of questions and concerns. writing by fully describing the asset and course, time can also cause physical In addition to the specific regulations the terms and conditions of the purchase. depreciation, so proper maintenance is a regarding the asset type, you should be The administrator follows your orders cost to the IRA. aware of the rules concerning prohibited completely, provided that you have not If you have a traditional IRAearnings transactions and the responsibilities engaged in an obvious prohibited are taxable at distribution as compared to involved in self-directing your IRA transaction, which should be outlined in a Roth IRA in which distributions are tax purchases. Your custodian and your IRA adoption agreement. Your IRA free and not mandatoryyou must take administrator should provide you with the is a legal entity and owns the asset until it distributions when you reach age 70½. So types of permissible investments with is distributed to you or your heirs. depending how many more years you have your IRA adoption agreement. Your administrator does not give any until you are required to take distributions, advice about your investment choices. you might tailor your investments Due Diligence The role of your administrator is to accordingly or choose to convert your The questions you ask of a seller are part purchase the asset on behalf of your IRA, traditional IRA to a Roth. Before making of you doing your due diligence for your maintain the records for it, and report the this type of decision, consult with your IRA purchase. You should never make results to you and the IRS. What your IRA tax advisor on what works best for your assumptions about an asset or neglect this invests in is up to you, but certainly you situation. essential step. Some things to ask are: should consult with your advisors, The minimum distribution requirement Does the asset exist? Does the purported attorneys, or accountants to help you 12 | www.realty411guide.com Vol 2 Issue 4 2009

develop your financial plan, and increase growth, and select your asset type, and choose what to invest in while perform the necessary due becoming knowledgeable diligence. about the choices. So if you are interested in Self-direction investing in real property, For many people, having a precious metals, or private self-directed IRA means loans, to name just a few opportunity: opportunity to opportunities, consider estab- diversify IRA funds into a lishing a self-directed IRA. variety of assets, reduce risk purchase and request that you Due Diligence, pg. 6 pay for the materials cost WEALTH. Next, you have directly. This takes a huge your rental analysis. When amount of risk off of you doing this you want to ask because the contactor then property managers that cannot hide costs in materials. manage properties in your Take a look at the large ticket specific areas; there are items as well. Does the numerous sites you can go to property need a new roof, in order to also get an electrical, plumbing, foun- assessment. Be conservative dation, AC and heating unit? on the rental amounts as it Look at those major items and affects your return on any additional items and investment significantly. compare them item by item with the inspection report. If there is anything on the RENOVATION ANALYSIS inspection report that is not on When doing your renovation the renovation bid, make sure it is VERY, VERY important the contractor is aware of it you have good team members and is planning on getting it in place that know how to fixed. Most people tell me not renovate property and know to over renovate. I actually do how to cut costs. I recommend a little extra on every having more than one renovation to put it above the renovation team. If you only rest. What does that do? It have one team they typically helps you sell the property get a little sloppier and the faster and/or rent the property price slowly rises over time. If faster as well, which both you have more than one team makes you a more successful you can switch back and forth investor. Also, I have found to pressure them not to that when you do a better job increase the price and take on your renovations, your better care when doing the tenants tend to take better care renovation, or you can go to of the unit and do not cause as someone else. There are a many damages. million and one ways a contractor can gouge you, but CLOSING if you do your homework, you So who has ever been charged can significantly reduce that extra fees, costs, points or risk. First thing you can do is insurance while closing get a renovation bid, go escrow on a property? If you through it with a fine tooth have purchased one property comb, and find out what materials they are going to Continued on pg. 22

by Greg Boots Manager of TKO Properties and A Anderson Business Advisors, PLLC s an investor in long- term holds, I know the importance of making sure that I am protected from any liability exposure associated with my investment property. The question then becomes should I use a Limited Liability Company or a Limited Partnership for asset protection purposes with my rental properties? Having consulted and educated thousands of investors across the country, I have seen both LLCs and LPs LLC or LP? What Entity is Best to Protect My Rentals? used to hold rental properties. Both entities are extremely The next distinction is directly related to our tax benefits well situated to protect properties from unrelated liability of holding long-term properties. As investors, we are able exposure (called outside liability). However, there are two to capture the depreciation of our long-term holds on our distinctions that make LLCs better suited to hold rentals 1040 returns (subject to income thresholds). In order to and lease options. be eligible to capture the depreciation, we must have some participation in the operation of the investment property. The first benefit deals with inside liability exposure. This Unfortunately, I encounter many people who have gone to type of harm occurs within the entity itself and is associated their local attorneys and those attorneys completely ignored with the property. In a Limited Partnership, two classes of tax consequences and placed the rental properties in LPs partners can exist: General Partners and Limited Partners. for asset protection. If you place your rental property in a Limited Partners are able to contain their risk exposure to LP and you are the Limited Partner, you lose your ability what they have invested in the business because they are to capture your depreciation on an annual basis because a completely passive investors. As passive investors, the Limited Partner cannot participate in the operation of the Limited Partners are not able to participate in the business. This is a huge mistake when it comes to tax management or running of the business. The General planning. However, if you use an LLC for your investment, Partner is in total control of how the business is to be run. you do not lose the ability to capture your annual In exchange for the control, the General Partner is subject depreciation because even a passive Member within the to unlimited liability exposure. Therefore, if a tenant is LLC can participate in the operation to an extent that would injured not only can the General Partner lose his or her allow for the full capture of the annual depreciation. investment in the business, but the General Partner can have all of his or her personal assets at risk as well. The way to When it comes to proper planning for asset protection, be avoid personal unlimited liability is to use an entity such diligent to ensure that you will not only receive the best as a corporation to serve as the General Partner. level of protection but that your plan does not hinder proper Conversely, an LLC has Members and Managers who are tax planning. In almost all circumstances LLCs are the both protected from unlimited liability exposure if an injury preferred entity to provide not only asset protection for occurs within the LLC. your investments, but also solid tax planning. 14 | www.realty411guide.com Vol 2 Issue 4 2009

Would you like to profit from purchasing Southern California FORECLOSURES? Take Advantage of the Ultimate Buyers Market by Teaming Up with Our Professionals The Herrera Sindell Group, Inc., Provides Investors Cash-Flow Investment Properties in the Southern California Market Strong Cash-on-Cash Returns with Long-Term Holds Excellent Return-on-Investment (ROI) within 30 to 90 days Joint Venture Partnerships with The Herrera Sindell Group, Inc. The Herrera Sindell Group, Inc. Options to Utilize Retirement Plans for Investment Properties 15060 Ventura Blvd., Ste. 100 Tenant-Occupied Properties in the Local Market Sherman Oaks, CA 91403 Turn-key Investment Properties for Busy Investors www.herrerasindell.com Property Management In Place, No Need to Worry Toll Free (877) 949-2772 Dislcaimer: This is not a public offering nor are we a REIT or a hedge fund. This is not an offer or invitation to sell or a solicitation of any offer to purchase any securities in the United States or any other jurisdiction. Any securities may only be offered or sold, directly or indirectly, in the state or states in which they have been registered or may be offered under an appropriate exemption.

