Month: May 2016

by Tim Herriage Tim Herriage No Comments

WHY CHOOSE ONE MAJOR REO/FLIP MARKET OVER ANOTHER? 4 EXPERT OPINIONS

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Tim Herriage, CEO, speaks at IMN Conference in Miami, FL 2016

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by Tim Herriage Tim Herriage No Comments

WHICH REAL ESTATE INVESTMENT CLUB IS BEST FOR YOU?

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IT’S YOUR MONEY OR YOUR LIFE? (Part One)          
We have attended hundreds of real estate investment clubs and associations and have come away with one overwhelming question: are they there to support you or is your presence to support their revenues? Are you “fresh meat for a feeding frenzy” of vendors, many with questionable strategies, or is this a group of serious investors genuinely seeking others with complimentary skills and resources to prosper as an investment community?
The Big Difference?
There is one key question: How do they keep the club funded?
Simply, does an attendee or new member have to pay fees for membership, classes or training? Not that reasonable fees are a handicap, but when these are merely “payment for a pitch,” particularly on a single one-size-fits-all investment solution it’s most likely more about their earnings than your investment. You know “learn about buying notes, and then come to my advanced class on buying notes.” This assumes the promoter knows what qualifies as a suitable investment for you. How do they know?
Real real estate transactions” like a house sale, originating a loan, and property management, offer significant commissions and fees to the seller, so education classes that “teach you how to buy from the teacher” are “double dipping.”
At 2020 REI we believe an investor’s money is best invested in real estate. We it is consumed by expensive training learning and not invested in performing assets we question their motives. Are they really promoting education or real estate investment?
There are specific questions to ask before investing in anything but let’s not get ahead of ourselves.
WHAT IS THEIR END GAME?      

  1. What’s the goal of the club?

Unless it’s directly about helping you invest, be skeptical. Missions that include networking, education and promoting standards are helpful, but they beg the question of beginning investing.

  1. How does the club fund events?

Running an event is not inexpensive. Are you paying to attend and, if interested, become a member? Are there many vendor tables? Are there featured speakers, offering ongoing training or selling investments.

  1. Who’s making money?

If so, these people are paying the organizer for the right to exhibit and speak. This is how the promoters fund events.

  1. Who’s Agenda?

Some clubs are formed to solely promote the organizer’s agenda so the organizer is particular who they let into the event so as to control selling by any one who is not a sponsor or a competitor.

  1. Do you feel like the main attraction or the main course?

Ideally you are here to research and learn about real estate as an investment class before you select a method of investing. If you are told you should be investing in notes, rentals or apartments, without understanding your interests, goals, capabilities and timeframe, be assured its about what they sell versus what you should invest in.
If there is lots of language about limited availability and special deals if you “act now,” on classes or worse still investments, you should do the exact opposite. Good investments take time to find, analyze, and acquire. There is an abundance of classes that are available, some good and so less so, but there is no scarcity.  
Full Disclosure: 2020 REI Companies operates DFW Investors. This is a community for local investors in the Dallas/Fort Worth area that provides resources and discounted investment property listings available for purchase. It is open to anyone. Vendors can buy exhibit space and experts speaker slots. Attendance is free to anyone. For more information, receive emails or get meeting schedules go to DFWInvestors.com.
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by Tim Herriage Tim Herriage No Comments

FIRSTKEY LENDING SHUTTING DOWN? : NATIONAL STRATEGY MISSES LOCAL INVESTMENT SUCCESS?

