저자: Kevin · 외국인
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부동산 투자 기초를 압축 설명한 강의형 영상. 낮은 가격 매수, 레버리지, 임대수익, 인플레이션 헤지로서의 부동산을 강조하고, 최종적으로 유료 부동산 투자 강의(259달러)를 홍보함. 증권·개별자산 가격 방향에 대한 예측 발언은 없음.
다듬은 글
warning warning this video is equivalent to an entire semester of real estate education you will be fire hosted with information yet this only scratches the surface of what is available in the real estate investing course with private mentoring included link below what's up you guys I like long walks on the beach but what I also like is a lot of information pretty fast when I'm trying to get an understanding of stuff so what are we going to do we're going to Pummel you with real estate information in this video that I'm calling everything you need to know about real estate and if it ain't in this list then you can find i but let's give you the overview starting right now real estate means property that could mean land or it could mean land with something on it like an apartment building office building or a house a mobile home is not real estate two you can build a massive net worth with real estate starting with pretty much nothing other than ideally a job but you could pretty much start at any point and get into owning and controlling real estate in a relatively Safe Way how do you buy real estate in a safe way well ideally you buy for less than the property is intrinsically worth and you don't speculate on timing while at the same time trying to borrow the least amount of money that you need to when you combine these three things you get varying levels of risk every property you control has the potential for making money there are three ways you can really make money by controlling real estate the first way is well like I said earlier buying it for less than it's worth that builds your net worth pretty fast it's the easiest and most fast and effective way to build a net worth in real estate the second option is holding it over the long run and controlling as much dollar volume of real estate as possible which is going to enable you to grow your net worth like planting a seed and growing a tree the third option is by renting your properties to tenants obviously you can combine these three things and extrapolate your net worth even faster when it comes to tenants you need to make sure you're actually renting to whom they say they are that is you need to verify their identity social security cards driver's licenses run their credit run their criminal background history eviction history run everything if you don't understand this stuff consult a professional next make sure you always video or photograph as much as possible before giving a tenant a property and after getting a property back from a tenant it's very important next always make sure you properly ensure your proper properties to make sure you're protected from as much liability as possible earthquake insurance in earthquake areas is recommended but can be optional because deductibles on earthquake or hurricane Insurance can be very high so you have to evaluate the age of a building and the protections that the building has against the likelihood of a natural disaster some people take it as far as incorporating or creating a limited liability company to minimize the exposure to possibly other assets but remember always consult the appropriate professional so if you need tax advice call a CPA or or my favorite method email everybody because guess what you want in real estate documentation on everything real estate is an asset that means it has inherent value that can go up and down over time when you control assets you could take out what are called liabilities AKA debts or loans against that asset which opens up a whole host of options including leverage and over leverage and dangers and risks and so on and so forth now when you have an asset and you have a liability against it you can do something called calcul ating your Equity that is you take your asset you subtract the liability amount and you are left with the equity that is the positive net worth in that property isn't AKA for that now that number could be negative that is if your asset's $100,000 and your liability is $200,000 you're upside down 100K that's not so good now because of risks of over leverage and Banks not getting their money or really any kind of lender whether it's a private party lender which can sometimes be called a hard money loan lending you money people who lend money usually want a deed securing their right to basically take the property if you don't pay the money back to them the most common security instrument is a mortgage note a mortgage itself is not actually the loan the mortgage is just a piece of paper that says if you don't pay your loan the bank can take the property from you or the lender can take the property from you that's why we have something called a secondary mortgage Market which means loans can be sold on the secondary market and if you don't pay the banks can use the mortgage to take the property sell the property and reimburse the investors on loans so pretty much all real estate loans end up getting sold the original Banks very rarely hold them on what's called portfolio now when you have negative equity that is your upside down and you want to get rid of a property you have a few options you could do a foreclosure which you can just walk away from the property or do a deed in L where you sign over the property to the bank or you could do a short sale and try to negotiate a lower payoff with the bank so that way the bank's taking a haircut but you're helping them sell the property if something goes through foreclosure people can swoop it up as a good real estate purchase through what are sometimes called trustee sales or auctions alternatively if you have Equity that is positive net worth after you factor in selling costs you could do a standard sale or sometimes a trust sale say somebody passed away and there's positive net worth in the property we had and you could take money or an estate could take their money and go invest it into something else now here's the problem anytime