Five Minutes with Kansas City Missouris Foremost Real Estate Expert I nvestors looking for high returns Reedy: Our key is volume. We make a returns can be as high as 63 percent. Our with a low entry point should smaller profit on multiple deals and leave average flip generates net profits after all consider investing in the Kansas the lions share for our clients. That fees, closing costs and commissions of 20 City marketplace. The area boasts combined with our hands-on approach percent to the investor. We actually have a stable and diversified economy and attention to detail makes it very easy one client who has made in excess of and affordable properties with a strong for us to provide the investor with a turn- $100,000 this year alone just on flip ROI (return on investment). Realty411 key flip or rental property with great properties we have done for him. Now spoke with Dan Reedy, owner of Missouri returns. keep in mind, this is on value-priced Real Estate Ex- properties in Kansas What theyre saying... change, to get the City. Our average buy inside scoop on and hold property is opportunities in about $50,000 and our Americas I have had the chance to work with Dan and see how he operates his business. finished flip property heartland. I have seen several of the projects Dan has done in rehabbing homes for is in the $70,000 to investors. His work is incredible. I was amazed at the lengths he goes to provide $100,000 range. Realty411: What the highest quality service at the best price. I would highly recommend Dan to Realty411: Whats the makes you so anybody who would like to find quality properties for investing. best way for investors to informative ~Adam Cazier, Provo, Utah, April 1, 2009 begin the process and about the real start making money? estate market in Kansas City? Realty411: Explain your hands-on Dan Reedy: They can visit our website Dan Reedy: First of all, I have lived in approach. at www.morekc.com and look at our this area my entire life and am very Reedy: Simply put, we handle everything current inventory, see rehab videos, and familiar with all of the positives and from beginning to end. We find the then call me direct at (816) 564-5265. negatives of almost every neighborhood property, rehab it, place the tenant and I will walk them thru the process and help in the Kansas City area. Secondly, we manage on a rental or resell to the end them to determine the best option based have done close to 1,000 real estate buyer on a flip. The key is having one on what they are trying to accomplish, transactions since our inception in 2005. point of contact for everything. budget and risk tolerance. We have also rehabbed hundreds of Realty411: What kind of returns are your properties for retail and rental and also investors seeing? mange over 300 properties in Kansas City Reedy: On buy-and-hold properties, our If you are looking for turn-key cash flow for investors nationally. There isnt very average ROI is 40 percent. We have a few and flip profits, visit www.morekc.com much we havent seen. very safe, great neighborhood properties or call Dan Reedy direct on his cell Realty411: Thats a lot of deals! What do that will dip to 35 percent. And, we also phone at (816) 564-5265. you attribute your success to? work in some higher risk areas, but the 16 | www.realty411guide.com Vol 2 Issue 4 2009

The Bare Truth About Real Estate Investing No Hype, No Pitch The Naked Real Estate Investors Club sets a new paradigm in real estate clubs. We are based on being an affordable resource for all levels of investors across the nation! Education Networking - Deals Naked REIC offers a place where real estate investors receive support and guidance in their career. We are committed to bringing in quality training, education, support, deal making and camara- derie amongst our peers. Naked Real Estate Investors Club is built by investors, for investors. Visit Us in Our New Home at the Los Angeles Meeting & Event Center NakedRealEstateInvestorsClub.com Bus: 310-280-9418 10601 W. Washington Blvd., Los Angeles, CA 90232 www.realty411guide.com Vol 2 Issue 4 2009 | 17

A few years back, when real labor into a fix-and-flip and have nothing one thing you are not likely to get, Im estate was doubling and to show for it except a loss on their books. sad to say, is a profit. There are too many tripling in price in How could this be? Simply put, when variables, too many uncertainties, and neighborhoods all across the it comes to fixing and flipping, time is overall, too much market risk. country, flipping houses was all the rage. money. Starry-eyed newcomers to real Fixing and In fact, there was even a TV show or two estate typically underestimate the amount flipping, un- devoted to the practice, and it featured of time and money it will take to fix up a fortunately, is people making money hand over fist by property. They also underestimate the not the path to buying properties, fixing them up, and holding period. At the same time, they real estate then selling them for huge profits. overstate the amount of money theyre wealth for the The Truth About House Flipping by Charles Salisbury, MBA The concept is nothing new, its been going to earn when they finally sell the novice. Its a risky endeavor that involves around for years and has always been an property. a lot of work, a lot of time, and more than option for making money in real estate, While theyre busy underestimating and a good share of luck. especially for those who are handy. The over-estimating, the bank is busy The bottom line is that real estate is still idea is that you locate a collecting interest, because as I the very best investment out there. But distressed piece of said, time is money. The longer house flipping, buying foreclosed property in a decent it takes to sell a property, the properties or property in probate is not a or at least smaller the profit and the secret, fast path to wealth. average neigh- greater the amount of So how can investors make money in borhood, money the fix-and-flipper real estate without having to paint walls buy it, fix it will pay to the bank. and replace tile on weekends? By using a up so that it And then you need to turn-key approach that is disciplined yet m e e t s consider the risk factor. very effective. If you are interested in community What if you buy a house learning more about how my team and I or neigh- today and the real estate invest in real estate, I encourage you to borhood market turns even lower, so visit my website to read more information standards, that you cant even recoup and articles about my investment and sell it. your initial investment philosophy. Even in when you come to sell the these tough economic times, adver- house? Or what if you knock out a wall tisements abound for seminars that teach in the house and discover, to your horror, Chuck Salisbury outlines the safest, most the secret to house flipping and help you additional repair problems that are both conservative way to invest in real estate make your own fortune through the expensive and time-consuming? To in The Incredible Investment Book. process. It sounds great, but Im here to paraphrase Forrest Gump, a fixer-upper For a free newsletter, please visit: tell you that more often than not, a novice is like a box of chocolates you never www.TenPercent Down.com or contact investor can put a lot of time and hard know what youre going to get. But the the author at: (949) 910-6028 To paraphrase Forrest Gump, a fixer- upper is like a box of chocolates you never know what youre going to get. www.realty411guide.com Vol 2 Issue 4 2009 | 19

