Professional Documents
Culture Documents
HoW To:
Earn safe, secure Returns By Buying Investment Properties The Right Way
ExclusivE intERviEw hosted by Edwin Kelly of Equity Trust Company, with Special Guest Expert, Alex Sifakis of Jacksonville Wealth Builders
(904) 677-6777
www.JacksonvilleWealthBuilders.com
That means theres one number to call for questions, comments, or concerns about your real estate portfolio. Our clients love the fact that we practice what we preach. Our Team has bought over 270 investment properties in Jacksonville, FL and we continue to hold rental properties in the exact same neighborhoods as our clients. Our Team is focused on the long-term success of our clients. Because we handle all aspects of the investments, we aim to build relationships that will last 5 years, 10 years, or even 30 years or longer as our clients enjoy their passive income streams through rental property investing. We serve clients in 6 countries and 18 states by providing passive income streams through real estate to help our clients achieve their financial goals and, ultimately, peace of mind.
the Jacksonville wealth Builders team speaks to crowds of up to 1,000 investors from all across the country
the Jacksonville wealth Builders team receiving the award for the #3 Fastest Growing company in northeast Florida in 2011
Adam Eiseman
Director of Acquisitions
Mike Smith
www.JacksonvilleWealthBuilders.com
1. Open Audio CD Immediately! 2. Put It By Your Front Door 3. Bring it with you on your next trip out so you can listen in your car!
Mike Stetson
Lauren Traxler
Investor Relations
Investment Advisor
Tim Delp
Xavier Skipper
Property Manager
Kasandra Joyner
Acquisitions Coordinator
Nick Schkrutz
Project Manager
John Hunt
Investment Advisor
Ashley Riedel
Closing Coordinator
Ro Espinosa
Iris Bargeron
Accountant
Eric Shiendling
Project Manager
Investor Coordinator
Canitha Raynor
(904) 677-6777
www.JacksonvilleWealthBuilders.com
How To Earn Safe, Secure Returns By Buying Investment Properties The Right Way
Hosted by Edwin Kelly of Equity Trust Company, with Special Guest Expert, Alex Sifakis of Jacksonville Wealth Builders
Edwin Kelly: Well hello everybody, its Edwin Kelly, Director of Education with the Equity University and affiliate of Equity Trust Company, and welcome to this program. I have a special guest speaker here that Im going to introduce in just a second but what were going to be talking about is the right way to buy properties in an IRA. When I talk about the right way to buy property, you know there are a lot of different ways that you could choose to do things. One way is you could choose to do things completely on your own, go out find the properties, estimate the proper purchase price, rehab cost, figure out what rent and what the after repair value is, and then create an exit strategy. Thats one way you can do it. Theres another way that has come up and is an opportunity for investors today, and that is to buy what I refer to as a more passive type of real estate investments. The way that works is that there are investors out there who have become so skilled that they realize that they can purchase properties, do all the rehab and put the tenants in it, because theyve already done that for themselves, and allow someone to participate in the transaction. So what I decided to do, because this is something that is a real opportunity today, I dont know that it was an opportunity 5 years ago with real estate prices where they were, but its an opportunity today to leverage other peoples expertise. However, the question is if youre thinking about buying real estate on your own or through another person or investor, incorporating other people into the equation, what are some of the things you need to consider when doing that? Well thats what this training program is going to be all about, and in fact I have another couple coming up on the very same topic. Just so you know: there will be no solicitation of any kind; this session is for educational purposes only, and that is exactly what this disclosure says. I will not be giving any investment advice, tax advice, or legal advice and neither is my guest expert or anyone form Equity Trust Company. The other thing that I will say is that because we decide to incorporate experts and people who are really skilled investors on some of these programs. They may not share the same views or opinions as Equity Trust and thats okay by me because the more access to information and ideas that I have, the better my portfolio does, the better investor I become. So just be aware of that as well. So now lets get on to the good stuff. So Alex, first of all thank you for joining me tonight. Alex Sifakis: No problem, thanks for having me, Edwin. I appreciate the opportunity. EK: Im so glad youre here and Im really excited about this because as I said, this is a huge opportunity for people to invest in the real estate market right now in 2011 and 2012, and we think over the next couple of years. And so, one of the reasons why I invited Alex to be a participant in this program is that Im always looking for are people who are really making money in their areas of expertise. That is one of the things I can share with you about Alex, is that there are a lot of people out there who sell a course or talk about something but in terms of their actual ability to generate