you profit from Real Estate or you have what are called capital gains you have to pay taxes and you have to pay all the selling fees this is why I usually recommend if you don't have to sell don't sell real estate keep your real estate but there are times it makes sense to sell like when you've fully depreciated a property depreciation is just a bonus tax write-off that you get when you control rental property if you do not want to pay taxes you have a few options you could do a 1031 tax deferred exchange if you're an investor which means moving gains from one property into another property or if you've lived in the property for two out of the Last 5 Years in the United States you can exclude up to $250 to $500,000 of gains if you're married or single obviously the larger amount if you're married there's another option too to never pay taxes and that involves dying but you should talk to your CPA about that one because that's a trick that some old folks do to be able to give their estate tax-free assets now here's another option for you if you don't want to sell your real estate but you want to take advantage of maybe some of the value that you've gained because the property went up in value or you've held it for a long time and you've raised rents and you're collecting more cash flow from your tenants you could take out a home equity line of credit if you live there a rental property line of credit if you don't live in there you could take out private party financing or you could refinance the property get a new bigger loan so that you can take that money cool thing about taking money out via debt is usually you don't have to pay taxes at that point and then use that money to go invest in other stuff or buy a boat if that's what you wanted to do the most common way to wealth in real estate is by controlling a property you live in and then when you decide to move or you need to move or you want to move you keep the first property then you use what's called projected rental income by renting out your house to help you qualify for the next house now you control real estate over in the long run ideally using good long-term financing because what's the kiss of death in real estate short-term financing in fact that is what led to Dave Ramsey's bankruptcy when you do this you tend to control an asset that also helps protect you and your wealth against inflation assets typically do well against inflation because as Things become more expensive so does the cost of living become more expensive and because then rental income can go up so can property values everything sort of moves together so real estate can be a very unique hedge against inflation whereas if you kept the money in cash you'd probably be losing money over time this also means debt becomes easier to pay off in fact inflation rewards people who take out debt and punishes Savers much like the inverse where you have deflation which really hurts people who have debt and rewards Savers but fortunately our government has designed our economic guidance to always focus on having at least some inflation mostly for this reason because if people came to expect deflation we could go into a deflationary spiral and Nobody ends up spending money which what does that do it crashes the economy so focus on real estate as a hedge against inflation now what's the best kind of loan well the best kind of loan is the longest loan that you could get with a fixed rate that is fully paid off at the end of the loan so that might be a 25-year fixed rate loan that's fully paid off at the end of those 25 years in Canada or a 30-year fixed rate loan like you have in the United States States in some countries like abroad you might only be able to get a 10-year fixed and then you have to sort of get a new loan or switch to variable but the longest period of time you can get the better especially on a fixed rate because it really lets you plan to me anything shorter than a 10-year loan or note is bad now how do you turn $1 into $4 or into $10 by controlling real estate well with leverage now here's how that works if you put $25,000 down on a $100,000 property and the property goes up in value Val by $25,000 you've essentially doubled your initial $25,000 investment obviously not considering selling costs you could do the same thing because in this example you controlled what $4 with every $1 you invested you could do the same thing with a 10% download or a 5% down loan where you can control $20 for every $1 you invest these are the benefits of Leverage which obviously come and have to be weigh out with some factors of risk this is why it's important to buy very good deals and we'll talk about wedge deals in a moment now typically if you put down anything less than 20% you have to pay mortgage insurance but fortunately most people get rid of their mortgage insurance after 3 to 5 years consult your lender to figure out how you can get rid of mortgage insurance if you start with it but usually it shouldn't be a factor in your decision to buy or not buy especially when you're shopping for Great Deals now sometimes when you're shopping for Great Deals you come across fixer uppers and you might be asking well where do I get the money to fix it up well that's where beautiful loans like the FHA 32% down renovation loans can come into play which with an FHA 203k loan you could put three and a half% down and then you could actually borrow fix up money based on what an appraiser thinks the house would be worth after you put the money into the property you'll be Consulting with not only your lender a licensed contractor and a HUD consultant but basically you can renovate a property with just 35% down out of pocket and control a real estate fixed Dr uper that you can renovate your way and control all of the upside and appreciation that you were able to get buying a good deal so you have a whole host of options you could do 3% 5% 10% 15% down conventional loans you could do 20% down conventional loans once you H 20% you get rid of that mortgage insurance you do 3 and half% down FHA if you're a veteran you could do 0% down and in