Top10 by Scott Meyers, CSSM© Reasons to Invest in Self Storage last apartment complex with all those ten- NOW percent planned to start a new job. What ants and toilets and traded them for self do people do when they move? Thats Like many of you, I be- storage units filled with nothing but... right, they store stuff. Downsizing, buy- gan my career by build- STUFF! ing a second home, or even a like swap in ing a large portfolio of My passion, and my company, Self Stor- houses necessitates a need for storage. single family and multi- age Profits, Inc., www.SelfStorage One economist recently compared the family properties. I Investing.com, is designed to share my opportunity in this industry to sitting on spent the first 10 years experience with you so that you may find the oil industry in the 1950s or sitting on in real estate investment the joy of running your own real estate Silicon Valley in the 1990s! fighting with tenants business without all the hassles that the 8. Multiple Ways to Increase Value and toilets, and it al- traditional real estate investment pos- Theres only so much you can do to a most drove me into the insane asylum and sesses. house or with apartments that truly adds bankruptcy court! Chasing tenants that Now, I will share with you the top 10 value, or commands a higher rent. But with wouldnt pay, trying to stay ahead of ris- reasons why I decided to sell all my houses Self Storage, you can take a vanilla facil- ing taxes, insurance, utility bills, and the and apartments and say goodbye to all the ity and create multiple additional income ongoing, unexpected maintenance calls, tenants, toilets and trash to invest in self streams such as: almost forced me out of the business. So storage: a. Retail centers that sell locks, boxes, I began to ask myself, what area of real 10. Endless Opportunities Contrary to moving supplies estate could I invest in that could utilize popular belief, the large, public operators b. A truck rental service through a 3rd the talents and experience I have gained, in the industry only account for about 25 party, or in-house without all the hassles of tenants and toi- percent of the estimated 51,000 facilities c. A business center that charges for com- lets? Well, after weighing all options, and in this country worth $22 billion in 2007. puter usage, copies, and fax after speaking with many of my mentors That means there is a huge opportunity to d. Ebay® Add-it centers where customers in the industry, I ultimately chose Self Stor- pursue roughly 37,000 facilities that are can pay you to sell their stuff age as the area I wanted to pour my ef- available. Many of these are mom and e. A pack and ship business forts into and secure my future. pop facilities that are already established These additional services can contribute So after 13 years of amassing a large and cash flowing, and were developed spe- as much as five to seven percent of the portfolio of single family and multi-fam- cifically to sell off to investors once they total income a facility brings in monthly. ily apartment complexes, I began to sell were stabilized. 7. Low Operating Costs With my them all off and begin investing in self stor- 9. Demand Projections are on the rise apartments, I was responsible for paying age facilities. And as most people say once Over 23,000 facilities have been added the utility costs for many of the common they have found their true calling, I wish I since 2000. But probably the most excit- areas and vacant units, and in some prop- would have done it sooner! The Self Stor- ing prospect for the industry is the aging erties, the gas and water was on one meter, age business isnt without its fair share of of the baby boomers. There are roughly and was included in the rent. I was forced challenges, however, and I certainly 77 million baby boomers in this country to pay for my tenants wasteful use of gas wouldnt call it easy. But my life has as of 2007, and they account for approxi- and water. With Self Storage, however, the changed dramatically the day I sold my mately $2 trillion in spending power. A expenses are minimal to begin with. You recent poll by will pay for lights in the parking lot, and the Self Stor- utilities for the office, but those can be age Associa- monitored, and increases can be easily ab- tion of a sam- sorbed. This makes budgeting for utili- pling of Baby ties and other variable costs a breeze com- Boomers re- pared to properties with tenants and toi- vealed that lets. upon retire- 6. Minimal Collection Losses Forty- ment, 50 per- seven of the 50 states have a lien law with cent planned regard to self storage collections proce- to travel, 40 dures, and the other three provide for steps p e r c e n t that an owner can take to collect past due planned to Continued on pg. 30 move, and 10 20 | www.realty411guide.com Vol 2 Issue 4 2009

Due Diligence, pg. 13 package before purchasing. Get the agreement, void the contract without in your lifetime you probably have been appraisal, before pictures and video, notice and take over the management of charged extra. Did you really think it cost inspection report, renovation estimate, the property im-mediately. This little $200 to pull your credit report? Well, do cash flow and profit analysis, assessors wording saved me a few times and is a not feel too badly about it. The fact is report and do your neighborhood analysis great clause to add. Now we have our that pretty much every single fee, point all before closing. These things are key own in-house property management or cost on the closing statement is and you do not want to slack off on them company, which is, in my opinion, the negotiable. So negotiate! Review the or you will find yourself losing money on only way to go once you have enough HUD closing statement in detail for fees. your investments very quickly. properties in your portfolio. Some of them hide themselves as lender fees, broker fees, loan charge fees, MANAGEMENT CONTINUED ANALYSIS processing fees, broker origination fees, Property management is the single most Never forget: Your investment needs to settlement or closing fees, document important factor in owning property. If be analyzed on a quarterly and annual you do not basis to determine if you are getting the have good return on your money that you are Never forget: Your investment needs to be property expecting. Review those statements on a analyzed on a quarterly and annual basis... manage- monthly basis and contact the ment in management company with any questions preparation fees, notary fees, shipping and place, you will have major problems down as well. This helps with decision making handling fees, just to name a few. You the road. Make sure you find a down the line and helps mitigate any also want to make sure on every closing management company that has the right inefficiencies early to increase your that your closing statements are correct incentives in place. No mark ups on returns. and reflect the entire transaction and have repairs and man-agement fees only when FULL disclosure with the lender and the property is rented are two major must- OCG Properties, LLC, helps clients do seller/buyer. This will get you out of any haves in the contract. I also write in every all of the right due diligence on every problems down the line and make sure you management contract, If ever I feel that investment. If you would like to talk real do not cross those legal bear traps. For the manager is not acting in my best estate, call (424) 757-4680 or visit online: the closing make sure you have had the interest at any time, I have the right to www.ocgproperties.com. Or, feel free to time to complete your entire due diligence cancel the property management email: invest@owenscg.com 22 | www.realty411guide.com Vol 2 Issue 4 2009

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RE Club Founder Ponders Meaning of LIFE A few months ago, wild horses. Again ence: unpredictability, uncertainty, and in- Bruce Norris was a neighbors gathered security. Worrying about future events is guest speaker at my around him, offered unproductive. Thinking that we are in club in Los Angeles. I their sympathy and charge is futile. Believing we can predict call him Nostradamus told him how unfortu- the future events based on series of num- because he predicts nate he was. His bers and stats can be detrimental to our future events based on usual reply was, mental health. What we need to do is to past performances. Maybe and who surrender instead of worry. Go on out He did a fabulous job knows. A week later, there and do what you do best everyday, of predicting the fu- the soldiers came and then surrender to Life for the final out- ture of real estate in drafted every able come. Welcome Lifes challenges, as they California and the na- male body for an im- are part of your continual growth. Your tion, but I simply minent war with an- only certainty is uncertainty. And, if you couldnt help but re- other country but really wish to have security then seek in- mind myself that the spared the peasants security! One more thing, no matter how Life I know is highly son. Once again, his bad your life is now or has been so far, unpredictable. His predictions were rather neighbors called him very lucky. The mes- it can turn on a dime and be completely scientific, based on numbers, graphs and sage here is loud and clear: Every event different tomorrow. As a matter of fact, stats, but I am not ready to give up my that happens in our life is not to be judged things are never as good or as bad as notion that nothing is written in stone. The as good or bad because we simply do not they appear to be. Theyre usually closer nature of Life is not all scientific, you see. know whats coming next. There are no to the middle, but our judgmental minds Life is non-linear and follows the Chaos direct correlations between events and no cannot understand the concept of balance. Theory. This means that although num- one really knows what the future holds. The only catalyst to a better, more fulfilled bers do play an important part in shaping Its the same thing with Life. Past does life is your knowing that youre protected. our decisions, no one knows for sure not equal the future. You can make all the The more you come to peace with your- whats in store for us in the coming months predictions you want but Life remains self, the more you look at Life as a play- or years. Chaos Theory, which is popu- mysterious and people are unpredictable. ground, the more you project positive larly referred to as the Butterfly Effect (a Whos to say California real estate wont thoughts, the more you realize your seren- butterfly flaps its wings in the Amazon, make a full recovery in one to two years. and two years later theres rainfall in Kan- I know stats state otherwise, but no one sas) simply states: The only prediction you knows what Life will bring tomorrow. Its can make about anything is that its un- entirely possible that lower home values predictable! in our state could bring in thousands of In essence, things are not directly caused people from all over the country and the by other things. Life is not boring and globe to miraculously turn things around translucent; instead, its marvelous and for us. After all, Life is a field of all pos- mysterious. The mysterious nature of Life sibilities. This is what Werner Heisenberg, is what allows the future to be wide open a renowned German quantum physicist, regardless of what the past looked like or called the Uncertainty Principal. My point what the stats tell us. My approach to is that you can very possibly shape your Hundreds of members visit monthly. Lifes events is this: Maybe and who future based on your decisions today. ity is in your surrendering and not fight- knows. It reminds me of an old story of Likewise, I know our country is in a lot of ing with Life, the quicker youll succeed a peasant whose only horse ran away and trouble now and many feel that our sys- in all areas of your life. So, play the game left him without any means to make a liv- tem might eventually collapse because of like a child and you will enter the King- ing. His neighbors called this event very corruption in the government and our mon- dom of God, Universe, Nature, Life, or unfortunate. The wise old peasants re- etary system, but we could very possibly whatever else you wish to call it. sponse was a simple, Maybe and who change the course of future events by our knows. A few days later, the horse re- thoughts and deeds today. Best regards, turned with another ten wild horses in tow. Life has a mission of its own. Life is Sam Sadat His neighbors flocked to his place and non-linear. Life is mysterious and unpre- Founder and president of the National called him the luckiest man on earth. His dictable. Life doesnt follow our limited Club of Real Estate Investors and the Los usual response was, Maybe and who human perspective. Need I say more? Angeles Real Estate Investors Club, visit: knows. A few days later, the peasants So, I highly encourage you to come to www.ncrei.com and www.lareic.org son broke his leg while riding one of the grips with this facet of our human exist- Email directly: sam@samsadat.com 24 | www.realty411guide.com Vol 2 Issue 4 2009