consistent profits, that sometimes is questionable. So one of the things Im looking for are real people doing real deals, making real money, and Alex is one of those folks, so I asked him to participate in this program. As it turns out, Alex is also going to be a key participant in our networking conference down in New Orleans in September, and well talk about that more in the end, but just a quick background on Alex: he started in real estate investing back in 2006 so hes been at this for about 5-5 years, and in that time hes participated in 270 different real estate deals. Thats important because if youre thinking about somebodys area of expertise, to do that many deals, you know theyre making money because if you werent making money, quite frankly, one or two deals could put you out of business. So thats important, and theyre on track right now to do 120 real
(904) 677-6777
My property was rented out weeks before i closed on my loan AnD for a considerably higher amount than anticipated. its now cash flowing well over $400 a month in nEt income and the Jacksonville wealth Builders team has exceeded my expectations. - Brian Doan - Centreville, VA
(904) 677-6777
www.JacksonvilleWealthBuilders.com
it. The great thing about todays real estate market is because you dont have to buy hoping that rents are going to go up or hoping that properties are going to appreciate. And actually, you should not be buying counting on those two things. What you want to be doing in todays market, and what is possible to do in todays market, just because of the way real estate has fallen so much recently, is that you want to buy a property that will pay you every month even if property values never go up and rents never increase. Property values could drop and it would still make your investment a good investment if that property is rented out and its paying you every month. Tried and true. Heres a case study of a property that we sold to an investor in Jacksonville, FL just to show you the amazing returns that are available in todays market. This is a property that 5 years ago probably sold for $140,000. Today we sold it to an investor for $80,000. Anyways, this property on 6751 Peter Rabbit Dr we sold for $80,600, it rents out for $1220. Its a 5 bedroom/2 bath, a little under 1700 square foot house. And it doesnt look like much right? Its not that pretty of a house Edwin would you want to live there?
www.JacksonvilleWealthBuilders.com
get a little bit premium rent because of our property management company but that is pretty much market rent for that type of property in Jacksonville.
have property characteristics that you want to look for in buying a cash flowing property in todays market. And you know what, I didnt actually explain the whole process of what we do and what you should be lookEK: Alright, excellent. ing for yet, so Im going to step back and do that for a second. Being a passive investor, AS: Great question, you set me up well for what you want to look for in a teammate is the market part there. someone who will find a property, buy it, fix it up, place a tenant in it, handle the property management, and then sell it to you; where you dont have to do anything. So its a turnkey package where Adam Wolbarst - Sunnyside, NY everything is done for you, all you have to do is purchase the property and collect a cash flow check every month. Thats the i have always invested in kind of framework Im working stocks, mutual funds, and trawith when Im talking about ditional methods, but when i these things right now. heard the Jacksonville wealth Builders model, i thought it was So when youre looking for a too good to be true. After comproperty to buy from a turnpleting my 1st deal with the key property seller, like myself JwB team, it was just too good! and some other companies My property pays me over $530 out there, these are the things a month and i plan on buying 1 you want to look for. First thing a year with them over the next is a maximum rent multiplier 10 years. thank you so much of 100. This is a maximum rent Jacksonville wealth Builders! multiplier, and what I mean by
- Adam Wolbarst
EK: I didnt mean to, you know it was a legitimate question. AS: So these are the kind of deals that are available in todays market, and I hope that excites you, because thats a 12.7% NET cash on cash return, not accounting for rent increases and not accounting for property appreciation; that property is going to yield you way more than 12.7% in the long run, in my opinion. Because like I said, over time properties are going to appreciate, rents are going to go up. You dont want to count on that, but you can plan on that happening. So 12.7% NET cash on cash return is amazing. So now Im going to talk about the must(904) 677-6777
that is if you take the rent and you multiply that by 100 that is the most you would want to pay for that property this insures you are getting a great return. The lower the rent multiplier on your property the higher your return is going to be. For instance if we work with round numbers and take a property that rents out for $1000 I would tell you that the most you should pay for that property is $100,000. Thats going to yield you around an 8% cash-on-cash return. Now that property I showed you earlier on Peter Rabbit was at a 66 rent multiplier and most of our properties sell somewhere between 80-85 multiplier. So you can get better than 100 in todays market, I would say 100 is the max that you want to go to, and you can shoot lower than that, somewhere around 80-85. You want the property to be in a blue-collar neighborhood, you dont want it to be in a