any kind of financing there are ways you can negotiate with a seller to have them pay for your closing costs via what are called closing cost credits alternatively if you want to go into an investment style loan of anything under 4 unit in the United States that is a single family duplex Triplex or including a fourplex you can usually get into these deals with 20 to 25% down at a minimum and still get a 30-year fixed rate loan however as soon as you go above four units into 5 units 30 units 50 units 100 units whatever you get into commercial financing which is also triggered when you get into office space or industrial Properties or even certain types of land commercial financing is a completely different ball game you're not looking at 30 year fixed rate financing usually you're looking at seven or 5year adjustable rate mortgages which are much more risky and less desirable this is why you hear people with commercial financing always want to have an exit strategy whereas people with the highly desired residential financing don't have to force themselves into an exit strategy plan they can choose an exit strategy when the timing is right see real estate is inherently boring you could live in it or you could rent it out to somebody or you could rent it out to a business or you could run a business in it the basics of it are very simple you control an asset somebody pays you to use it the asset usually goes up over the long run in time this rewards the patient investor and the investor that goes in to buy properties for less than what they're worth this also opens up a few doors especially to hacks like you could house Hack That would be like saying I'm going to buy a house my payment is $2,000 per month and it's a four-bedroom house I'm going to rent out three rooms for $700 a piece and all of a sudden all of your payments and even some extra are covered by the fact that you're renting out three rooms and you're essentially living for free that's called house hacking always do your numbers what goes into numbers well the main things are pii principal interest property taxes and insurance sometimes you'll have extras like melow ruse assessments HOA dues or sometimes you'll have mortgage insurance some people even extrapolate that into the hack called Burr which is maybe not necessarily a hack more of a real estate investment strategy which is buy you buy a property then you go to rehab a property because you buy a fixer up or you fix it up then you you rent out the property now you have income coming in you go to the bank and you refinance the property to pull your initial investment back out and then you repeat the process this can be risky though because refinancing continuously leaves you with larger debt and maximizes the debt that you could possibly have on a property taking away some of the insulative protection you get by buying a good deal in the first place then in theory you could do things like rent hacking or rent to rent but usually this kind of stuff becomes a job where you're purposefully trying to establish a lease and then you either lease it for more or you release out separate rooms sort of like an accommodation company which really just becomes another job and don't get me wrong there are plenty of ways to make money in real estate and I encourage if you don't have a job to consider jobs in the real estate industry but another famous job that people get into is called wholesaling that is literally making a job out of finding good deals that are worth way more than what the sellers are willing to sell them for and then matching those properties with investors that are willing to invest in them as a Buy and Hold or to flip them which what is flipping flipping is buying a property that needs work for one price say $400,000 putting say $50,000 of work into it putting aside another say $50,000 for holding costs and closing costs and then selling the property for let's say $600,000 now profiting the difference between five and six which then when people who do a job as wholesaling real estate start realizing the money they're leaving on the table by just transacting wholesaling Deals they start realizing hm maybe I should be an investor and flip deals myself buy and hold the deals myself or become a real estate agent and help the people that I couldn't otherwise help sell their properties and earn a commission as a result most successful wholesalers don't stay wholesalers most bad wholesalers don't make any money the same is true with airbnbs some folks take a property that doesn't have any cash flow and look and say well I'll get into an Airbnb and then I'll I'll manage it and I'll do all this Hospitality crap well guess what happens you just got yourself another job now as a real estate investor you get a lot of benefits because remember your goal is to make the tenants pay all of your expenses which what are those Timmer D taxes Insurance maintenance management utilities reserve and the D is the bonus for depreciation that is another tax write off for you which is really just a paper loss that you're telling the IRS about now there are few things you can do with your cash flow my encouragement is that you save it up for repairs and vacancy that come up on properties which usually vacancy rates are very low as long as you price your properties accordingly if you overprice a rental property guess what you're going to have a vacancy but usually it makes sense to reduce the rent to get a property rented rather than sit around and wait now you can also take your cash flow and invest it into things like Vacations or things that don't really create any kind of value but my recommendation is either keep the money for when you need it or invest it into more real estate see here's something the typical 25-year-old could do today they could buy a house with 10% down for $100,000 and every 7 years buy another property $200,000 $300,000 $400,000 $500 600 $700,000 every 7 years would make them 69 years old and if there were no Market appreciation they'd be controlling $2.8 Million worth of real estate only putting down $280,000 that's 10% every