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Real estate investing is easy once you have an idea of what you are doing but there are many moving parts. The one gear that can make or break a real estate investment project is the execution of the renovation. You could have bought the property for the right price, this is where you make your money, but not properly executing a renovation can kill all the hard work done upfront.
Before I learned how to contract properties, wholesale and/or invest, I knew the cost of construction and materials. I was into DIY before it was mainstream. At first it was by force because my father had me helping him with projects around the house. Later in life it grew on me. It pains me still today to pay for items I know I can do myself but it no longer makes business sense for me to do those items. I remember a contractor trying to charge me above retail prices because I was young, well dressed and an investor. After I explained the process of the work he was being hired to do, the cost of the material and the time it will take, I asked for a realistic price. Not to my surprise I received an amazing price. I still do this today when contractors try to overcharge and it usually works. In fact, they respect me more for it. While you are not doing the work you want to know what goes into doing the renovation. How can you hire a contractor if you do not know what he is being hired to do? Also, do not judge a contractor only by a finished product but from start to finish. I have walked projects that looked great but once I “looked under the hood” I notice the craftsmanship was lacking. Read More >>
Your business is unique. Make sure that QuickBooks knows how you operate.
QuickBooks was designed to be used by millions of businesses. In fact, it’s possible to install it, answer a few questions about your company, and start working right away.
However, we strongly suggest you take the time to specify your Preferences. QuickBooks devotes a whole screen to this customization process. You can find it by opening the Edit menu and selecting Preferences.
Figure 1: The My Preferences window in QuickBooks’ Preferences
This is the screen you’ll see when you go to Edit Read More >>
Land and lots just sat on the market for years during the last economic down turn and now are a hot commodity on this hot market. What most people do not realize is that land is a much more complex transaction.
How large is the property? Typically a lot is sold with an individual price for the entire parcel. Larger tracts are often sold at a price per acre times the number of acres. Properties in downtown areas with high density zoning are sold by the square foot, so a couple of inches will change the price.
First, what is the highest and best use? Determine first whether the property in the city or in the county. If it is in city limits, go to the city’s zoning ordinances. If not, go to county zoning. Is it residential, commercial, or agricultural? What is the zoning on the property? Zoning is usually stated on tax records. Unfortunately, all the counties and cities in Georgia have their own zoning codes and what holds true about a zoning code in one area, is totally different in another. Generally speaking, in order of density: Read More >>
Come join us at our next Savannah REIA Monthly Meeting on Monday, July 11th at 6:30PM hosted by Aislee Jackson at the Hilton Garden Inn Savannah Midtown located at 5711 Abercorn Street, Savannah, GA. This is our main Savannah REIA Meeting for the month, so don’t miss it! Please be sure to invite your friends to join us at the meeting and to follow us on Meetup.com and Facebook.com. We look forward to seeing you at the meeting!
Jeffrey Williamson is the founder of J. L. Williamson Law Group, LLC. The firm specializes in tax planning and controversy, estate and business succession planning, asset protection, and elder law. Prior to starting his own firm, Jeffrey served as in-house counsel to two mid-sized accounting firms, but he began his career as an Internal Revenue Agent where he became well versed in the audit policies and procedures of the Internal Revenue Service. A frequent lecturer, Jeffrey has presented many seminars on taxation and estate planning issues to various civic groups and investment professionals.
In addition, Jeffrey has also been a featured speaker, at both the state and national levels, for various continuing education courses for attorneys and certified public accountants. Jeffrey is a member of the taxation sections of both the American Bar Association and the State Bar of Georgia. He is also a member of the National Academy of Elder Law Attorneys. Jeffrey received his Bachelor of Business Administration from Mercer University in 2000 and both his Juris Doctor and Master of Accountancy from the University of Georgia in 2003 and 2005, respectively. Read More >>
No Charge to Attend Online for Members or Guests!
New investors often have lots of questions when it comes to evaluating a property and doing their due diligence. Questions like...How do I know if a property is a good deal or not? Should I do my due diligence before or after I get a property under contract? How do I determine the property's value before and after repairs are made? How do I determine how much repairs will cost? How do I check title? How much valuable information can I pull from public records?
If you would like to get the answers to these questions and more, this is definitely an online meeting you don't want to miss!!
You Will Learn:
Learn what "buyer beware" really means, register now and join us on Wednesday, June 22nd at 7:00 PM ET.
