저자: Kevin · 외국인
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영상 제작자 Kevin이 캘리포니아 공실 부동산 3개 리노베이션 프로젝트를 소개하며 부동산 투자의 레버리지 효과를 강조. 3유닛을 6유닛으로 전환해 가치 두 배 기대, 주택 한 채는 가치 상승 목표. 테슬라 주식 대비 부동산이 공실 시 수익이 없다는 단점도 언급. 주식 포트폴리오 절반은 테슬라로 구성되어 있다고 밝힘.
다듬은 글
hey everyone me kevin here i've over 5xed my money investing in tesla stock which is one of the reasons i did end up getting this tesla roadster but in this video i want to show you and well talk about all the other real estate projects i've gotten myself into and all of them make me scratch my head wondering why didn't i just continue to yellow into tesla well let's share the story of the day with you we are still in the midst of a pandemic out here in california and la is locking down even more and what i thought would be appropriate to do is go look at all of my vacant real estate and that's one of the downsides of well real estate over stocks see when my real estate is vacant i don't get paid now maybe the property values will go up in value over time but i don't get paid and i gotta still pay bills on the other hand with stocks i don't really have to do anything i don't have to talk to humans i don't have to talk to contractors i don't have to talk to anyone i just swipe up on robin hood and i'm done or i click buy and i get my four free stocks on weeble when i deposit a hundred dollars so what we're gonna do is we're gonna take the tesla roadster we're gonna go check out these empty units kind of see what the heck is going on let's go take a look welcome to the free unit apartment building i'm gonna do a walkthrough on this one there were a lot of questions about why am i buying a three unit apartment building and why am i going to turn it into six units well the thing about southern california is that people pay a lot more for units and this used to be a four unit apartment building and it has a two-car garage and so a lot of people i saw in the comments are like kevin does that does that mean you're chopping this thing up into six funky units no going back to the original four and then we're gonna take the garage and turn that into a unit and do another unit on top of the garage that's how we're gonna get six get plenty of parking around here so this is uh this is kind of turn of the century old old kind of building that's that's my elaborate way of explaining this uh i mean even just look at these baseboards they're huge but they're all so ancient and it makes you kind of think they're those are mistakes but that's that's how they did it back then uh and even just this the thick wood flooring they had from back in the day it's kind of cool it's nice to see this place totally empty are you serious they left me this what am i gonna do with this why would they leave this uh the sellers decided to leave this i don't even know how to open it oh that would help wow probably see i hate that it's like oh we can't move it and we don't need it we'll just leave it well now i gotta pay somebody to remove that that's kind of lame so the way this used to be was this was one unit down here and this was actually the entrance to this unit a right here and everybody kind of had well at least these two units had this common entrance right here and then unit b could go into their studio apartment or one bedroom apartment up here so that's kind of how you had this original four unit you've got one up here one over here and then you've got these two smaller units one right here and then a model match of that right down below let's go ahead and take a look at the smaller ones right after we look upstairs here so this will be its own unit again rather than sort of being a two-story townhouse these will be individual units again and they kind of funkied it up a little bit because look at this waste of space here and this is ridiculous why why do you put a bathtub in the middle like it doesn't make any sense at all so i gotta fix this crack and put this back to normal i'll put plans on screen for how we're going to redesign this if i remember from memory we're gonna have a door going through here we're gonna reconsolidate this and make this uh kitchen space and full functional bathroom space so that way you've got your living area and you still have a bedroom oh great they left me more furniture ah people people i don't want this garbage get it out of here uh i this is so much furniture they left me i'm gonna have to uh probably hit them up for a couple hundred bucks it's not fair it's not my responsibility to to throw your stuff away and i didn't say i wanted it anyway let's uh let's look at the next unit here all right welcome to one of these smaller units this one obviously i'm gonna get rid of the carpet uh you know what would be kind of cool is if there was any hard wood left under this i wonder if i can get all right here we go i don't know maybe we can fill those grooves in sand it down hey maybe maybe that's just the oldest hardwood i've ever seen i mean this this would work see we could refinish this look at this see this is in the closet and it continues under the carpet let's sand this down fill in the grooves and have hardwood floors so maybe yeah yeah you know what i think we can make that work i think people would love for this to have hardwood floor i mean look at this you got your living space here you got your bathroom over here which uh you know it's needs a little love probably yank all that crap out just do a new fiberglass surround that one's kind of nasty kitchen's all right huge freaking stove good oh look there's even a sink over here this is where we're gonna do the laundry oh fun good good good let's go look at the model match downstairs look it's the same hardwood floor oh look it looks so well i mean i can't say it looks great but it's it's pretty awesome it's so much better than that carpet crap not bad i actually think that tiling is kind of cute i might keep that oh this is a little funky i have to decide what to do on this i don't want to overspend uh and a lot of these deals in california the way you make money on these by the way people always ask me like kevin