저자: Kevin · 외국인
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Kevin은 Grant Cardone의 '단독주택·콘도 투자 불가' 주장을 과장된 얘기라고 반박한다. 소형(4유닛 미만) 주택은 30년 고정금리 대출이 가능해 상환 안정성이 높고, 시세보다 싸게 사서 수리 후 임대하면 순자산이 즉시 늘어난다고 설명한다. 실제로 올해 3채를 시세 이하로 매입해 약 10만 달러의 이익을 냈다고 주장한다. 대형 펀드는 수수료 구조 때문에 대형 상가 위주로 간다고 비판하며, 소형 직접투자를 권한다. 다만 강의 홍보 성격이 강하다.
다듬은 글
for some reason I feel like Grant Cardone has posted a seven videos in the last two weeks literally targeting why the single family is the worst investment ever that you shouldn't buy condos or townhouses or single-family for a variety of reasons why would you buy the whole wholefoods when you could just buy one item he says it's a lot of hyperbole but what are the reasons Grant Cardone actually gives as to why you shouldn't buy a single-family house where is he correct and where is he wrong I'm in a hotel room in Seattle right now because we're on lunch break for my real estate investment crash course which you can see the locations I'll be in a link below number 1 Grant Cardone says you shouldn't own a single-family house because it doesn't pay you but I think this is an apples to oranges comparison if we're talking about investing in real estate we're talking about renting out single-family houses and renting out condos just like we're talking about renting out apartment buildings which I do as well and I'm a big fan of investing in multifamily real estate but let's not BS and mix up the truth here when you're living in a house you're right it's not a rental property however there's something special that you could do with single-family houses and smaller deals that you can't do with multifamily that is large deals over five units oh and by the way do you ever get the subtle hint when Grant Cardone says oh well you know I could you don't have an LLC and own a house and rent it back to me yeah he owns where he lives - let's be real that's because he's actually smart and knows the benefits of real estate it's just easier to sell the idea of rent where you live and on what you can rent I can rent every place I live in do see with smaller deals deals less than four units again single-family condo or duplex triplex or four Plex you could finance these deals on a 30-year fixed-rate mortgage which means your loan payments won't change over the course of the loan and it'll be fully paid off when you completely own the property this is in contrast to large deals where anytime you buy anything larger than five units you're usually doing shorter term loans or you're doing interest-only loans in fact a very common strategy that a lot of real estate funds are doing right now and I'm not saying grant cardone is doing this but it wouldn't surprise me there's a lot of people right now in real estate funds taking advantage of commercial financing are doing interest-only loans they're not actually paying down any of the principal their goal is to control real estate and just let it appreciate in value they're speculating and I'm not a big fan of only banking on appreciation which you usually get from larger apartment buildings because you can't buy them below market value now obviously you get cash flow which is very valid but the reason you get cash flow isn't because it's an apartment building and you don't get cash flow because a house is somehow going to have a negative cash flow the one reason there's cash flow and multi-family real estate is because the bank's force you to have cash flowing deals by putting down thirty five to fifty percent obviously if you're financing a house for five percent down that doesn't necessarily make it a bad deal because maybe you bought it below market value you could turn around and flip it you could rent it out and you can cash flow because you've got a good deal on it but if you put thirty five forty five fifty percent down on a deal you'd also have cash flow just like the larger apartment buildings but in my opinion I'm not a big fan of solely buying real estate to milk the existing cash flow by putting down thirty five to fifty percent and banking on the appreciation to inflate my rates of return I personally prefer a different style of buying real estate see in my opinion a really easy way to build a lot of net worth quickly is by buying real estate below market value in fact just this year I bought a three what I call wedge or below market deals so it's totally possible each one of those deals at the time of purchase increased my net worth a hundred a thousand dollars and I talked about those deals on this channel how I bought them and you can do it as well basically the reason this is possible is a lot of people are fearful about doing basic things like paint and carpet in a property which allows you to buy cosmetically challenged properties for significantly below what they're worth you can do this in every market there's not a single market I've traveled to where I can't find wedge deals now obviously there's a lot more to this and I'm not saying you have to buy this but I do have a real estate investing course that teaches you how to buy state below market value how to take advantage of safer 30-year fixed-rate financing by buying deals single families duplexes triplexes and for plexus rather than being exposed to that nasty commercial financing where sometimes you're paying interest only or you have to pay the lender penalty fees if you want to refinance it because rates went down you don't pay penalty fees to refinance in single-family but you do in commercial it's called a prepayment penalty and it's a 30-year loan as opposed to commercial where oftentimes you're getting these balloon payments on loans in five to ten years which is bad because what if one of those balloons during a bad market economy see to me there's actually this dying opportunity right now to take advantage of buying houses that are cosmetically challenged and I'm talking pain carpet I'm not talking crazy expensive stuff my rule of thumb is do not spend more than forty to fifty thousand dollars fixing up a house if you have to spend more than that you're making a mistake and this is where I'm going to give grant cardone some credit and yeah I just said give grant cardone some credit see when Grant Cardone says a house is not investment he's right in the fact that most people don't make their house and investment they spent too much money spending money on crap they don't need like crown molding wainscoting fancy kitchens fancy flooring just totally a waste of money it's not going to give you any more rent this is what I always talk about in the course is you want to find things that you can renovate where if you spend a dollar you'll get more rent in return or if I spend a dollar how can I make two or three dollars back in sale value most people putting $80,000 into a kitchen remodel don't even realize that they're probably only getting $10,000 of value back