저자: Kevin · 외국인
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부동산 투자 입문 강의. 투자 방식 4단계(직접거주·직접임대·파트너십·타인에게 위탁)를 제시하고, 주택담보 레버리지의 효용을 강조. 상업용보다 주거용 대출 조건이 유리하며, 중개인 선정·렌트 시세 대비 저평가 매물(wedge) 탐색·협상·세입자 검증·점검·보험·LLC 설립 등 실무 절차를 설명. 주식 대비 부동산 레버리지 이점을 비교.
다듬은 글
today we're in the biggest Macy's in the world and guess what we're going to do after we walk through this piano sorry I ruined your song wow jerk so we're going to talk about exactly how to buy multif family real estate anywhere in the world let's get into that topic because I know a lot of you folks are going to be excited about it step one come on folks you saw the other video if not click up here you got to have a job and you got to have money you can't do this without a job and money you guys already know that so let's get right into step two let's get into the details oh and by guys I mean guys and girls according to the dictionary it's both now so sorry if anybody was offended so the first thing you have to do is you really have to decide what do you want to do and what kind of involvement do you want so there are four parts to step number two here the first idea or option and this is the most involved is you can live in your multi family real estate the second option is you could just straight up buy it as a rental the third option so you can do a partnership and the fourth option you could see how this is going in like decreasing intensity of effort that you have to put out the fourth option is literally the easiest give your money to somebody else to invest and let them do all the work for you oh that's kind of like what Grant Cardone does right so now if you go with option number four from step two that is just give your money to somebody else to invest well you're done that's it you can click out of the video because number one you make money number two you pick your path and if that path is give your money to somebody else to invest well then you're done you don't need to keep watching the video so really what's left now is you're either going to live in the property you're going to rent out the property entirely or you'll do a partnership and rent out the property so this is where step three comes up financing and the type of financing uh so basically if I don't want to give my money away to somebody else to invest it for me I have to keep watching the video see much like deciding whether you're in the women's section or you're in the men's section you have to figure out if you want to do Residential or commercial in the United States any properties that have less than five units on one lot are considered residential deals as long as they're multif family but I don't want to do the small deal I what benefit is there best rates best loan terms and lowest fees are almost always going to be in residential in residential that's where you're going to see those 30-year fixed rate mortgages where you're not worried about the payment changing over time and you're usually not worried about things like variable interest rates on the other hand you got to get commercial financing this is usually where you're stuck dealing with like five or seveny year variable option loans and generally loan terms that are no longer than 10 to 15 years that is you have to pay them off after 10 to 15 years or refinance which remember what was the big problem in 2008 people having to suddenly pay off loans so now that's not to party poop on commercial style financing commercial style financing can be good me commercial style financing you do usually have to put more money down you might have to put down say 30 to 40% to make the deal work that is though a big perk of residential style financing so getting those smaller deals wait was I supposed to catch a benefit of doing commercial deals cuz I didn't you want to start a with money B deciding how much involvement you want and then C need deciding where you want to end up this is definitely not the floor I wanted to end up on now step four once you start realizing okay I have a pretty good idea that I don't want to give my money to somebody else I want to do it myself and then you decide either to live in it buy it as a rental straight up or maybe you want to do a partnership you're going to have to realize step number four step number four is you got to make some credit decisions that are going to leave you with credit to where you can actually buy something because unless you have decent credit you and your partners ain't going to qualify for anything so that's why having credit established paying off your debts paying off your credit cards all the time is so important you know it might sound nice that oh you know you could take the approach of oh just buy real estate cash but then you're totally missing out on The Leverage benefit of real estate which is another thing to consider when it comes to credit I mean look at it this way you buy a 3unit apartment building for $400,000 you put 10% down cuz you're you're going to live in it you're going to house hack it that's 40 Grand say you went in 45 Grand had some closing costs then let's say real estate prices go up 10% over whatever period of time you literally just got 100% of your investment back in net worth now obviously it doesn't consider things like selling costs or whatever else but if you think about it after that point all the wealth you build is really just return return return cash flows return net worth buildings return everything's return beyond that that's the beauty of Leverage in real estate this is why you'll never see syndication buying properties cash they always leverage even if that means they're putting 40% down and they're getting a loan for 60% they're still using debt cuz that's where you make the big bucks in real estate oh I never thought about it that way before 10% down value goes up 10% and I don't sell it's kind of like I got all my money back in net worth unlike stocks where I put 40 Grand in and it goes up 10% I get four grand back cuz I'm only controlling 40K instead of 400k H just never keep them straight oh yeah so the next thing you really want to do is make sure you get with the appropriate professional here's the thing a residential realtor just always get with a pro this is what we ll the time if you don't know about it the Link's obviously below but anyway get with the appropriate professional if you want to buy residential 2 to four real estate like the duplex Triplex fourplex get with the realtor who's good at that but not