kevin how do you make money in california so expensive honestly a lot of these deals you buy them you hold them for 10 15 years you buy them below market value and then you sell them and when you sell them factoring in the cash flow that you did have but also the fact that you bought it below market value and the principal pay down and the appreciation all of that over 10 to 15 years usually you could easily get a 15 to 18 percent rate of return on the cash you have invested now quick interjection i know i usually say never sell and this still stays true because what you're doing when you sell after say seven years in real estate is you're taking your wedge you're spreading it out for seven to fifteen years you're minimizing your closing costs that way it's not like you're selling every single year but you're trading up over time you want to trade up and by 1031 tax deferred exchanging you're not paying taxes you're postponing those taxes forever and there are ways you're never going to have to pay taxes on real estate that's the beauty about real estate when you sell you don't realize gains like you do in stocks but you can't blindly hold the properties forever because you want to keep building generally you know sometimes especially if you do renovations and you sort of add units sometimes you can squeeze your cash on cash return while it's rented from like you know the typical two to three percent in california to maybe four five and six percent depending on how much you spend uh but but usually if you if you flip these things longer term you get 10 31 to stop paying so you don't pay taxes on it you're exchanging basically and really what you're doing is you're taking your wedge and you're spreading it out over multiple years reducing your taxable income and building your wealth at the same time but yeah usually you don't buy in california just straight for cash flow appreciation's pretty good though especially when you're so close to the beach you know some areas they'll have these weird swings where some years they'll be like flat for three four years and then they'll have this appreciation for two or three years and they go flat again but when you're this close to the beach it's right there usually helps unless of course there's an earthquake and knocks it all down uh then you're screwed you should probably get earthquake insurance but that stuff's a scam all right what else do we have here so this is kind of the same uh by the way people kind of make this i mean these are studios but people kind of call this a bedroom uh you know almost would make sense to have like a pocket door here just to be able to call it a bedroom no because you have to go through the kitchen who am i kidding their studios so uh and then here's the garage this is actually not bad this is where we're gonna put the laundry so all the units have laundry in here oh they left me crap too what is it with people leaving me crap oh oh of course but they took all the patio furniture so uh this is where the garage is which that roof is actually really nice look at those shingles those shingles are nice they look fake they look like cgi dawn they're so nice that roof is in great shape so it's going to pain me a little bit to rip that roof off to build but uh that's called real estate investing uh i do want to get these units rented pretty quickly though because uh but then again people are gonna be living next to construction for a little bit but hey i think in fairness if i disclose it to them should be okay even if we have to take a little bit less up front it's better to have these things renovated and done so we just closed on these that's this three unit building which is now going to become six obviously great location so yeah um right now this is three vacant units that means i'm paying all of the bills for this which kind of sucks now right now i'm into this deal about 450 grand down payment closing costs and everything uh purchase price was 1.265 my expectation is once i turn this into six i'll probably be able to double at least well because i'm going to renovate it too it could i could possibly even get much higher by the way something i've talked about regularly in the real estate investing course is that usually when the market is like super hot and there's nothing on the market and it's hard to find deals that's usually when it makes sense to start developing doing those adus converting those garages and those dense areas uh you know when when there are a lot of opportunities on the market to actually buy real estate i generally say don't add on or convert like just keep acquiring so when there are a lot of opportunities in the market or they're coming up regularly get what you can then when the the pickens are slim before you go over pay for something or maybe upgrade something you already have add a unit add a duplex in the back like we're doing in santa barbara adding a duplex to an existing single family some of these things begin to make a lot more sense and we talk about that a lot in the investing course as well which keep in mind if you're a real estate investor and you're consistently looking for new deals it's not a bad idea to sign up for the website under met kevin.com deals that's deal machine and the marketing software there could give you a big boost in finding off-market properties check that out by the link down below or go to medcavan.com all right so here's the next project the bummer with this city though is they're so freaking slow at issuing permits we've had our architectural plans and engineering plans in forever and that's one of the things that just drives me nuts about the cities is they're so slow this is why we need a stimulus bailout for the cities but anyway yeah this is uh this is sort of the outside of what we've got going on right now try to explain exactly what the heck is going on here so what we've got in the front is a single family house that is going to be a three bedroom two bath it used to be three bedroom two bath we were making it a better three bedroom two bath actually they had another half bath in