Buying/Selling
Investment Properties
If You, Or Someone You Know, Is Considering Buying Or Selling
Investment Properties:
Mike and his investment team's goal is to help his Investor
clients achieve financial stability and eventually financial
independence. Mike thoroughly analyzes properties to find the best
possible combination of area, appreciation, rent rates, vacancy rate,
Net Operating Income (NOI), Capitalization (Cap) Rate, price and
property condition in your price range.
- The current real estate market, with record-low mortgage rates
and exceptional real estate values, offers today's investor
incredible opportunities.
- Historically, after every bust there is a boom. The timing is
right to purchase investment properties now.
- Experience: Let Mike put his 30+ years experience buying and selling investment properties in Southern California,
to work for you - - his advice is based on 1st hand
experience.
- Training/Knowledge: Mike underwent intense, specialized
training to earn the prestigious CIAS (Certified Investor Agent
Specialist) Designation, to identify the exceptional property
values that can help secure your financial future.
- In February 2011, there were less than 550 CIAS
agents in the United States. By comparison, at the same
time, there were over 3,000 Realtors in the South
Bay Association Of Realtors alone.
- By providing cash flow, stability, better tax incentives and
leveraged equity, real estate has consistently proven to be a
better long-term investment than the stock market.
- Over the past 10 years, the S & P 500 has lost value, while
the average home price has appreciated -- even with the latest
housing crisis.
- In the 40 years from 1969-2009, there were only 3 total
years of negative appreciation in real estate values. During
the same time frame, S & P stocks had 11 total years of
negative appreciation.
What Is A CIAS?
Mike is a CIAS. A CIAS Is A Certified Investor Agent Specialist,
Who Has Received Comprehensive Training And Tools To Streamline The
Real Estate Investment Process To Help Increase Returns For Investor
Clients. The Extensive Training Covers The Different Investor Types,
And The Investment Opportunities, Financing Options, And Calculations
Needed To Provide Solutions For Each.
As A CIAS Agent, Mike Will Assist You With:
- Investment Strategies
- Self-Directed IRAs
- 1031 Tax Deferred Exchanges
- Leverage Options
- Key Financial Calculations
- ROI (Return On Investment)
- Capitalization Rate
- Average Returns
- Cash Flow
- And Much More
R(I)3 - Right Investment / Right Investor / Right Information
Mike uses a simple model with investors, R(I)3 - pronounced "R, I,
cubed." Simply put, Mike provides the Right Investment, to the Right
Investor, with the Right Information. Properties are chosen combining
your type of investing, with your investment goals.
Advantages Investing In Real Estate
There is one fundamental principle that always ensures the value of
residential real estate as an investment - - people need a roof over
their heads. Investing in real estate is a solid financial decision and
should be part of a balanced investment portfolio.
Cash Flow Opportunity
- Cash flow is one of the most distinguishable benefits of
investing in real estate. It's the rental
income remaining after expenses
and mortgage are paid.
- Cash flow can be increased by reducing expenses, raising rents
or lowering debt service. Once an investment is paid off, cash
flow becomes a significant and steady income stream.
- 32% of Americans who rent, depend on real estate investors to
provide them with leases. From 2006-2009, home inventory increased,
home prices dropped, but rent amounts increased 16%, providing increased
cash flows for investors.
Appreciation
- Appreciation is the increase of the investment's value.
- Historically, real estate values have consistently increased over
time.
Leverage
- For those looking to invest less in a down payment, loans are
available to complete the purchase. Your cash flow may decrease,
however doing so will increase the investment's return. This is
known as leverage.
- Leverage is largely unique to real estate investing and is a
key benefit for those seeking larger returns.
- In typical investment purchases (stocks, mutual funds, CDs),
each dollar invested equals the equivalent amount of buying power.
In a leveraged real estate purchase, each dollar invested can have
4 or 5 times the amount of buying power. With real estate, the
value increases based on the total value of the investment, not
just on the money invested - - the Investor receives a return on
value borrowed as well as value invested.
Taxes And Deductions
A significant benefit when investing in real estate is the ability to
deduct expenses when renting the property, such as maintenance, taxes
and interest. These expenses include:
- Advertising
- Cleaning and maintenance
- Commissions
- Depreciation
- Employees, contractors, etc. (wages for property managers,
repairmen, etc.)
- Insurance
- Interest
- Legal Fees
- Local transportation expenses
- Long distance travel
- Professional services
- Repairs
- Utilities
For the most current list and information on expenses for tax
deductions, go to: www.irs.gov or consult a tax
accountant. Ask your accountant about the additional capital gains tax
exemptions if a homeowner has lived in a property for 2 of the last 5
years.
1031 Exchanges
- Section 1031 of the tax code provides tax deferrals for
like-kind properties. In general, all real estate is like-kind
property, except real estate outside of the territorial United
States.
- The primary benefit of the 1031 exchange is the deferring of
capital gains taxes paid on the sale of an investment property.