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Cerberus is expected to shut down their single rental home lending business.
Good News for Investors: There is still agile alternative funding available for refinancing or renovating rentals or retail flips.
LESSONS
Once a generation for the last forty years Wall Street has tried to find a way to make money in the residential real estate investment business. The long-term results have been dubious at best. In the 80’s they tried offering real estate investment accounts. Next they tried privatizing Fannie Mae & Freddie Mac. Wall Street financial engineering created Mortgage Backed Securities, and we know how that ended (read/see The Big Short – Michael Lewis author.) Meanwhile profitable individual investment chugged along for the wise investor.
In 2010 major Wall St. funds saw the mismatch between the capital cost of houses in a depressed market and the demand and income to be made from renting these. Blackstone/Invitation Homes, Colony American, American Homes for Rent, etc., capitalized on this buying, or contracting local real estate investment operators, to grow large portfolios. This benefited many local investment experts.
NATIONAL FUNDS MEETS LOCAL PRACTICE
Separately leading investment fund Cerberus, saw serious rental property investors needed money when banks, (often local community banks,) withdrew from investor lending. Blackstone B2R Finance and Colony American Finance followed with impressive institutional backing.
Bloomberg now reports Cerberus Capital Management has stopped lending, as loans did not reach volumes that justified continuing.
These firms started out offering larger loans to landlords with stabilized rental portfolios. This expanded as few as one rental home, however this became labor, time and cost-intense. As an observation centralization minimized the value local knowledge and relationships.
Making a bond market of Investor Loans?
The goal of Cerberus, Blackstone and Colony was to package these loans as a new class of debt bonds. Bloomberg reports these firms did about $1 billion in four deals through Nov. 15, per Keefe Bruyette & Woods Inc. data Colony announced another $255 million transaction this week.
The U. S. housing market has changed dramatically since 2010. Rental demand remains but profit margins and net yield have been squeezed by increased home prices, recovering equity and fewer foreclosures.
Operating a large institutional lender requires realistic margins. These have shrunk so justifying the expense of loan origination, funding and securitization makes less and less sense.
RealtyTrac reports report serious investors buying 10 or more homes a year fell to nearly 31% to 2.6 percent of the total annual resale housing volume from 3.4 percent in Q1 2015. This is the 11th consecutive quarterly decline, according to RealtyTrac.
GREAT NEWS FOR REAL ESTATE INVESTORS
Once again Wall Street missed three critical issues about the market: locally residential assets coupled with the value of local knowledge and that local relationships.
Investing principles and process may be universal but markets, properties and service providers are local. Local knowledge and local relationships heavily influence investing success.
A byproduct of this institutional experience is that many already effective locally based investors worked inside these sophisticated companies where local experience was given the value it deserved. Now these experts have taken the best of that experience and applied it to local businesses so that local investors can as one example find more speedy funding locally provided by companies that care about local knowledge, local relationships and serious investment communities.
If you are looking for money for your investments help is available from 3L Finance. Contact Tim Herriage for more information.
 
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by Tim Herriage Tim Herriage No Comments

DISPOSITION STRATEGIES… WHICH STRATEGY GIVES YOU THE MOST BANG FOR THE BUCK?

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Tim Herriage, CEO, speaks at IMN Conference in Miami, FL 2016

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by Tim Herriage Tim Herriage No Comments

Dallas/Ft Work Remains Top Market for Real Estate Investors

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2020rei Dallas:Ft Work Remains Top Market for Real Estate InvestorsAnother sign – if you need it – that the Dallas-Fort Worth metro area real estate is a prime target for investors is this: DFW has only around two months of resale housing inventory available for sale. This is truly a seller’s (and smart investor’s) market.
DFW housing is being squeezed by three unrelenting demographic based trends: heavy in-migration (80,000 people in 2015) based on well paying job openings meaning rising demand and home values (12 percent in Dallas county over past year,) that has led to an average supply of resale homes stuck around 2 months worth of inventory at the current sales rate.
Why? It’s one of the biggest job creation and population growth markets in the U.S., with lots of new high quality jobs, relatively low housing prices (historically speaking,) favorable tax rates, (no state tax) and an abundance of land for development – ideal for wise housing investments.
Here are 3 reasons why the DFW region continues to be a top target market for real estate investing:

  1. More big employers say Yes to Texas

While the energy business has slowed, contrary to assumptions about Texas, this is not what drives DFW (less than 1% jobs are energy based.) New, well-paying technical jobs are emerging in healthcare, transportation and energy sectors as well as from the area’s existing base of computer, aviation and telecommunications firms. The area hosts 21 national corporate headquarters for Fortune 500 companies. Big employers are getting bigger. Toyota’s 100-acre campus for its new U.S. headquarters and new regional operations for Liberty Mutual and FedEx will bring thousands of new employees to suburban Dallas. A massive State Farm Insurance campus for 8,000 workers in Richardson is filling up and a new $350 million corporate campus for American Airlines is planned near the Dallas – Fort Worth international airport.

  1. Big and growing demand for rental housing

The nation’s 9th largest city in terms of general population, Dallas has been growing at twice the national rate for years. Builders are having a tough time keeping up. Between 2000 and 2011 it’s estimated that 12,608 people moved from Dallas-Fort Worth to San Francisco – but 17,118 abandoned San Francisco to move to the DFW metro area. With 7.1 million people today, DFW is expected to reach 10.5 million residents and 6.6 million jobs by 2040. Housing demand follows led by rental demand.