there so it was technically a three two and a half but it was so funky yeah getting rid of that making it normal it's gonna be a normal three bedroom two bath in the front then back here this entire garage has been reframed into a one bedroom apartment uh and so we sealed it up because well we don't want anybody moving into it just yet but yeah look at this you can actually see we're getting ready to this is called uh underpinning the foundation and so we are prepping the foundation to strengthen it and beef it up to make it up to sort of living standards or health and safety standards for earthquake protections and things like that so what you actually have to do is you have to dig under the existing foundation and drop in rebar and prep to run your anchors through so that's uh that's the prep that we've got going on here ready to kind of pour but uh yeah this place is gonna be really cute because it's gonna have its own backyard over here uh this will be its its backyard probably up to about where that table is we'll have a fence there so i'll have a nice backyard here probably do uh this looks like where the door is uh so this will probably be a nice glass kind of door that you can come out that'll be kind of right where the kitchen is bedroom bathroom in the front so that'll look pretty cool then over here we're doing an egress window but that's actually what the plans call for right now is just a larger window let's in more light it's a window you can open and climb out of if you needed to but what i want to do is i want to actually make this a french door so uh you know once we get this all ready to go we're going to open this up completely and do a nice glass french door here so they can come out to their private thinning area back here i think that'll be pretty cool this is uh this is where the sewer line goes so check that out there's there's our sewer line and somebody added this uh stink pipe over here clean out so to speak old clay clean up but uh yeah so over here you'll have one backyard where i'm standing now you'll have the backyard for this unit and then the main three bedroom two bath over here will have sort of this middle space as its unit and we made sure that there are no windows looking into anybody's backyard so we've got no windows on this side instead this will be like the closet for their bedroom or whatever or their pantry and i think their laundry is over there no windows on this side obviously it's completely boarded up but this won't have any windows either so that way everybody's got a nice private backyard let's go inside and look at some of the framing because it's it's a sight to see okay so this is kind of the inside right now as we're getting prepped to finally get that green light and actually get uh get our permits but uh yeah take a look at this i mean we also had to do underpinnings inside of the house uh so imagine trying to dig inside the house underneath to sort of support uh where this where this new post is right here pretty incredible and look at that fat header we've got in here which the engineer did not call for an engineered header on this one this is sort of just a regular uh piece of lumber uh yep gotta love the electricity kind of just hanging it's kind of like you're going through luigi's mansion trying not to get sliced and then uh yeah this is this is the kitchen you guys think i could clean this up i don't know i'm kind of keeping the cabinets right now because part of me thinks i might be able to make this look nice without having to rip out all the cabinets now i think a lot of people are going to hear that and think kevin you're a maybe if i don't like it i guess i can always redo it this will be the laundry room and uh so you'll sort of have a laundry here you'll have your water heater in here as well and then over here is actually where the shower is going to go in the bathroom so this is the master bedroom let's see if we can kind of picture it picture it kind of from from this way so you've got your uh this i believe is actually the closet right here so a nice little walk-in closet right here and then here is gonna be your bathroom and shower so you could probably picture here uh you know shower tub i don't know exactly where these things are placed you know what i'm to do is i'm just going to put the plans up and figure it out because i don't exactly remember what this is but i'm pretty sure shower tubs in here toilet vanity and that's the bathroom walk-in closet over here which is pretty cool you know i mean now this is actually like a functional house again so you've got the living space here kitchen indoor laundry room you've got the walk-in closet the uh the bathroom obviously you've got well massive hole not to fall into right there that goes to china over here you've got uh the front bedroom and clean that up obviously you've got the hall bathroom over here this is the full hull bath over here and we're already prepping to redo the valves that's why i like kind of removing and get the valve work done now got rid of the old heater that was there jeez and so that's bedroom well that's the bathroom and then here's bedroom three so bedroom three is actually right now connecting to where unit number two is so you got house in front garage and then uh unit over here so garage being unit three this is unit two one two three there we go uh so this is uh yeah this is this is what you've got for the unit here they'll have an entry door over here with a nice little landing into the side yard so that way you can come in this will kind of be the living space pretty sure that's where the washer dryer goes although i'll have to pull up the plans again and they do have this funky step down which i'm not really happy about but i'm not going to change it this goes into where the bedroom will be so in here we'll have the bedroom uh you already got some closet systems here which we'll just leave those and they got their bathroom over here oh this is cool look how they prep these these are really it kind of gives you an idea how you take the rebar you tie it together these help