Bank on Land by Bonnie MacKinnon A s a long-time reader of MONEY FOR LIFE Realty411, it is a thrill Invest in stocks, and youre to contribute some- investing in the principals of thing to this publication. Just the company and their finan- like most readers, I am an cial savvy and common sense. investor. I have several parcels If they make the wrong in Palmdale and Lancaster, decision, your money gets hit. which are growing areas Invest in a rental property, outside of Los Angeles, Calif. and youre relying that a set of Ive seen my parcels grow people from property tremendously in value in the managers to cleaners to rental boom years and hold steady in personnel are all communi- more recessive times. I have cating and coordinating tried other investment ve- effectively among themselves hicles, like the stock market to make sure the renters are and rentals, but I always come taken care of. back to land as being the best Nope, give me something I and most hassle-free way to can understand and control, make my money grow. Theres and Im a happy camper. Give a common saying: Sometimes me Los Angeles County with its easier to make money than a population of 18 million it is to keep it. people. Give me an economy Boy, have we all learned this thats the 11th strongest in the lesson over the last six months! world. Let me stand back and As the stock market dropped watch people migrate to Los to levels not seen since 1990, Angeles because of its I stood by comfortable in the financial opportunities and fact that my money both then migrate to Antelope cash and IRA funds were Valley for its space and safely secured in land. affordability. Give me land. My stock market invest- Lastly, I was talking to a ments have taught me a lesson: long-time resident of Palm- Its one thing to make money, dale. Hes seen the effects of but you have to hold on to it the growth and popularity of and, even smarter, to make it the area with retailers and grow. businesses over the past 40 Another thing that I appre- years. I mentioned to him that ciate about investing in land is I had a nice 10 acre parcel on the fact that it earns its value the east side of Lancaster at based on truly organic 35th St. East and Avenue F. elements: population expan- Just wait, he said, In 10 sion and time passing. years, youll be downtown. How many times have we Youll be sitting on a gold- made an investment in which mine. the results were dependant on That type of care-free some person or set of persons investing sounds good to me. making the right decision?

Live Where You Want, Invest Where it Makes Sense by Kathy Fettke thing. While thats a tall order, most people are finding that cash flow today is better than the hope of appreciation in the The old adage, "Invest in future. The economic crisis we face today is different than your own back yard" is still other downturns. An asset bubble collapse can last much longer. true. But in todays informa- The Great Depression in the U.S. and the asset collapse in tion age, our back yards have Japan in 1989 are examples of this. It has been 20 years, and become much larger. Japan has still not recovered. Ask investors there if they would Through Google maps, we can visit any location in the world at the click of a but- ton. We can research MLS listings nationwide. And with direct flights, we can be in another state in just a few hours. I live near San Francisco, where the median home price is $656,700. Median rents are $2,234 for a typical 3/2 home. Median income is $63,393. In a city like this, it clearly makes a lot more sense to rent than to own. And the only reason an investor would buy in this city would be for the potential appreciation not for cash flow. Lets compare rentals in San Francisco to Dal- las. In Dallas, you can expect to get at least 1.2 percent of the purchase price in rents: a $100,000 property would bring in $1,200 in rent. You could buy six and a half of these for one home in San Francisco. The rental income in Dallas would be over $7,300 have taken cash flow over appreciation. The appreciation never per month, compared to the $2,234 youd get in San Fran- happened. cisco. Thats a $60,792 difference in annual income! After 10 The biggest hurdle investors need to overcome when in- years, the difference is $607,920. Many people will hold out vesting in cash-flow markets is the worry that their property is for the possibility of the San Francisco property doubling in so far away, and out there on its own. While this would be value over 10 years and worry that Texas properties never tragic, it does not have to be the case. Good property manag- appreciate. What they fail to see is that income can be just as ers are the key. Real estate is a business and must be treated as lucrative as appreciation, but its less speculative. such. All good businesses rely on delegation. Real estate in- In todays economy, investors are looking for the sure vestors are no different. They hire teams to help them succeed, and a good property manager is one of the team members. Therefore, live where you want (even if it means renting) and invest where it makes sense, in areas with affordable markets with high job and population growth as well as landlord- friendly laws. For more information about Kathy Fettke, please log on to: www.RealWealthNetwork.com. Real Wealth Network helps investors build their teams. As the network grows with investors sharing information, our list of tried and true real estate professionals also grows. Mem- bership is free and access to this list is available to those who ask and includes CPAs, 1031 exchange companies, asset protection specialists, property managers,wholesale property sellers, and turn-key property networks. 26 | www.realty411guide.com Vol 2 Issue 4 2009

Birmingham Market411 Affordablity and High Returns Make this Southern City Shine Thinking about heading South to expand your portfolio? Regionally speaking, the South is leading the nation in economic stability and growth. This booming and stable region provides investors with a low entry point (Investors can buy with as little as $1,500 down.) and outstanding returns. How does a cash on cash return of 400 percent sound? Here are some other reasons why Birming- ham, Alabama, is attacting investors from across the nation. Realty411 Staff Inside Scoop on Birmingham * An Old City Embraces a New Economy * This vibrant city is gaining attention as being a key market for investors. * Birmingham's economy 40 banks in deposits and CNN/MONEY named Birming- was transformed by invest- assets. ham, Ala., the 10th best overall real ments in bio-technology * Telecommunications pro- estate market in the nation. and medical research at the vider AT&T, formerly Birmingham is the third best cash University of Alabama at BellSouth, has a major pres- ence with several large flow market in the United States, Birmingham (UAB) and offices in the metropolitan area. according to Nuwire Investor. its adjacent hospital. UAB is now the area's largest employer and the largest * Major insurance providers (Protec- Relative to all metro areas exceed- in Alabama with a workforce of about tive Life, Infinity Property & Casu- ing one million persons, Birmingham 20,000. alty and ProAssurance, among others) has the lowest unemployment rate. * After Charlotte, NC, Birmingham is are headquartered in Birmingham and Birmingham is the third fastest the Souths leading financial center with employ a large number of people in growing real estate market in the na- headquarters to three of the nations top greater Birmingham. tion, according to CNN/MONEY. www.realty411guide.com Vol 2 Issue 4 2009 | 27