No Charge to Attend ONLINE for Members or Guests!
If you are really serious about upping your investing game, You should NOT MISS this webinar! Read More >>
Come join us at our next Savannah REIA Monthly Meeting on Monday, June 13th at 6:30PM hosted by Aislee Jackson at the Hilton Garden Inn Savannah Midtown located at 5711 Abercorn Street, Savannah, GA. This is our special guest speaker will be Chuck Phillips of CRS Data, so don’t miss it! Please be sure to invite your friends to join us at the meeting and to follow us on Meetup.com and Facebook.com. We look forward to seeing you at the meeting!
The June 2016 Edition of The Profit Newsletter is now available for download. There are 54 pages this month full of upcoming meetings, workshops, educational articles and other valuable information for your real estate investing pleasure and success. Download it and check it out!
The Profit is Atlanta REIA's digital, interactive newsletter for serious real estate investors delivered as an Adobe PDF file to read on your PC, Mac, Smart Phone, iPad or other mobile ready devices. Many of the articles and ads in The Profit contain many hyperlinks you can click to get more information online! The high res version of The Profit is "print ready" for those who want to print the newsletter on their home or business printer.Read More >>
If you take $1.00 and double it tax-free for 20 days it’s worth $1,048,576 (over a million dollars). Take that that same $1.00, taxed at 30%, it will be worth only about $40,640 -- A LOSS of a MILLION DOLLARS! Why is this so? Because with tax-free compounding, earnings accumulate not only on the principal amount of money but also accumulate on the tax-free earnings as well. ("Earnings on Earnings"). Thus compounding combines earning power on principal and earning power on interest. Compounding has been called the ”8th wonder of the world”, a “miracle”. Compounding money at high rates of tax-free return is a definite advantage of real estate, especially with a great tax plan.
The wealthy know that taxes are a primary factor in determining whether you get rich or stay poor. Let’s say, for example, you’re able to save just $2,000 annually on your tax bill. (With a good tax plan it will be much higher). You invest the $2,000 annually in an IRA which earns a tax-free annual return of 10%. After 20 years, you’ll have over $114,000! If you can save $10,000 annually on your tax bill and invest it in a Simple IRA for 20 years, you’ll end up with almost $573,000!
$5,000 in tax savings (which is found money) as a 10% down payment can allow you to buy an additional $50,000 in real estate! Assuming a 20% yearly return you would earn $10,000 which in 5 years would accumulate to $50,000! Read More >>
Perhaps you're a new real estate investor who has thought about using real estate comps to dive into real estate investing but have been hesitant due to a feeling that the market will collapse once you get in and you will lose all your money. Well rest assured; you are not alone.
Fear touches every new investor; and no one successfully investing in real estate today would tell you otherwise. So let's address some of the most common fears and see whether we can help calm you and urge you to take the plunge into real estate investing.
Having to feed a property won't cut it; no investor wants to feed a rental property. Believe it or not, this fear might be the easiest to manage because it's straightforward: simply run the numbers before you buy, using real estate comps makes this a breeze. Obtain the property's last twelve months income and operating expenses, calculate a mortgage payment, and plug the results into a spreadsheet or real estate investment software program to determine cash flow. If the cash flow is negative, weigh the deal and decide. If the numbers work then, move forward. Read More >>
One of the most common questions I get asked is “how do you find master lease option deals?” In this article I will show you how I have found most of my master lease option (MLO) properties.
The short answer to this question is REALTORS!
I will acknowledge that in the single family investment market, most hot deals probably come from your own advertising or from wholesalers that find you the best deals. In the commercial world the game changes significantly. Most sellers of a commercial property, such as an apartment complex, are not going to go out to the road and put up a FSBO sign hoping a buyer rides by and sees the sign. Most of the best deals are not on Loopnet.com either. While advertising such as direct mail and other forms of marketing can work in the commercial world, I have found that the response rate is usually too low to be worth the effort. The response is significantly lower than when advertising for houses. Read More >>
Right now, in my office, I am receiving short sales from sellers who decided to do a loan modification which was only valid for 3-5 years. In my opinion, this is the second wave of short sales that you will be coming across. Many Investors stay away from short sales because they say it takes “too long” or they do not want to negotiate the short sale itself. After speaking with them, I find out that they really don’t understand the short sale process. So they miss out on BIG profits that are available by making offers on short sales that are listed and/or controlling the whole deal by finding the seller that needs to do a short sale, list it and have a title company process the short sale. When you close and make your $thousands$, that would get you real excited about short sales! The key to a successful short sale is making sure that the Short Sale Lender has the correct value on the property and this is where so many Investors and Realtors fail!