keep the rebar off the floor so that way when you pour the concrete and it floats up in those holes it actually covers the rebar yeah toilet should probably cover that hole and then yeah there's actually a shower behind this door i think that it's a little bit of a crammed bathroom look at the old vent heater that used to be here or the old uh light system crazy it's like a little spaceship up there oh and just so you know what the underpinning is tied to it's this it's a simpson hold down so you kind of see this large bolt right here that's going to actually get cemented in underneath in that giant hole great work see here's another one of them right here yeah and that way i don't have to buy earthquake insurance either see if i do it right and i build construction correctly i don't have to have earthquake insurance because the earthquake insurance deductibles are freaking insane deductible in a building like this would probably be like 100 grand of damage so you'd have to have a hundred grand of earthquake damage before the earthquake insurance company would even pay they'd probably charge me like 300 a month for it on top of that it's like earthquake insurance just seems like a scam uh you know i say that now and then there'll be a big earthquake and i'm like crap wish i had earthquake insurance but that's also why i like renovating these places a bit so that way uh we do have them earthquake retrofitted as well so that way they're stronger let's go to the next vacant one in the city oh man vacant real estate this is why i just buy stocks man all right now we are at the beach house yet another renovation three big renovations in just one city and this isn't even counting the renovations going on in the other cities so let's just say there's a lot of stuff going on let's take a look at this one though okay now this one's looking so much cleaner oh nice look at this we got drywall on the ceiling most of the ceiling we got the can lights in we got new ducts we got rid of the old asbestos and we have new ducting wow this is awesome oh i'm excited by this yeah this is this is really fun also yet another project we are waiting on the dang freaking city on uh like how hard is it we're not even doing that much we're like it's not like we're making units out of this one oh no city wants eight to twelve links you suck anyway look at this one oh fresh ocean breeze it smells really nice see over at the other end of town i think there's a fire somewhere so it kind of smells a little smoky but man it is so nice coming over here just thinking what what kind of wave runner should we get to take jack on oh man look at this this is so cool problem is i still got to deal with renovating the thing because this looks cool but the deck sucks the house is a mess somebody dripped something all over the floor here oh man so take a look at this house a little bit really we're just keeping this a simple remodel everything's going to obviously get insulated and then drywalled up again which will be really nice and new electrical opened up the kitchen a bit so that'll be super cool in fact we added this to open up the kitchen this was the kitchen oh it looks so nice though it's really really good yeah all right let's see what we got going on look at this most of the drywall in up top too except where we were doing the ducting all the new ducting some new framing oh this place is really coming together this is so nice professional pex plumbing with the opener system abs drains my classic fiberglass around got to keep those expenses down i don't care if it's a multi-million dollar job i am not going to hgtv overspend although in fairness we are going to tiled master yep i did get suckered into tiling the master but i will not tile a shower pan ever again we will always buy the fiberglass pans it is not worth doing a pan so you can kind of picture here this is sort of the master suite over here so you got the master you've got this closet over here this will be the master bath right here and you'll actually have a door right here to the master so that kind of separates out the whole master suite over here we got the hall bath which would obviously service this bedroom with its own new closet right here and new non-asbestos chase to get air conditioning down to the downstairs oh yeah we're adding air conditioning too it used to just be heat this is the third bedroom up here so this is just a three and two beach home nice good got rid of all the junky old duct work in here oh sweet good that's where our air conditioner is gonna go over here we're going to slim up some breakers in the panel so we don't have to replace the panel this is actually the front door of the house it's kind of weird though what i don't like about it is that you've got i mean you're going to have this awesome laundry room like this is going to be really cool because you have the laundry machines here a countertop with some cabinets above and then you'll have cabinets on this side too to fold laundry or whatever but you got all this dead space coming in because you walk in and you got staircase and closet but this whole section is just a waste of square footage but it does open up decently nicely you know family room here kind of this middle zone next to this dry bar that'll be here kitchen dining room half bath under there all right so let's do a little bit of a recap we've got a property that was bought for 12.65 1 million 265 000 that place i expect to be worth double uh i put 435 000 down that's part of my purchase price finance the rest and then probably renovating that one i you know maybe we're going to try to keep it under 300 under 350 000 right that way we turn three units into six units all in so now we're into that project for somewhere around one six place would be worth 800 grand more maybe we can push it up to a million dollars that to me good looking wedge deal i'm really excited about that because it to me that's almost like too easy of a way to boost your net worth now obviously i could have just sold all this real estate and thrown it into neo-call options but you got to