LAND BANKING A Real Asset Predictable - Profitable Smart - Simple - Safe A stronger alternative to traditional markets Excellent placement for cash, self-directed IRAs, old 401(K)s Customer receives a grant deed, fee simple ownership and title insurance A Proven Formula for Building Wealth Since the 10th Century. Numerous Advantages to Land Banking exist, such as: Historically safer Far more profitable than paper assets Risk is minimal, not relative to market and position No management or maintenance 1031 exchange Add Land to Your Investment Portfolio! ACE CAPITAL GROUP Lou Meza Affiliate Land Consultant 9454 Wilshire Blvd., Ste. 600, Beverly Hills, CA 90212 Cell: 562-945-3510 lmeza@ace4wealth.com www.ace4wealth.com

Those Insurance Villains! by R. Michael Wrenn, President and CEO of Renovators Insurance L ets talk about those Insur- a good friend too in your agent. If you ance Villains. You know, dont, youll probably always be talkin those agents and companies about those Insurance Villains. So, here that take your money and we go, and pay attention...OK? then never pay a claim due 1) Find an agent (preferably one with at to the fine print! I just dont know how least three years experience) who you like and take as much risk as you can afford to they get away with it, and if I didnt need and trust and knows about the issue of take; choose those higher deductibles. But, that darn stuff, I wouldnt even buy it! vacancy in the various property insurance do not fail to buy all the liability insur- Those fast talkin no goodscoundrels. policiesand the Insurance 101 issue of ance you can afford as this is where some- I guess after 35 years in this business, I replacement cost and actual cash value one takes you out if you have none and have heard it alleven a thank you or two. coverages. Tell him or her exactly what someone is hurt or receives damage to I developed a program that today insures you do and then tell them exactly what you their property where you might be negli- over 4,000 locations for investment prop- know about insurance. Next, rely on that gent. (You know, negligentits where erty owners and rehabbers. We started this agent to educate you on just the basics over you didnt take out that dead tree and it with about 32 HomeVestor franchisees in the next say six months. Go to lunch or fell on your neighbors car or houseor 1999, and now we have over 600 clients breakfast a few times during this period that hole you failed to fill in, but the nationwide. I know you investors very well and just talk about YOUR business. They neighbors kid found, fell into and broke after 10 years. Busy, busy, busy, you are will usually buy too! his neck.) for sure! Youre running around doing 2) If after six months you dont sense they This is really simple enough, dont you deals and taking for granted the insurance know anything or they dont care about think? And, oh, if you buy based on price youve placed on your prized developing you, then fire them and start the process only, you might want to take all the whin- assets. I know you almost better than you all over. You have no time to invest on an ing about those Insurance Villains and know yourself as it relates to your con- agent who doesnt get you or seem to make it into a song! Remember the old sumption of time and energy and atten- care enough to get your business and its adage: You get what you pay for. tion or focus on insurance policies, and unique needs. The biggest issue of all is finding that their appropriate coverage on your rental, 3) Explain your risk preference and abil- agent who really cares. If he or she really renovation or vacant properties. Ill go ity financially to handle higher deductibles cares then everything else will generally even further: You dont know much about in the event of a loss. Then tailor the pro- work out just fine. your risks. But, one thing you need to gram you buy to your personal risk level, know is: If you make a mistake on this, it could take you out of the game. So, youve had a claim and it wasnt covered, surprise, surprise. But, you know, maybe I can help you with that. Maybe I can give you some good, sound advice that can save you money and may even lead to a claim being covered and paidit just might even save your little bottom (line) sometime! If youll take my advice you can exit this business at retirement with a valued relation- ship and probably even www.realty411guide.com Vol 2 Issue 4 2009 | 29

Self Storage, pg. 20 mand. If you raise rents once or twice a year by 3 to 5 per- rent. Each states law differs cent, multiplied by several hun- slightly, but most give the self dred units, with no increase in storage facility owner the abil- expenses, you begin to see why ity to perform the following industry experts so often refer steps when a tenants rent is to self storage facilities as the past due: proverbial Cash Cows. a. Remove the tenants gate 4. Low Risk Self storage code from the system, lock- space is rented on a month-to- ing them out of both the fa- month basis to hundreds of dif- cility and their unit. ferent customers, most of b.Place another lock on the which are individuals and unit to keep them from en- small businesses. With self tering it. This is what we call storage, no single move-out is over locking the unit. going to cause a major drop in c. Auction their goods if pay- rental income. Compare this ment has not been received, with other forms of commer- typically within 90 days af- cial real estate, where a flag- L.A. Meeting & Event Center is the perfect alternative to ter they were given notice. ship tenant or multiple high the sterility and expense of a traditional hotel meeting Each state requires that the ten- paying tenants can really spell facility. Our rooms can accommodate from 10 to 250 ant be given notice when they disaster. In addition, self stor- people for any type of setup including: are past due, and most require age has the ability to absorb proof that notices were sent by economic fluctuations better Seminars · Workshops · Corporate Meetings certified mail or some other than other real estate invest- Trade Shows · Classes & Trainings · Networking traceable format. Each state ments. For example, when the Events · Cocktail Receptions · Wedding Receptions also specifies specific timing economy is good, people buy Parties · Concerts · Bar Mitzvahs · Holiday Parties for each one of these actions, more; therefore, they need ex- and also requires that proper tra space to store their extra Also, introducing our Business Center & Lounge. Do notice is given to the tenant, stuff. And when the economy you have a home office and have to take meetings at a and to the public by way of the is down, individuals and busi- coffee shop? Our casual business environment allows local newspaper that their unit nesses may downsize their you to meet with clients, use wireless internet and is being auctioned off. The house or business space, and conduct your deals without the interruptions of a coffee laws also specify what an therefore turn to self storage as shop environment. owner can and cant do with a cost-effective place to store LA Meeting & Event Center is owned by Rosie Nieto, regard to the tenants belongs, their belongings. As a result, founder of Naked Real Estate Investors Club, and it is and most require that the en- self storage has the lowest fail- the intent of the Business Center to create an tire unit is auctioned off as a ure rate and subsequently low- environment where fellow real estate professionals can whole to avoid any liability. est loan default rate of any real gather to network, socialize and do deals together! Either way, this is far better estate product type. Business Center Includes: than a landlords recourse 3. Leverage or Other when going through the legal Peoples Money (OPM) Wireless Internet process of evicting and collect- Given the fact that self storage Conference Rooms ing back rent from tenants in has the lowest loan default rate 4 Relaxing Lounges the single family and multi- of any real estate product type, Flat Screen TVs family apartment world. lenders are now making 80 Meet with Clients 5. Excellent Cash Flow percent to 90 percent LTV Printing, Copying, Faxing Rental rates for self storage loans on established, well-con- Package & Receiving facilities are similar to other structed, and well managed fa- Los Angeles Meeting & Event Center real estate product types; how- cilities with strong track ever, lower development and records. In addition, there are 10601 W. Washington Blvd. operating costs create higher several private investors that Los Angeles, CA 90232 profits and a greater return for are funneling millions of dol- 310.280.9196 investors. In addition, leases lars into the market to partner are month to month, which pro- with self storage developers info@lameetingcenter.com www.LAMeetingCenter.com vides the ability to raise rents and investors due to the in conjunction with market de- industrys tendency to outper- 30 | www.realty411guide.com Vol 2 Issue 4 2009