just somebody who's good at that get with somebody who actually invests in that kind of real estate as well why would you use a realtor that owns a bunch of single families in condos but doesn't own duplexes triplexes and fourplexes to buy those hey new definition to Dive Bar it's the G Diva bar bad jokes bad jokes next thing shop for real estate and don't you don't have to kill yourself for this shopping for Real Estate is a part-time side hustle you should just be looking at deals every day as they come on the market and I mean really the time I spend looking at stuff that hits the market is maybe maybe 30 45 minutes a day and I'm a pro doing this every day it just doesn't take that long to catch up on the new stuff that hit the market every day if you're already familiar with what's out there it's another reason it's good to sort of narrow your search and you're not looking at everything getting overwhelmed with I got to look at 200 new listings today cuz you did all of LA County specialize let your pro send you stuff and analyze the good new stuff that comes up and be ready to jump another favorite of mine is if you're wanting to buy something like you need a pressure cooker tell people you want to buy a pressure cooker if nobody knows then how is anybody supposed to help you pick out the right product I mean there's an ocean of stuff out there you want to let people know let people know at you know investment clubs on forms for your area for your region let other Realtors know let people know at open houses you know what go to the open house and give them a card and say hey I'm a real estate investor I'm looking for deals on duplexes triplexes and fourplexes or I want 15 unit buildings call me up make it really like how hard is it to order a Vista Print business card it's a joke they do for free for you often times like get 250 free that's probably a promo code I've always been kind of embarrassed to invest or to tell people that I'm investing but I guess what's the worst that's going to happen somebody's going to call me and say they have a deal for me to look at it doesn't sound that bad you know then you always want to when you're looking for these real say deals find where you can find what I call a wedge opportunity in the rent that is you find this deal where maybe somebody who's owned a property for a really long time and they're kind of impatient they don't really want to deal with tenants and toilets anymore and they don't or haven't been raising the rent like they should have been wait this topic sounds familiar from another video you posted I should check that one out again you find a deal like that where the rents are artificially below market value you buy the property based on those rental figures which if you're familiar with cap rate and gross rent multipliers which we talk about in the investment course a link below then you know that the rents are what basically Define market value for units that's pretty different from single family like condos and Tow houses you said jacking up the rent that makes me think you're evil for raising the rents back to market value even though that owner was probably just kind of clud this that the rents were way below market value I guess the tenants were benefiting after all now there's always the opportunity to buy a wedge deal because of its condition with units as well but generally with units you're not going to get as much of a discount just because you go into a place and it has the original' 7s oak cabinets and dirty gross carpet and it smells because investors aren't as emotional like home buyers are for condos tow houses and and single family houses so you won't get that much sort of cosmetic disparity or cosmetic wedging that wedge opportunity we talk about in live streams all the time that you do get on single families condos tow houses and multif family because the investors are just looking at it as a numbers thing they don't really care about the condition of the property as much so you could get a good deal on like a real beater a real fixer up or apartment building but usually that's a lot less likely you're better off getting something that's been remodeled and getting that for a discount rather wedge the rent next step negotiate folks so many of us are afraid to negotiate in real estate we think that's the asking price or multiple offers this that or whatever know the game know what the sell motivations are are they in in a rush because they have to do an exchange are they in a rush because they're heirs and they just inherited this property and they got to pay off uh you know trust debts and things like that find out what the motivations are but also understand what the competition is look if you had a bunch of offers on this place you know don't be that person that's like oh this is a $650,000 property and they're seven offers on it well I'm going to offer them 625 why are you even wasting your time writing the paper it ain't going to happen you got to be aggressive when you need to be aggressive so really you have to know when to negotiate and surrounding yourself with a correct professional that can help you do that will help you a lot Next Step much like qualifying children you need to qualify the tenants never mind you don't get to pick those but you do get to pick tenants see here's the thing when you buy a building so many people are like oh I'm just going to inherit the tenants look they've been paying really well but they forget to do some important things the number one most important thing you got to get a tenant estole certificate for every single tenant that basically forces the tenants to sign something saying that the lease that they originally signed is what the agreement is because you'll get a lot of cash and Carri landlords that are like yeah yeah yeah yeah Mo mow the grass and I'll let you pay $100 less per month so the lease still says the rent is 900 per month but they're really only paying $800 and then when you inherit the 10 and you get a check for $800 you're like wait a minute where's my other $100 oh yeah yeah I take care of the grass but the grass is dead like this is why you want to get the ten to stle certificate in addition to that what I like to do is I like to ask for all of the original credit screening documents that is the tenant's application the movein photos security deposit receipts like all of that information so that way when that tenant leaves I can still file a security deposit claim a lot