Many title companies will agree to negotiate the short sale on the property for the cost of title work so all they need is the financial package from the Seller and a Purchase Agreement from YOU! In fact, title companies are contacting the Seller directly, so you do not even have to obtain the information from the Seller when it is needed. Why, then, are Investors not making offers??? I believe it is due to a lack of knowledge. You have to know what to tell the title company’s negotiator to say to the short sale lender’s negotiator if you want to create a great discount. My Home Study Course teaches you what to say and ask, in order to create your great discount. Read More >>
Using the people around you to locate motivated sellers for you is a great way to find even more deals absolutely free. Think about it, the more people you have locating deals for you, the more deals you are going to make. And personally, I always advocate “free” techniques for finding motivated sellers, especially those of you with a very limited budget for marketing.
So how are we going to find these people to find deals for us? Well first of all, look around you. Friends, relatives and co-workers are good sources of leads for you. They usually live, drive and work in different areas of town than you do and they come in contact with a lot of people that you simply won’t. So they are likely to bring you deals you would never know about otherwise.
You can also ask anyone who does deliveries to be a bird dog for you. For example, mail delivery, Fed-X or UPS delivery people are delivering packages all over your area and can tell you about vacant houses they may see. In fact, you could even give them some of your business cards to stick in the doors of vacant houses they find. Just have them write their first name on the back of the card so you can pay them if you get a deal from it. Read More >>
In my early twenties, I’d decided that to be successful, I needed to buy a Mercedes Benz and a gold Rolex watch. Dean Kates, who was my mentor back then, told me the following story to help me understand that greatness comes from within, not from what you own – that bling is pretty much meaningless!
After many years away, a world-famous violinist returned to his small hometown in Georgia. He came to play a benefit concert to raise much-needed funds for his high school’s music program. Because the violinist was one of the very best musicians in the world, the town spared no expense rolling out the red carpet for him.
At a reception held two hours before the concert, many of the performer’s high school chums showed up to pat him on the back and wish him well. As a group, they asked to see his one-of-a-kind Stradivarius that had been built in the 17th century. It was said that the music that flowed from his Stradivarius was the sweetest, purest, most heart-touching melody the world has ever known. Read More >>
Can any bank foreclose on your house? You would think the answer would be a resounding “no!” A reasonable person would assume that only the bank that lent you the money to buy your house or bought your loan through a legitimate sale would be able to foreclose on your home. Well, until a recent decision in the California Appellate Court, that wasn’t necessarily the case.
In a May ruling from the California Court of Appeal, it was finally and clearly declared that “only the person or institution entitled to payment may enforce the debt by foreclosing on the security.” That is to say that a bank must prove a clear chain of title on any loan on which it intends to foreclose. In this specific case, there was a void assignment of a Monica Sciarratta’s note to US Bank. US Bank then claimed the right to foreclose. Sciaratta then sued for wrongful foreclosure and won in this decisive ruling from the Court of Appeals.
The court also included in the Sciarratta ruling a clear indictment of the attitude many judges take that says that a borrower who defaults deserves to have their home foreclosed upon, no matter who does the foreclosing. The Court stated that “The borrower owes money not to the world at large but to a particular person or institution” and that person or institution is the only one allowed to foreclose in the case of a default on that debt. Read More >>
Many people expect to learn how to invest in real estate from seminars, books, videos, etc. but until you actually pull the trigger and go all in you will not know how to invest in real estate. Yes, you will learn the procedure and steps involved but those usually do not go as planned either. As Mike Tyson once said, “Everybody has a plan until they get punched in the mouth.” Well, real estate is no different.
I know you heard this a million times but if this was easy there would be more people doing it, successfully. The amount of people that attempt to invest in real estate has increased drastically in the last few years. Suddenly, overnight, everyone was able to “BUY HOUSES CASH.” It might be due to all the new television shows, new investment clubs, one year old gurus, a volatile stock market, etc. but whatever the reason more people are giving real estate investing a shot. The best thing you can do when investing in real estate is to pay attention to the details. This can be the difference between getting punched in the mouth and moving forward or giving up because it was too much. Read More >>
Here is a great tip for you to think about when rehabbing your houses. I have written about this subject before and I thought I would share some different ideas that will help you sell your houses faster and many times get a higher price than other houses in that same price range.