- This is a complicated process. Mike is happy to refer a qualified
intermediary or accommodator to guide you through the process.
Depreciation
- Another tax benefit of real estate investing and it is how you
recover the cost of income producing property (does not apply to primary residences).
- This is done by subtracting some of the cost of the building
(not the land) each year on your tax return. The reasoning behind
depreciation is that property suffers from wear and tear over time.
- For more information on residential real estate and
depreciation schedules, refer to IRS publications 527 and 946 and
consult a tax accountant.
Using And Leveraging Retirement Savings (Self-Directed IRAs)
- SDIRA allows investors to choose the types of investments for
their retirement, including real estate.
- The benefit is having control over your financial future AND
being able to invest with tax deferred income.
- If you choose to invest through a SD IRA, Mike can refer you to
a qualified custodian to assist you through the process and answer
any questions you may have.
- A self-directed IRA (SD IRA) can purchase real estate all cash,
leveraging with loans, or partnering with another investor, trust
or partnership.
- Loans provided to the IRA are often non-recourse, which means
in the event of a default or foreclosure, the investor's personal
assets are safe.
- The cash flow of the property goes directly into the SD IRA,
increasing the return on the asset and the appreciated value.
Real Estate Vs. Other Investments
- Non-financial assets (real estate, business equity, vehicles)
account for 66% of stored wealth - - with real estate accounting
for over 64% of non-financial assets.
- Stocks - from January 2000 to July 2010 the S & P
500 Index dropped from 1469 to 1027 - - a decrease of 30%.
Stocks are a more volatile asset, because of daily appreciation
and depreciation of value.
- Bonds - function as loans that companies pay back over
time, with interest. Rate of return is fixed, they don't
appreciate, can be more stable than stocks, returns are generally
lower than other assets.
- Mutual Funds - investment decisions given over to money
managers. Dividends (cash flow) are not paid to investors.
- Certificates of Deposit (CDs) - similar to savings
accounts, except fixed term. Virtually risk-free, fixed rate,
fixed term, do not appreciate in value
- Real Estate - nationwide, the average sales price for
single family residence increased over 30% from the beginning of 2000
to 2010. This means a $100,000 home in 2000 was worth
$130,000 in 2010, despite the recent housing crash. Unlike stocks and
bonds where your return would be 30%, assuming you put 20% down on
the home in 2000, your ROI (return on investment) was actually
150% ($30,000 profit on $20,000 invested).
Real Estate |
Stocks |
Bonds |
Mutual Funds |
CDs |
Gradual changes in value (stable) |
Immediate changes in value (volatile) |
Does not change in value |
Immediate changes in value (volatile) |
Does not change in value |
Pays income
(cash flow) |
Can pay income
(dividends) |
Pays Income
(interest) |
Does not pay income |
Pays income
(interest) |
Investor Control |
No Control |
Fixed Return |
No Control |
Fixed Return |
Tangible Value |
Conceptual Value |
Purchased Debt |
Conceptual Value |
Banked Funds |
Manageable Risk |
High Risk |
Low Risk |
Mid-High Risk |
Low-No Risk |
Investor Types - Which One Are You?
- Never purchased real estate for investment -- may have purchased a
home to live in.
- Either owns a home outright, or low enough payments to support
becoming a rental property that cash flows at market rent.
- Rather than sell their current home, they rent it out -- can be an
incredible wealth building opportunity.
- Can build a portfolio over time.
- Purchases an investment property every one to three years.
- Conservative, but understand the benefits of real estate and have
incorporated it into their long-term investment plan.
- Purchases at least one investment property to hold each year.
- Understand the value of real estate portfolios and have refined
investment goals.
- Purchase property for rapid improvements and quick sales.
- Purchase one or two properties per year.
- Highly experienced - generally not interested in holding properties.
Common Investor Fears & Solutions
Fear: Real estate won't offer the same rate of
appreciation as stocks, bonds or mutual funds.
Solution: Real estate offers cash flow, leverage, and
tax benefits. Over time, properly leveraged equity can far outpace
stock appreciation.
Fear: Real estate is difficult to buy, sell and
maintain.
Solution: With his experience and CIAS knowledge,
Mike is available to streamline the process and make it simple. He is a
specialist in finding and analyzing the right property for his clients. He does the legwork -- you simply evaluate the decision. Not all
properties require repairs and maintenance, but Mike has a team of
responsive professionals available if services are needed. A house
is only 5 systems: HVAC (heating, ventilation, air conditioning),
foundation, structure, electric and plumbing. An inexpensive home
warranty can be purchased as insurance for many common repairs.
Fear: I'm unsure about committing to the cost of
a second property.
Solution: There are many ways to invest in real
estate. Self-directed IRAs allow you to use IRA funds to buy and sell
property. Properties can also be leveraged so that the tenant actually
pays off the mortgage while equity is built. In addition, today's
prices are down and interest rates are at historic lows.