form the stock market and other real es- rent, answer their maintenance calls, re- climate controlled units, there are no fur- tate investments. spond to complaints about dogs, kids, their naces, air-conditioners or water heaters to 2. No Tenants The number of times you neighbors, broken down cars, noise, bugs, maintain. will be in contact with the typical self stor- etc., and spend an incredible amount of There are many other reasons I prefer age customer is very minimal over the du- time writing letters and responding to each this type of investing to other real estate ration of their tenancy. According to the one of these issues. By comparison, I have product types. For one thing, I can Self Storage Association, 95 percent of self never taken a phone call from the patio honestly say that I thoroughly enjoy the storage customers do not return to their furniture in unit 105 complaining that the business, and I am thankful for the oppor- unit until the day they move out of the fa- lawnmowers in unit 106 were playing their tunity to pass this knowledge on to others cility. Therefore, the industry norm for music too loud! that may be interested in the industry. In hiring a manager is based on a one to 400 1. No Toilets! The typical self storage addition, I consider myself a life-long stu- ratio, or one manager to manage every 400 facility is constructed from steel or con- dent in the business, and I believe in per- units. There are also several owners who crete, has a steel roof, metal doors, gravel petual improvement. I encourage you to are taking advantage of new technologies or asphalt drives, and most likely, a stain- visit our website and to share your that have become available in the self stor- less steel fence. Some may have a small thoughts on our products and services and age industry, most notably, kiosks. These office on site with a computer, phone, and ultimately, share your testimonials of fa- machines resemble an ATM and are typi- one bathroom...thats it. Steel walls and cilities you have successfully acquired. cally installed at the front gate and allows roofs last for decades without any main- Your success is what makes this jour- a customer to rent a unit, pay with a credit tenance. Door springs need to be replaced ney so much fun! card, and even dispense a lock, all with- from time to time, and every 10 years or out ever coming in contact with the man- so you may have to add more gravel, or Dedicated to your Quick ager. In contrast, the widely accepted rule resurface the lot, but can be easily bud- Self Storage Success, of thumb for managing single family and geted for, and most fences last 20 to 25 multi-family properties is a one to 100 years without the need for any mainte- Scott Meyers, CSSM© ratio, or one manager for every 100 units. nance. And of course, the enemy of all Quite simply, single family and multi-fam- landlords, toilets, or any other indoor Sign up for Scotts Secrets of a Self Stor- ily tenant commands a greater amount of plumbing for that matter, is nonexistent in age Millionaire online newsletter at: babysitting. You have to chase them for a self storage facility. And unless you have www.selfstorageinvesting.com Nearly $6 Million SOLD since 2006 I started Realty411 & CashFlowCows.com because I wanted to develop a national team of reputable professionals so together we could bring ACCOUNTABILITY back into Real Estate. What makes us unique? We continue to help clients AFTER THE SALE with advice and referrals. Plus, we work ~ Linda Pliagas Investor & Sales Advisor Local & Out-of-State Need to Close Fast? directly with you and your manager to help CA License #01355569 An Alternative Financing Solution resolve any issues, if needed. Lets talk real estate: 310.994.1962 We have over $50 million in PRIVATE My Clients Include Both Novice & Seasoned Investors FUNDS for investors who are ready to take advantage of the current real estate Sign Up for My Pocket Listings Today! downturn. Competitive terms & rates. www.CashFlowCows.com * Southern California Properties Only * Global Financial Network Birds of a Feather Flock Together Phone: 310.909.9188 Join Realty411s investor network & receive 1112 Montana Avenue, #390 our latest news and VIP PASSES to Santa Monica, CA 90403 License #00832641 real estate events around the nation! info@realty411guide.com Apply online @ www.reloan.net www.realty411guide.com Vol 2 Issue 4 2009 | 31

Special NEW Book Excerpt NEVER Miss An Issue! Everything You Need to Know About Researching Foreclosures Subscribe to the by Matt Malouf, Investor, Author and REALTOR® Leading Magazine for Real Estate Investors W hether youre buying pre- http://www.cyberhomes.com foreclosure, foreclosure or http://realestate.yahoo.com/Homevalues REO properties, doing re- http://www.zillow.com search is essential so that you acquire a http://www.domania.com/ good deal. However, its especially h t t p : / / w w w. r e a l e s t a t e . c o m / h o m e important to do extra research if youre pricecheck/ focusing on foreclosure or pre-foreclosure http://www.eppraisal.com properties. http://www.buyhomeswithmatt.com Why? Because these properties are generally sold as-is. That means not The reason I gave seven different websites only is the property itself sold is because an investor is going to get as-is, but the title is sold the different figures same way. So an investor from each of these may encounter plenty of un- sites. If you use just pleasant surprises, such as a one site, youll home that requires a lot of probably get an Subscribers Are repairs or has liens and inaccurate picture of Invited to Our VIP outstanding debts that must the current market. Networking Events! be satisfied before one can Thats why its best to get a clean title. (I can use several different Yes, I am a successful real estate investor. share with you many websites and calculate Ship my first issue within 48 hours. horror stories about an average figure for 2 YEARS FOR ONLY $39 people who didnt similar properties. research liens before Then, simply base your bidding!) estimate on that average. ____________________________________ Research Comparable As mentioned pre- Name as it appears on credit card Sales viously, youre looking The next thing you need to do is find out for similar homes in the ___________________________________ what other similar properties in the same same neighborhood. That means you Mailing Address neighborhood have recently sold for should look at things like square footages, this is called researching comparable number of bedrooms, number of ___________________________________ sales. Doing this will help you estimate bathrooms, size of the lot, which schools City State Zip the market value of the property youre are closest, zoning restrictions, quality of ___________________________________ interested in. construction and the like. Email & phone for VIP invitations Real estate agents typically run these sort of reports, and your agent can quickly INSIDERS SECRET: Usually, you want ___________________________________ create one for you. Indeed, if you get a list of at least 10 or 15 similar properties Credit Card # (visa, mc, amex) comparable sales information from an that have recently sold in the same agent, it will almost certainly be more neighborhood. The more recently these ___________________________________ accurate and/or detailed than information properties were sold, the better (as market Expiration Date CVC code you can gather for yourself. However, conditions can and do change). If youre technology has made it possible for looking at properties that were sold more ___________________________________ investors to be able to get a head start and than three or four months ago, make sure Signature Required do some preliminary research online. that you also have some knowledge of Fax order to: 310.499.9545 Here are some of the most popular market conditions. That way youll know Email: info@realty411guide.com Snail mail: 4221 Neosho, LA, CA 90066 websites the general public can use to if the properties were sold for a higher or Questions? Call: 310.994.1962 gather this type of data: lower amount than the current market. 32 | www.realty411guide.com Vol 2 Issue 4 2009