  1. Affordable properties can still be had (but hurry!)

Moderately priced investment properties, all but impossible to find in places like California, are still available in DFW. For example, San Francisco is No. 1 on the Realtor.com hot market list but the average home there cost $1,408,330 in mid-April. By contrast, in Q’1 2016 the typical home in Dallas-Fort Worth was priced at $210,000 (and appreciating faster than historic norms,) while you can bet the average San Francisco rent is higher than the average DFW mortgage payment. If you are a mid-level tech professional with a family to house, feed and educate, your income goes further living in DFW than SFO and The Bay Area.
The upshot: good rental returns and continued gains in equity are still ahead. Like your income, your real estate investment simply goes further in the DFW area, and odds are this will remain the case going forward.
For more information on investing in DFW housing opportunities go here.
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by Tim Herriage Tim Herriage No Comments

As Households Grow, So Does The Need For More Rental Homes

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At 2020 REI we subscribe to many data sources and one of the most useful is a graphical financial blog, The Daily Shot from SoberLook.com. Recently they relayed this vital data from UBS on household formation in the U.S.
2020rei household growth
As doubled up adults/families exit the households of family or friends they show more interest in renting. What is clear from these national trends is that favorable conditions persist in Dallas/Fort Worth markets.
2020 REI Companies can help an investor participate in the improved returns offered by single family real estate, without having to take all the risk of putting “all their investing eggs in a one home basket.”

2020 REI COMPANIES INTRODUCES THE ELEVATE SFI FUND

Elevate Private Capital is currently raising capital for the Elevate SFI Fund, which will acquire opportunistic single-family residential properties, through both traditional and off-market sources, in strategic Dallas / Fort Worth locations. The fund’s assets, comprised of single-family homes and townhouses, will be renovated, leased, managed and sold in accordance with the fund’s overall strategy and market conditions.
The fund is focused on the Dallas / Fort Worth Metroplex, a major growing market with long-term demand drivers, nation-leading rates of economic growth and persistent insufficient housing supply.
This fund can help investors looking at real estate as a investment class participate in a blended investment strategy 60% fix and flip – 40% buy and hold thereby getting the income bump of smart flipping and long term stability of holding rental property.
For more information go to http://elevateprivatecapital.com/current-opportunities/elevate-sfi-fund-1/
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by Tim Herriage Tim Herriage No Comments

9 All-Stars You Need for a Winning Real Estate Investment Team


As a real estate investor, you need to surround yourself with a team of great people. People who aren’t just there for a paycheck but who are there for you.
As the CEO of 2020 REI Companies and an investor myself, I like to think about my real estate investment team in terms of baseball. It makes sense to me and I find it makes explaining some of the members’ values easier.
The players on my investment team are big part of my success. Some are paid, some are not paid. All of them understand and support me, my business and the way I do business.
Start building your real estate investing team today. No excuses. Here’s who you need:

  1. You – The Entrepreneur/Investor (Pitcher)
    You (the entrepreneur/investor) are the pitcher. In order to win, you must take the mound. You touch the ball on every play. Nothing starts until you make it happen. Maybe you call a real estate agent and say you want to buy a house, or maybe you send out advertising to generate leads. It all rests on your shoulders.
  2. A Mentor (Catcher)
    The mentor is like your catcher. No pitcher throws a strikeout without one. You need someone to advise you on which pitch to throw or to wave off your fastball. You must have a mentor, paid or volunteer.
  3. Legal Counsel (First Baseman)
    Legal counsel is like your first baseman – the guy or gal you look to every time. They’ll keep you out of a lot of trouble. The first baseman must be in his place when you need him there. If you give up a base hit, he has to go cover the bag.
  4. Accountant / CPA (Second Baseman)
    If you are acquiring investment property, you need a real estate-minded CPA who can help you maximize the benefits. Don’t accept an accountant or CPA who lets you drop off a shoebox full of receipts in January. You need a teammate to be involved all year round and to help you take full advantage of the tax code.
  5. Title Company/Attorney (Shortstop)
    Every deal starts and ends with your title agent. From the moment you go into title, to the moment you close escrow, you need a title agent who works with you to close transactions.
  6. Lender (Third Baseman)
    A mortgage broker or banker who can help you get your money into play quickly is essential. If you don’t know how to get your money into play, you need to find someone who does and get it out there.
  7. General Contractor (Right Fielder)
    Find a good one. Listen and learn. A good contractor can keep you on budget and on time. If you don’t have a good General Contractor, consider contacting a local real estate investment club like DFW Investors or attending one of their meetings and asking for referrals from fellow investors.
  8. A Consultant (Coach) 
    This is your coach. I believe there’s a big difference between a coach and a mentor. A mentor holds your hand and provides overall guidance. The coach works you hard every day. He fixes your swing; he works on the fundamentals that you need to improve. Pick one who’s good at what you are trying to do.
  1. A Sales Representative (Left Fielder)
    Align yourself with a good real estate agent with experience in your market, access to the MLS and a love of selling.