of tenants think oh yeah if the building transfers ownership the new landlord won't know what the property was like beforehand so I'll be able to get get away with a lot more damage not with me I never thought about asking for the original movein walkthroughs when I'm buying units I guess I've been leaving money on the table you guys serve ice cream here I'm looking for the largest V ice cream cone I can get okay think this that you think so let's do it and then I'm going to go outside and eat it why why outside it's called outside last thing with tenants if I don't like how the owner screen the tenants then I'll actually give all of tenants a new application every time a building transfers ownership and we'll go through the whole application process again and anybody that puts up a fight in the new application process well maybe that lease isn't getting renewed or rent increase time it's like well who are the uncooperative tenants it's a good way to sort of inspect how flexible the tenants are with a transition to new ownership when a building sells I'd like the largest ice cream cone you've got well we have ice cream right now do you have MC flurries no no I said the machine not working how's it not working thanks thank you second floor going down next floor one and a half going down so many people they get into units they do all their numbers and then guess what they don't do how you doing sir have a good night they don't do their inspections they think like oh yeah yeah the owner doesn't seem to have any maintenance issues with the roof and doesn't seem to have any problems with anything there shouldn't be a problem you got to got to get your inspections with when you get into these multif family deals especially so many people say to me oh well multif family is so much better than single family because you have the benefit of scale well not really I mean come on look at it a condo benefits from just as much scale as a 4unit apartment building does if anything it is cheaper for you to own a condo pay the association dues than own a 4unit building and have to replace a roof on 4 units people are like oh well it's one roof you know a single family house you have one roof too yeah but you got a bigger roof usually on that per dollar of rent you're getting so people can be funny with some of the conclusions they make it all comes down to the numbers and the inspections so get things expensive stuff especially on units get this stuff verified Foundation electrical system plumbing system you want grounded electrical you want a foundation that's not cracking like crazy and you don't want galvanized Plumbing you want Copper or peex you want these modern amenities in your buildings and when you can find properties like this where they already have du pane windows maybe they're ugly inside the units but the expensive stuff is done like a 1950s purchase hey come on I'm trying to film here thank you then you don't have to worry about spending all that money in the future there is ice on this railing next thing guys make sure you get all of your contractor bids for any kind of Renovations up front as well as get your management in order if you're going to manage the property yourself at least get get bids on what management companies locally like professional management companies would charge to manage your building because folks you might get tired of managing the buildings one day yourself and you might think you know what I'm just going to give this to a manager and you want your numbers to still work out because sometimes it just gets a little cold and not as desirable to do what you've been doing next you got to execute the game plan which sounds really basic but quite frankly you need to have a game plan so many people are like oh it's closing in a week and you haven't even let your tenants know yet where to send their new uh rent checks because they're sending them to you instead of the Old owner you haven't started setting up your contractors for little repairs or Renovations and things get all that stuff done before you're closing every single day that goes by that you own a property and you don't have stuff happening you're losing money have some simple business common sense and stop wasting money within action so that means if you're going to be living in a property like the duplex or you're going to house hack a Triplex or fourplex and you're going to renovate your unit hop to it get that stuff scheduled to start the day you close and you get that 110 in out or you're taking over that one vacant unit or whatever get that work started so you can stop paying rent to a different landlord huh I guess I never thought about it from a perday point of view everyday vacant is money out of my pocket after all much like jewelry you got to make sure it's insured and I don't just mean regular insurance I mean you need to have a really good insurance policy for the building then you should have an umbrella insurance policy to cover any excess beyond that insurance policy obviously check with an insurance agent for proper insuring guidelines and tips and all that stuff the last thing you might consider doing because this comes up a lot and guaranteed you're going to be doing this if you go with the partnership option is you want to make sure the properties in like an LLC or something that's going to protect the property from other people's liability especially in the Partnerships see let's say I decided to sit in this chair and then I got sued by Samsung for videotaping in their booth and I wasn't supposed to and I'm in a partnership with you well unless we have that building partnership in an LLC it is possible that if I lose that lawsuit I could have my assets that is my partnership claim attached from that lawsuit which means you and partnership with me would be bad must we had a partnership like an LLC whoo wo so if I'm in a partnership with somebody and we don't have an LLC and then they get sued that could be bad because now that random lawsuit could get mixed up I guess I should follow Kevin's advice and talk to an attorney that gets kind of complicated last step repeat the process you got to do this over and over again keep doing Partnerships keep buying real estate keep doing it don't stop and if you really want to know some tricks that are going to save save you a ton of money by the real estate investment course join me let me help you analyze your deals
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