Investors Flock to Find Deals in Arizona by Joseph Calderon, owner of Camelback Wholesale Properties A rizona has quickly become a with bank-owned properties and favorite location for investors will generally receive a response from all over the country. What within 24 hours. Be prepared to makes it such a prime market to take pay with cash or hard money and advantage of? Out-of-state investors see pay your own closing costs and a great opportunity to get a return on their you will be amazed at the deals investment in several different ways. The available and the convenience of Phoenix market draws in buyers of all dealing with private investors. types looking for primary residences, Then arises the question of vacation homes, and cash-flow rental where to buy? When researching properties. A lot of great deals exist, but neighborhoods in Arizona, keep as with any investment, it is important to in mind the city of Phoenix itself is larger do your research and know what to take than Los Angeles geographically. That The properties in most demand are advantage of. fact, along with the many growing cities currently those under the $350,000 price Many people have tag. The $50,000 to $150,000 already discovered range seems to be the most desired, Arizonas potential, as as people who were previously investors currently renting a property can now account for close to 20 purchase one for the same monthly percent of the sales cost. This, along with the $8,000 over the last few tax credit, has really stimulated the months. If you have the Phoenix market. Typically, in the funds to invest in the latter part of the year, we see the right property, the market slow down but as strong Phoenix rental foreclosures still pour into the market will turn your market through trustee auctions, investment into a great REOs, short sales and pre- cash-flow opportunity. foreclosures, it is still an excellent Considering the low opportunity for investors of all interest rates and types to capitalize on. deflated prices, the Investing in real estate can be an term cash-flow extremely profitable venture, but it property is a common is important to work with people thing in Arizona. who are experienced in a specific So, in the midst of market. this deflated market, what is the best way sprawled around central Phoenix, gives Camelback Wholesale Properties has to purchase a home in Arizona? It can be you a huge area to shop in. When looking been working with investors in the frustrating dealing with bank owned for short-term investments, the areas Arizona market for many years now. Our properties and short sales because of the closer in towards Phoenix generally resources can be of great assistance to bidding wars and response time necessary. provide a larger return and can be easier anyone looking for an incredible deal. There are certainly deals when purchasing to find renters for. Although the demand like this, but it is important to do your for central area homes might be higher, due diligence and have plenty of patience. the outlying areas also have some Many investors are finding the perfect incredible deals on practically new For information about purchasing way to buy with ease in Arizona is to look homes. As these areas continue to grow it wholesale properties in Arizona, please to wholesalers for great deals. You can is almost a guarantee you will gain equity contact Joe Calderon at (480) 321-5094 usually find better deals than you would in your property. or email: joe@camelbackwholesale.com ...you will be amazed at the deals available www.realty411guide.com Vol 2 Issue 4 2009 | 33

by Lori Peebles previous profession? Investor program to educate and instruct I A: Ive been self-employed most of my the students on exactly how to profit from nvestors: Do you need some tips to life. My last business was a printing the current REO market. We teach them help you land an REO property? Its business. exactly what we currently do to make a competitive marketplace, and if money, and how we do it every little you want to succeed, its time to set Q: Is part-time real estate investing a detail. aside your preconceived notions good way to go for most people? Michael: Its easy to get excited and see about real estate and learn from others Michael: To start yes. Keep your real job the possibilities while sitting in a work- who have already developed a proven until you have been successful with your shop, but its very different when you are system of success. investing for quite a while and you have out in the real world by yourself. The owners of Nationwide Property plenty of money saved up to live on if William: Thats why our program works. Investments, Michael Gier and William need be. Students get the teaching they need and Barnard, have been successfully investing William: Then, it may be ok to quit your in real estate for many years. Realty411 job and invest full time. recently sat down with them to discuss their careers as national investors and to Q: As partners, youve learn tips on succeeding in the current worked on land develop- Insider Tips from the Masters of REOs market. The investors-turned-educators ment projects, speculative also gave Realty411 the inside scoop on buildings, short sales, their new Make Me An Investor eight- youve purchased fixer William Barnard and Michael Gier week REO program designed to give uppers and flipped them. individuals a step-by-step guide to fixing What type of investment strategy is also the hands-on training out in the field and flipping REOs for profits. best for this type of market? that is required to succeed. Q: How long have you been investing, gentlemen? My first investment property made me $170,000 net. Michael: I started back in 2000 and went full time in 2003. Then I started building speculative homes making William: For me, I started in- $20,000 per home and eventually $150,000 per home. vesting in 2004 and went full time in 2006. William: Currently, our focus is on buying Michael: We teach how to get the deal Q: Michael, I know you used real estate REO properties, rehabbing them, and before the MLS, what team members you investing as a way to make money to selling them to owner occupants. We also need and how to get them, market and supplement your acting career. How do short sales. The real estate market financial analysis, raising the money did it feel when you started being locally (and abroad) is ever-changing, and needed, calculating the repair costs, hiring successful at real estate? And, did that investors need to adapt to changes and and working with contractors, and exit start taking over your life? apply the strategies that are viable to their strategies so you can get paid. All of this A: It felt great. My first investment current market conditions. isnt just taught, but its experienced out property made me $170,000 net! Then, I Michael: Thats also why we offer our in the real world. started building speculative homes eight-week Make Me An Investor REO William: You cant get better education making $20,000 per home and eventually program, its what investors should be than that. $150,000 per home. It then became an doing in this market. easy choice: I did real estate full time and Q: Choice foreclosure properties are entertainment part time. Q: What makes your REO program difficult to acquire in todays unique from the other educational competitive climate. I spoke with one Q: William, I know youre a full time REO products on the market? investor in San Diego the other day who investor now, but what was your William: We created our Make Me an was simply frustrated because all his

pickings had multiple cash business. offers. What advice do you have for investors trying to Q: Whats the best (and land deals? worst) part of being a full- Michael: You have to eliminate time, self-employed real the competition. estate investor? William: Real estate inves- We are a specialized Turn-Key William: We do this by getting Investment Property Firm focused the property before it hits the ting offers me the freedom on selling Occupied Investment MLS. Its one of the very to work when I want, which Property. When you buy investment important things we teach our is actually all the time property from Retire On Rentals, students. Its difficult for because I love it. I can also Only $76,000 the property will already have a ten- make as much money as I Rents for $775! ant and experienced property man- investors to get a deal after a want to because there are no agement in place. For the last 5 years property is already listed. our company has catered exclusively limits as there are in a to out-of-state clients. Q: Do you recommend that regular job. Most impor- Call Sky or Becky: investors form partnerships tantly, I can be my own boss. Michael: As for the worst, 1-866-747-7667 to buy properties? What tips can you offer our readers in its still a job, but theres no choosing a partner? guarantee of a paycheck. And, sometimes you have to GreenBlasts.com William: Weve been lucky that our partnership works, but spend many more hours most partnerships do not work. working because it is your Michael: We recommend that business. But, we wouldnt Need to reach new prospects? the only partnerships you change it for anything. We We have opt-in email lists. GreenBlasts.com create are with money love what we do. can deploy your own eBlast to any target group partners. And, be sure to keep Vi s i t : w w w. N a t i o n w i d e or industry in the nation. Instant & trackable. complete control of your PropertyInvestments.com Call Jon Kelly for info: 310.439.1145 email: jonkellyrep@ca.rr.com www.realty411guide.com Vol 2 Issue 4 2009 | 35