for that house that is not what I recommend you do and that's where I agree with Grant Cardone the American culture is spend on nice stuff so you could show it off and that's dumb or buying a bigger house than you need that's dumb but what I like to do is I like to buy houses that need work I live in them for a year so I could finance them with really good cheaper interest rate loans I can put less money down if I want to if the deal is really good and it's still cash flows with 15% down because I got it so far below market value I'll do that I'll move into it for a year I'll fix it up rental grade and then I'll put it on the market for rent now not only did I generate $100,000 in these last three deals in each deal by buying a deal below market value and then making it rental ready but I'm not paying any taxes on that hundred thousand dollars in gains I'll never pay taxes I talk about that all the time on this channel so now all the sudden I have cash flowing deals my net worth jumps immediately and I have safer thirty-year fixed-rate financing which is going to weather any kind of recession a lot better than an interest-only loan on a big commercial deal with a balloon payment it's easy to say that there's scale in a lot of units but the only reason fund managers go for massive deals is because it's not feasible for a fund manager to sell you a $500,000 house and take a 1% fee how many of those can they reasonably do they'd be better off selling you a 90 million dollar deal taking a 1% fee or $900,000 for putting you in the deal and then when they speculate on appreciation take thirty five percent of your appreciation away from you as another fee the other common argument I hear is people say things like oh well you know if a house or condo goes vacant or a duplex goes vacant you're a hundred percent or 50 percent vacant well the rules that I teach like what we're teaching in the crash course today is you don't have a vacancy problem because you buy quality properties in sizzle hot areas and you rent them out quickly by pricing your rentals appropriately properties will rent within a few days if you price them correctly and they're in great areas I do this all the time so in my opinion the argument that something's 50 percent vacant or a hundred percent vacant it should never be vacant I'll just refill the tenancy now let's just make an example and say I had 10 million dollars and I wanted to go buy a thirty million dollar apartment deal in my opinion I'd rather go buy sixty single-family dwellings where each of those I buy them under market value and boost my net worth a hundred extra thousand dollars that's an extra six million dollars in net worth day one because I spent the time looking for good quality properties that just need a little bit of a cosmetic facelift this is in contrast to paying full pop retail value for a pretty multi-family building now obviously at some point it's difficult to manage all of these properties and that's why people do buy larger buildings because they have more of other people's money that they need to invest but when it comes to starting out if you're trying to build a net worth so that you can create cash flow in the long run in my opinion buying stuff below market value then taking advantage of the tax benefits the appreciation and all of the other benefits that go along with real estate is the best way to start see I wouldn't want to start with a 16 unit apartment building because now I have 16 tenants that I have to deal with that's sixteen tenants I have to manage and screen and sixteen different sets of bathrooms and kitchens that I have to deal with if I start small by starting by buying a house or condo for me to live in now I understand what things cost how to fix things up how to buy real estate then I move out and I turn that into a rental property and I buy another property now all of a sudden I have experience and I have knowledge me in this position where I own multi millions in real estate and have a multi-million dollar net worth I can go ahead and buy multifamily big apartment deals and I'm all for it but to me the best way to start is getting started now sooner rather than later and then building your net worth in time and then going towards bigger deals another knack to mention is when you own the property you live in you can actually use tools like home equity lines of credit to make it very easy to purchase and acquire other rental properties including larger multifamily deals and then just reimburse your credit line over time that way rather than having your money sitting around in a savings account you go buy a deal and then the extra money you have for savings paying off your credit line it's a really good strategy that kind of convinced you to keep investing because now you invest and you pay off debt best pay off debt so to make the argument that single-family houses or condos are the worst investment in your life in my opinion is really just hyperbole that says you know what why bother investing in small deals when you can come invest with me and pay me my fee and I get it they're running a business but to talk down the small deal in my opinion is actually a mistake for them see if somebody like Grant Cardone partnered with me and said hey Kevin teach people how to build a net worth by buying these deals and turning a $5,000 down payment and a house to $100,000 net worth in a 12 month time frame teach them how to do that now there are more accredited investors out there and when they're done running around dealing with contractors and paint because it is hard work then have them come invest with me and yeah they'll pay a fee but they can invest in my fund and I'll do things at that point but the whole argument that if you want to get rich or get started in real estate by throwing your money into a fund and somehow you're expecting to build wealth that way in my opinion is a big mistake not only is your cash flow taxed as ordinary income right away when you get your distributions but you're pretty likely to spend that money and that's in contrast to when you do your own deals you're constantly trying to fund more of your own deals continue to buy deals under market value and continue to build a massive net worth if you want to invest in a fund later in life I think it's a great idea but to talk down the rental potential of small deals in my opinion has no basis and there's no argument why somebody shouldn't start small I think the only argument is that it doesn't sound super American where everything is always bigger is better but it tends to be the most proven way to build a lot of wealth very quickly if you're interested in more feel free to look at other videos on my channel or 'm doing 20% off using coupon code short Redfin until August 20th thanks so much for watching
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