Fear: Unsure about taking on a second mortgage.
Solution: If properly evaluated, the rent from the
property will cover, or come close to covering, the second mortgage.
Fear: I don't know how to be a landlord.
Solution: If you prefer, as part of his investment
team, Mike can refer a professional property manager to you. They will
find and screen tenants, maintain the property, and collect rent. If
you manage the property yourself, Mike is happy to share his referral
network of service professionals, tools, systems and 30+ years of
experience with you.
Fear: I don't know how to find the right
property.
Solution: As a CIAS and investment property owner for
over 30 years, Mike specializes in finding exceptional property values,
and explaining the benefits and drawbacks of these properties. He has
systems in place for finding and evaluating many different types of
properties, and he is available to help guide investors through the
process.
Fear: I want to flip properties, but I don't
know how.
Solution: There are many ways to invest in real
estate. Many people favor a buy and hold strategy and benefit from
collecting rent year after year while building equity. Rehab and resell
can be lucrative if the right team is in place for you. Mike's
investment team is experienced and is available to assist you.
Fear: Real estate investment is only for the
very rich.
Solution: The median income of the real estate
investor in 2009 was $87,200, as opposed to $72,900 for those buying
primary residences. 78% of investors were married couples.
Fear: Real estate investment is for the middle
aged.
Solution: Only 22% of real estate investors are 45 to
55 years old. 50% are less than 45 years old. 28% are over 55 years
old.
International Investors
- Mike Can Provide Domestic Financing Referrals For Foreign
Investors
- International Investors Accounted For $41 Billion Of US
Residential Property Transactions (April 2009-March 2010)
- 51% Of International Investors Surveyed Are Interested In US Real
Estate, Because It Affords Them The Best Opportunity For Capital
appreciation
Important Ratios
Mike calculates the following ratios (when relevant expense numbers are
available) for all properties he recommends to his clients:
- Net Operating Income (NOI) - the net revenue from a property, not
including debt service (mortgage payments).
- Cap (Capitalization) Rate - rate at which an investment property
earns money, depending on the value of the property. Cap Rate is an
important calculation used when evaluating the financial performance of a
property.
- Cash Flow - the amount of money an investor earns at the end of a
month / year after all expenses and debt service have been paid.
- Cash-On-Cash (CCR) Return - a measurement of cash flow based on an
investor's initial investment (down payment and closing costs). This
lets the investor know how well the investment is performing.
- Debt Service Ratio (DSR) - also known as Debt Service Coverage
Ratio. Lets investors know if their mortgage payment will be too high
for the property to be a good investment.
Mike's Real Estate Investment Team
Mike's investment team of responsive professionals will provide you
with expert advice, ongoing support/information, and an extraordinary
experience. Mike's team consists of:
- Attorney - if needed, to review documents and complex
transactions. Someone who understands investor issues.
- Accountant/Tax Advisor - provides information regarding
depreciation, expense write-offs, capital gains, 1031 tax
exchanges, retirement income, self-directed IRA benefits, etc.
- Loan Officer/Mortgage Broker - finds the best possible
loan rates and terms for your specific purchases.
- Qualified Custodian For A Self-Directed IRA - sets up
IRA to invest in real estate.
- Qualified Intermediary/Accommodator For A 1031 Exchange - sets up exchange for deferring taxes.
- Appraiser - understands trends - used mostly for cash
clients and international investors.
- Inspector - performs thorough inspections in a timely
manner, followed up by an inspection report.
- Title Officer/Company - search for liens and easements
on the property.
- Insurance Professional - understands investor-specific
policies - provides liability, loss of rental income & property
insurance, as required.
- Contractor - provides accurate estimates for work to
correct repair issues found by inspector, and future work, if
needed. Insured, bonded and licensed.
- Handyman - useful for quick, easy, inexpensive repairs, where
a contractor is not necessary.
- Property Manager - if needed, they will manage repairs
as needed, find/screen tenants, collect rent & communicate with
you regularly.
- Cleaning Service - prompt and thorough - used
after rehabs/before showings and after move-outs.
- Landscaping & Lawn Maintenance - if needed - 1st impressions are important.
Self-Directed IRA (SD IRA)
- If you choose to invest through a SD IRA, Mike can refer you to
a qualified custodian to assist you through the process and answer
any questions you may have.
- A self-directed IRA (SD IRA) can purchase real estate all cash,
leveraging with loans, or partnering with another investor, trust
or partnership.
- Loans provided to the IRA are often non-recourse, which means
in the event of a default or foreclosure, the investor's personal
assets are safe.
- The cash flow of the property goes directly into the SD IRA,
increasing the return on the asset and the appreciated value.
Exit Strategies
- Exit strategies refer to how an investor will sell a property
based on stated goals for that property.
- Mike prepares his clients with exit strategies and contingency
plans to accomplish their stated goals.