A New Way to Buy in California by Linda Pliagas opportunity with The Herrera Sindell this is the truest joint venture format any Real Estate Sales Agent and Investor Group, they do not write a check directly investor could long for. P to the firm, instead funds go straight to By participating as an equity or credit rices have tumbled in the Golden the escrow holder for the property the partner, an investor can purchase a local State. California is in the midst of investor has chosen. Having dealt with property (one that they choose), invest the largest foreclosure market ever numerous acquisition companies less money, and not have the typical experienced. Investors are scouring to throughout the country for years, I hassles that automatically go along with find the best choice properties, and the realized this was a refreshing and unique landlordship. In fact, they will take care frenzy of activity is quickly turning the concept. Also, what really caught my of any and all management issues. gloomy market into a very competitive attention is the fact that the company will The Herrera Sindell Groups unique one. While everyone wants to profit match an investors funds, dollar for acquisition program enables investors to from this recessionary cycle, the reality dollar. That means if you have $50,000 choose either a short-term 90-day Fix The Herrera Sindell Groups Joint Venture Program Enables Smaller-Scale Investors to Profit from California Pre-Foreclosures at a Fraction of the Cost. is, very few people actually will. The and you wish to buy a property in and Flip investment or a long-term Buy average smaller-end investor simply California, they will find a pre-foreclosure and Hold with a three to five year exit cannot compete with a sophisticated deal property, negotiate with the bank and plan. They offer clients a list of available maker who has a stash of cash on hand. match your funds to the penny. In essence, properties, so they can choose the It takes money to buy in investment that best suits their The Herrera Sindell Group, from left to right: California, and if you want to buy a Michael Herrera, Richard Sindell, and Juan Herrera. needs. distressed property right now, you Photographed by John DeCindis for Realty411 Magazine Started in 2003 by Juan Herrera, need a lot of it. Why? Because the an investor, and Richard Sindell, a average investor simply cannot broker and attorney, The Herrera compete in this market. Im an active Sindell Group specializes in agent myself in Los Angeles, and do acquiring properties in the pre- you know what kind of offers my foreclosure stage. Their reputation clients and I have to compete with? as closers attracts distressed We have to go head-to-head with homebuyers into their office on a investors who can fund and close a daily basis. deal in days and who write up offers While smaller-scale investors with zero contingencies. may not be able to compete with Many people contact me wanting their seasoned counterparts, The to buy a foreclosure and have to be Herrera Sindells joint venture turned away because they lack program allows individuals to access to substantial resources. This acquire prime California real estate is exactly why I was intrigued when at a fraction of the cost and risk. a colleague told me about a unique Their company opens the door so acquisition firm located in Sherman that investors of all levels can also Oaks, Calif. profit in this down market. The Herrera Sindell Group operate a privately held acquisition To schedule an appointment and company and concentrate only in the discuss a joint venture opportunity, Southern California market. What please contact Joe Guardado, makes them unique is the director of real estate investments, transparency they offer investors. at (877) 949-2772. Or visit their For example, when a person website: www.herrerasindell.com invests in a Joint Venture (JV) 36 | www.realty411guide.com Vol 2 Issue 4 2009

Want 18% Earning Potential on Your Money? Everyone Qualifies! Investor opportunities to earn approximately 18% interest providing construction funds to Texas Builders are available. Funds deposited in a Bank CD. You are provided a Deed of Trust, Recorded Lien and Title Insurance policy and your investment is FULLY collateralized. Opportunities start at $50,000, which pays you $750 Monthly! Loan X amount to Builder After 1-year Money is placed in CD, commitment, you secured at bank and have option to roll over you have a lien on or cash out CD the property we are building Builder pays 18% CD used as leverage interest annually for a construction loan of 2.5 to 3 times your PAID MONTHLY! CD amount Respond in confidence with phone number for more information. Licensed Texas Builder & Real Estate Agency with a Superb Record! 972.897.6190 | TexasInvestorHomes@Gmail.com Presented by Ron Black in conjunction with: Disclosure: This advertisement is not a public offering or solicitation. It is simply an invitation to learn more about an alternative real estate investment. All investments have an element of risk. Consult with your trusted advisors before investing in any real estate.

Dave Lindahl, pg. 10 acquisition fee for being the to retire with a gold watch. actually make you money. a truly self-directed IRA. glue to put a deal together. On the other hand, I want In 2010, theres no higher- Theyll stop and ask what you Its way beyond the scope of you to retire filthy, stinking payoff activity you can pursue mean by truly. Thats your this article to explain the ins rich. You can do that by than to get good at attracting opportunity to explain how the and outs of getting paid to refusing to listen to people private money to finance your world really works, and how receive financing, but its a who only sound like deals. Youll be handsomely real estate is the best-kept straightforward process. authorities, but who have no rewarded for creating a win/ secret for IRA investors. The mainstream news media personal experience with what win for all parties involved. It actually gets better. would have us believe that the they write about. Instead, Theres a way to get paid by longer were in this recession, renew your subscription to this lenders for the privilege of the more doors to opportunity magazine where I, and many Visit www.DavesOffer.com/ financing your deals. Im dead are closing. Thats why theyre other actual in-the-trenches Realty411 to recieve a free serious. You can get an journalists who will be lucky experts, give you news that can wealth-building report. YOUR HIRED! Want To Partner with The Donald? This billionaire real estate mogul, best-selling author & celebrity is PRIVATE MONEY looking for partners for a HISTORIC NATIONWIDE COMMERCIAL FINANCING Business Pre-Launch! Business Acquisition Loans Secure Your Placement Now: Contact Us @ 1 (805) 876-4504 Must include real estate, $5MM to or www.trumpnetwork.com/ruano $400 Million, Up to 90%* Construction and Development Projects with Real Estate, $5MM The Choice is Yours... to $400 Million; Up to 90%* Commercial Real Estate Loans Do You Want the Or, We Can Do $5 MM to $100 Million, Up to 90%* Pain of Paying Advanced Tax More Taxes? Planning for You. To have your project evaluated for consideration, contact (310) 529-5615 ABW Tax & Consulting, Inc. Glenn R. Wilson, EA, ATP, ATA, ABA *Each project is evaluated on its Real Estate Syndication own merits. We are consistently CALL NOW at 805-898-9177 *** www.abwtax.com closing projects. Great Cash Flow Property Now with Two Clubs to Serve $179,220 Annual Income! Investors in Southern California Twenty-four Units I invite you to attend LAREIC. We have two locations to serve Six Fourplexes you. Our San Fernando Valley meeting is on the 4th Tuesday of 100% Occupied the month, and the West Los Angeles meeting is on the 4th Built in 2009 Wednesday. Be sure to log on to www.LAREIC.org or Over 1.5 acres! www.NCREI.com to see new updates and our speaker schedule. Great Unit Mix Actual Income: Located in Harlingen, TX Los Angeles Real Estate Investors Club $179,220 Sam Sadat, Founder 1112 Montana Ave., #390, Santa Monica, CA 90403 Price: $1,224,000 support@ncrei.com 1-800-998-9930 Michelle Fennegan Since 2003 weve helped investors transform their mindset, gain specific Commercial Broker knowledge, enjoy powerful networking and succeed in real estate by taking action. Ph. 956.497.8917 mfenn123@yahoo.com 38 | www.realty411guide.com Vol 2 Issue 4 2009

Realty411 Magazine Real Estate Investing Guide

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Realty411 Magazine Real Estate Investing Guide Document Transcript