So, What Is The Secret To Getting A Higher Price For Your Houses Than Your Competition Can Get For Their Houses?
The simple answer to this question is doing what other investors won’t do!
Years ago I learned a simple but very powerful lesson that has since made a huge difference for me and those who have followed these suggestions.
Here is what I mean. When doing your rehabs always put things in your houses that would normally be found in houses located in a higher price range. It is a good idea to take some time and go to a few open house showings and take notes about what things these higher priced houses have that aren’t usually found in houses in the price range of the house you are about to rehab. Read More >>
Ok so you want to learn everything you can about a certain subject. Become an expert. It takes around 10,000 hours to become an expert. If you worked at it 40 hours per week you would get there in 5 years. If you do it part time, while you are working to put a few pennies together, then it will take 30 years. The choice is yours.
Becoming a realtor, mortgage broker, contractor, attorney, appraiser, and loan servicing company all require a learning curve. How long do you have before you are at a loss of income? The person who goes to College postpones their earning power for a period of time. They will command more money than a High School educated person. The interesting fact is the person who works straight out of High School will earn more gross money until the 20th year out of High School. After that the College educated person will earn 2 times more over their life time. One interesting idea to ponder is what do the people without the College education do with that money and if they invested it they would have more net worth at the age of 65 through compounding. Because the High school graduate only has life experience and does not think about investment, nor have the educational background on economics, they tend to fail financially. Understand that if that is you, then you are under more pressure to succeed than someone who went to College. Read More >>
Buyers… a wholesalers best friend. A lifeline. The reason why we make the money we do with a smile on our face. However let's face it, many wholesalers are fantastic at shooting themselves in the foot in this area. Even experienced wholesalers run into more challenging Buyers that while qualified to buy, are hesitant or even downright against buying from a wholesaler. Or they are just so picky that the time spent quickly feels like it is not worth the effort. These are not the easiest of hurdles to discuss. And even if they are willing to buy, how do you structure things to ensure you actually can close and not end up on the short side of the stick? (i.e. Buyer walks right before closing)
A few simple steps will make this hurdle much, much easier. We’ll cover two this month: Read More >>
Assessing finance charges is a complicated process. But if you have a lot of late payments coming in, you may want to consider it. Be sure you know what your lease agreement says before you start this process. If your lease agreement clearly states a flat fee per day, month or some other period then finance charges do not work for your situation.
There are many reasons why your tenants send in payments past their due dates. Maybe you sent an invoice for additional charges and they’re disputing the charges. They might not be very conscientious about bill-paying. Or they simply don’t have the money.
Sometimes they contact you about their oversight, but more often, you just see the overdue days pile up in your reports.
You could use stronger language in your customer messages. Send statements. Make phone calls if the delinquency goes on too long. Or you could start assessing finance charges to invoices that go unpaid past the due date. QuickBooks provides tools to accommodate this, but you’ll want to make absolutely sure you’re using them correctly – or you’ll risk angering tenants and creating problems with your accounts receivable. Read More >>
As an agent with Keller Williams Realty First Atlanta for 15 years, I have watched our company grow from “Keller Who?” to Keller Williams Realty being the number one company in Georgia, and, our office being the number one office in the state of Georgia. Over this time period, the internet has become a dominate factor in communication with clients, and, between agents. Of recent, our office intranet (370 agents) and our company Facebook have become abuzz with agents requesting corporate rentals, also known as Short Term Furnished Property Rentals or Vacation Rentals in many tourist destinations and now many major cities.
My dearest friend of 20 years, Renata Circeo Louden, whom I have sold at least a dozen Atlanta properties to or for, and, who was the only rent and hold investor in Gary Keller’s Millionaire Real Estate Investor (page 364-I nominated her for the book), has had a successful vacation and corporate rental property management company in Atlanta and Destin, Florida for over 15 years managing over 100 properties. As she owns 20 properties in Atlanta and the Destin Area herself, she jokes that “I bought myself a job.” However, she manages to net her clients more money per year with less hassle, which is the reason of her tremendous growth. Read More >>