single time plus some closing costs every single time now if we factor in some kind of Market appreciation say 3 to 5% what would happen to that number well that number would probably balloon to well over $10 million somebody else could do the math on that this is the quick run now this example usually leads to a lot of cynics saying things like oh my gosh why would I invest in real estate for 44 years only to have that benefit when I'm 69 years old but that misses the main benefit of real estate which is having assets gives you access to leverage that you can now use over time to finance more Investments more creative deals business Adventures business Endeavors whatever you want to call it you can do a lot when you control an own real estate so what are wedge deals well wedge deals are based in the principle of always buying for Value much like the typical Warren Buffett investor that wants you to buy a company for maybe less than it's truly worth well you could do the same thing in real estate although it's very difficult to do that in stocks now this is why real estate is one of those last holdouts where it's pretty easy to still get great deals because of the disparity of information think real estate markets are much smaller you don't have the opportunity to compete with an entire global economy when you're just selling a house in a specific neighborhood this disparity creates a lot of opportunities for people to buy deals that are either cosmetically over improved leading those improvements to sell for less than they're actually Worth or more commonly a property that is selling for less than it's actually worth because of some cosmetic improvements that need to be made but haven't been made quick example of that might be buying a house for $200,000 that needs $30,000 worth of work and then it would be worth $350,000 that is buying in the wedge the third option for buying the wedge is buying an apartment building where the rents are artificially low which most commonly occurs when when somebody owns a property for a very long time and they don't raise the rents to Market appropriately now what are appraisals well appraisals are opinions of market value and how can you get those well by looking at what are called comparable sales you look at the internet to see okay well if a three-bedroom two bath that's 1300 ft is for sale for $350,000 and then over here we've got one that's sold for $400,000 and it's ,350 ft and then over here you got one that sold for $390,000 and it's also 1350 ft well well that $350,000 property starts to seem a little bit undervalued but then we realize oh we have to do some adjustments those properties that sold for close to 4K where remodel this $350,000 property was not how much money do you then need to get it to that point and what do you want to be compensated for doing that work that brings up valuation metrics on apartment deals problem with apartment deals is nobody really cares about the Cosmetic condition of them instead what do people do they value these deals by What's called the gross rent multiplier or net operating income to come up with their cap rate so what is gross rent multiplier well gross rent multiplier is basically this if you have a million doll property and the total rent receive for all of these 10 units as part of this one 10plex is $100,000 then this million dooll property is selling for what's called 10 times gross $100,000 of annual income time 10 equals $1 million you can also do the inverse and divide to get that same number this helps you compare if another property hits the market for 12 times gross why is that property so much more expensive is it a better quality property you got to do the adjustments and see or is it just overpriced you can do the same thing by using a net operating income net operating income is calculated very simply you take the gross rent pull off the expenses or what I like to do is usually take an expense ratio where I'll take 35% off and I'm left with say $65,000 of income from $100,000 of gross income I divide that $65,000 of now net income or proforma or estimated net income divide that by the price of say a million do in this case and now what is my cap rate it's 6.5% that is net operating income divided by price then you need to decide what kind of real estate do you want to invest in small units or big deals big deals are great if you're trying to gain scale very quickly but they're very difficult to get started in so that's why I recommend starting with the smaller deals so then you can leverage in into the bigger deals after you gain a net worth with the smaller deals now as an alternative to you directly owning real estate you could just give your money to let's say a fund manager but know that they're going to generally take large fees for that purpose and you might be better off making more money yourself if you have the time to do it you can also buy real estate through what's called a real estate investment trust and now you're essentially owning a stock of a company that invests in real estate if you do decide to invest in real estate yourself what should you be thinking about number one get with an agent number two get a pre-approval letter from whom should you get a pre-approval letter a local lender that hopefully also invests in real estate and hopefully your agent invests in real estate as well because they are going to be able to connect you with the people that you need to be connected with what should you do now pick up the phone call a Lander and get a pre-approval letter stop footing around and not getting your credit run instead get in the game last what should you do you should buy the real estate investment course because if you don't want to spend spend $259 on your education in real estate and understanding over 40 hours of content of everything I just said in extreme detail all of the gaps filled in and access to me as a private Mentor then you'll probably never be a real estate investor however you make the purchase the odds of you buying going to go through the roof n
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