stay diversified so you don't panic when prices go down because stocks don't always go up anyway then we've got the single family house bought for 750 000 as a converted garage and a house a very similar property just went into escrow for a million 173 000 which is insane because that's like 400 000 more than what i paid for this and that's not three units that's only two so three units kind of like this really nice neighborhood residential space but a good three and two in the front plus two units to help you make the payments that place should probably be worth somewhere around one four we'll see it's gonna take some money to fix that one up though that one's gonna take a good chunk of change as well probably somewhere between the 250 to 350 range obviously the lower the better we're going to keep the expenses as low as possible keep as much as we can while still making it nice so that place if we're into it for somewhere between a million and a million fifty it'll still be up somewhere around three hundred three hundred fifty thousand dollars then this place was bought for a million three hundred thirty thousand dollars the goal is to spend under a hundred fifty thousand dollars on this one not doing substantially much work to this but that would put me in right around under one five and the place is probably worth right around fixed up dialed in this area uh this location within the neighborhood probably somewhere around one eight fifty two one nine so you know there's another three hundred three hundred fifty thousand dollars so yeah these are all projects that all in all just these three in the city we saw today those are going to take you know eight months or whatever start to finish all three of them together especially with how slow the city is but i'm able to leverage in because it's real estate so maybe i've got uh let's see 400 plus money on this one 400 plus the fix somebody probably got about one five in at play but i'll be able to double my money in at play by doing these deals uh a lot more work a lot more work than doubling your money in stocks if you get really lucky right uh could it could have thrown it all into tesla and already doubled my money but the the one reason i keep doing it and i get asked about that a lot is like why why kevin we're like just keep it invested in stocks and i do but one of the reasons i keep investing in real estate too is because the real estate cycle and the stock market cycle differ and sometimes you'll have real estate that does really well and sometimes you'll have stocks that does really well for example real estate hasn't been hit but at some point you know you could go yolo everything into like neo uh and then it turns into like a luck in coffee or something like that and and then you're screwed you know yeah so having some diversity in my opinion actually makes me have a little bit more of a risky appetite for a company like tesla or neo or whatever because i have so much real estate that i know is doing well i'm willing to take more risks in stocks and not be like uh s p 500 index fund uh done no instead most of my money probably 50 of my stocks are in tesla and the other 50 are in my stock portfolio listed down below which is the metkevin.com 1337 v14 although i did just put a chunk of change into shift the used car selling business as well made a video on that you can check that out as well but yeah i guess if there's any benefit at all to like why keep doing real estate why why bother doing real estate it's because this you know coming here on a saturday checking out these properties seeing what's going on with the renovations knowing that they keep making progress every single week and eventually they'll make it to the goal of being done eventually they'll be uh finished and either rented or flipped or turned into an airbnb or whatever i want to do with them or just sell them and take the money and throw it into stocks at that point it's a much more secure and guaranteed way of building wealth now for example how i started doing this was on a much smaller scale where i would buy a single family house for 300 000 fix it up for 40 grand and you know now you got a place that's worth 450 or 500 000 that's a great way to make money too and i encourage everybody to do that because you could get into a house for five percent down and then fix it up and and yeah you could finance a fixer-upper too most people i think get overly afraid that oh the appraisal is gonna come in and and they're not gonna let me get financing on it because the carpet's nasty and that they don't care about that as long as there aren't obvious signs of roof leaks and damage you're fine so i always advocate get into real estate first then get into stocks ideally in a roth i generally recommend 401k first hit your match then roth so real estate max your match if you have a 401k at your job and then get the roth i put the roth last because i worry a lot of people they end up putting their money into a roth uh and then they never buy real estate because it's like well i got all my money in an s p 500 index fund why why would i buy real estate it's like so that leverage ability you could get in real estate is huge not not necessarily on these development projects that are much bigger like this uh again you know you invest a million five maybe you make a million five on this scale but uh in terms of you buy a single family house you put ten thousand dollars down and you're able to create a hundred thousand dollars in equity spending another twenty grand fixing it up that's not bad you just turned basically thirty into a hundred you get a multiple effect so you're getting those 30-year fixed rate loans anyway that's kind of me just babbling about my thoughts on real estate verse stocks how i feel during this pandemic an example of what i got going on a little bit more into my psychology on this if you want a whole lot more of my perspective and i go deep perspective sales property management renovations you name it it's all down there for you check it ou
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