Do you have a team in place? You won’t make it as far, as fast, without one. You may not make it at all.
Tim Herriage is Chief Executive Officer of 2020 Real Estate Investment Companies in Dallas, Texas. Read more about Tim here.

by Tim Herriage Tim Herriage No Comments

The 4 Most Important Things to Know for a Successful Fix-and-Flip

You’ve seen the dramatic reveals as reality TV show entrepreneurs fix and flip a property, transforming it from shack to showcase – all in just 30 minutes.
Little wonder average folks get the itch to purchase a distressed property, improve it and make a neat profit.
In fact, new investors and seasoned real estate investors alike are looking to jump on the trend. Last year the number of homes flipped was the highest in nearly 10 years, according to RealtyTrac’s fourth-quarter 2015 U.S. Home Flipping Report.
Nearly 180,000 single-family homes and condos were flipped in 2015 – that is, purchased and sold within 12 months – according to the report. It’s the first annual increase in share of homes flipped after four years of shrinking.
“Smaller investors who complete fewer flips a year can succeed in this market,” says John Cantleberry, head of business development for 2020 REI. “To be a profitable home flipper requires understanding, discipline and work.”
Forget the dreamy “reveals” of the finished product. Here’s what you must know.

  1. Know your comps
    The single most important success factor in profitably flipping a property to a retail buyer is to buy it at the right price. Buying right starts with projecting the After Repair Value derived from recent comparable sales in the same subdivision and size range. “While it’s human nature to pick the average of the three highest comps and negotiate from there, it’s also important to understand the pessimistic comps for the subject property, then estimate the most likely ARV from a mix of best case and worst case comps for updated properties in the same subdivision,” says Cantleberry.
  2. Understand the seller’s motivation
    If you are fortunate enough to negotiate directly with the homeowner selling a property, your first priority should be to understand their motivation. Why are they selling? Listen and ask questions before you prepare and present your offer. Their trust in you and the chance that they will be willing to sell their home to you at a discount will definitely improve. Says Cantleberry, “People don’t care what you know until they know that you care.”
  3. Get accurate repair estimates
    The market definitely determines your sales price and generally determines your acquisition price. The rehab component is the only area of a successful flip that the investor has near complete control over. It is important to conservatively estimate the three big-ticket rehab areas of a property: the foundation, the roof and HVAC. After that, the other main areas to evaluate are paint, flooring, kitchen/bath, plumbing, electrical, doors, windows and landscaping. The cost of repairing and updating these categories is generally driven by the size and age of the home, but they should be estimated individually to avoid missing major exceptions. For properties that are above the median price for the area, it’s a good idea to gather impartial, informed guidance from real estate salespeople or investors who have experience in the neighborhood.
  4. Procure multiple sources of funding
    Line up your debt and/or equity funding sources before making any offers and understand both the cost of capital and the terms of your access to it. The certainty and the speed with which you can access funding can be more important than its cost. Be sure to ask those questions of your lenders at the outset.
by Tim Herriage Tim Herriage No Comments

Rent Hike Hot Spots Point to Opportunities for SFR Investors

Greater demand for single-family rental homes and the resulting uptick in rental rates are good news for investors looking to enter or expand their holdings in the single-family rental market.
While rents are going up in hot markets in the country, some areas provide higher-than-average rent gains and gross yields. A ranking of the top 25 Metropolitan Statistical areas in the U.S. according to the average rental rate increase year-over-year in the fourth quarter of 2015 illustrates the rich opportunities in specific areas.
The south region was the hottest area for investors, according to RentRange data. And the Dallas area delivered next-highest average gross yield of all top 25 metro area rental markets in the fourth quarter, at 12.4 percent. Only Rochester, N.Y. delivered higher gross yield.
View the average rental rate increase in top 25 U.S. Metropolitan Statistical Areas, Q4 2015. Source: RentRange
“The single-family rental market remains strong across the U.S. as the homeownership rate continues to decline and a higher percentage of the population migrates to rental housing,” said Walter Charnoff, CEO of RentRange, the W rental information services company. “As the real estate market continues to improve, we are seeing significant rental price increases in many markets, which bodes well for investors in this space.”
Elevate Private Capital, a private equity and fund management firm, is currently raising a fund to invest in the Dallas/Fort Worth rental market to take advantage of these leading rental yields.
The fund will focus on providing investors with exceptional opportunities to benefit from a rapidly growing market where increased job grow, rising home prices and limited inventory present continued opportunity for single-family home investors.
Contact the Elevate team for more information.

by Tim Herriage Tim Herriage No Comments

Featured in THINK REALTY

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logo@2x
We are excited to have been recently featured in THINK REALTY’s publication. See below for an excerpt and link to the full featured article:

2020 REI Succeeds by Using the Benefit of Hindsight as well as Anticipating its Customers’ Needs
Many people in the real estate investing space—whether they are the ones doing the deals or those providing the goods and services to investors—are so focused on what’s in front of them that they don’t take the time to reflect on the past. Or if they do, they may not seek to truly understand why their actions elicited a certain result.
Tim Herriage, a veteran real estate investor and businessman, knows better…

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