www.JacksonvilleWealthBuilders.com
Your response today is the type of service that has impressed me so far and will keep our partnership going for years to come. under promise and over deliver words to live by. - Dan Reilly - Irvine, CA
i feel so fortunate to be working with a team of such wonderful individuals. it makes investing much more desirable when its a team sport - Jeanne Lybecker - Beaverton, OR
(904) 677-6777
www.JacksonvilleWealthBuilders.com
That house in Jacksonville, $74,000. Now why is this important? Why should you care? Because cash flow is very dependant on your expenses which is dependant on the price. If you have very high priced home, you are going to have a high mortgage, high taxes, high insurance and youre going to have to put out a lot more money to buy that property. And the more money you have to put out and the more expenses you have, the lower your returns are going to be. And its a fact. So the less you can pay for a property, the better. Now if the rents, technically, if the rents were 8 times as much in Carlsbad as they are in Jacksonville then it could even out and it could be just as great a property, but rents dont go in a linear relationship with home price. As home prices go up, rents do not go up nearly as much, and thats why its better to stay in low price markets when buying properties that are supposed to be producing income for you, where youre trying to get a rate of return. So that house in Carlsbad might rent out for $1500 or $1800, while this house in Jacksonville rents out for $975. So you can see where that big difference will be. So you know you want to look for low prices, the next thing you obviously want to look for is higher rents, because the lower the price and the less youre into it for and the higher the rent, the more money youre going to make. If youre into a property for less money and youre making more money youre returns are obviously going to be bigger. Now in Jacksonville we have some really amazing market fundamentals that give you amazing returns. As you can see the median home price in Jacksonville is about 21% lower than the median home price for the rest of the country. And this is something you want to look for when youre looking for an ideal market to buy cash flowing properties. You want to find one that is below the median price. Now, here is the thing that is different about Jacksonville. Most the time when prices go down, rents go down, prices go up, rents go up. But in Jacksonville the median home price is lower but the median rent is higher, almost 8% higher. This is because of some
(904) 677-6777
www.JacksonvilleWealthBuilders.com
10
(904) 677-6777
www.JacksonvilleWealthBuilders.com
you can find these stats on every city online. I pulled the ones on Jacksonville, as you can see on average in Jacksonville appreciated .74% more than the rest of the country in the past 30 years. And .74% might not seem like a lot but when you factor that in over 30 years, in those 30 years because you bought in Jacksonville you could have made an extra $82,000. And thats nothing to sneeze at, I wouldnt mind an extra $82,000 right now. As you can see Im basing this off the fact that if you wouldve bought a $100,000 property in Jacksonville in 1980, and a $100,000 in Anytown, USA, the property in Jacksonville would be worth $82,000 more because of the appreciation. And thats why, when youre looking for a cash flowing market you want somewhere that has that potential for appreciation. Another thing you want to be looking for is people talking about the area, people that are investing in the area because they feel like it has a lot of potential. In Jacksonville an article came out in Personal Real Estate Investor magazine in September 2010; the top ten high turnaround markets. Where they picked the top ten markets that they thought were going to have the best potential for appreciation in the next 5 years. Jacksonville was number four, trailing two cities in California and one in Maryland that have much higher median prices so they arent going to cash flow as well. So for markets that have low median prices Jacksonville was ranked the best market in the nation. And if you Google stuff like real estate studies online, you can find a lot of information about other markets as well, this is the kind of stuff you want to be researching online. So now you know what you want to look for in the properties, and you know what you want to look for in a market, now you have to find your teammates. If you were going to do it yourself, heres a list of the teammates you would have to find and interview and weed through. These are the people that we interviewed and weeded through, and trust me weve used a lot of bad ones over the past 5 years to get to the good, solid teammates we have now. So if you wanted to do it yourself, this is the list of teammates you would have to find. Property management company, title company, realtor, lawyer, CPA, conventional lender, hard money lender, contractors, which
(904) 677-6777
is probably the worst one, because as you know Edwin you do a lot of renovation, good ones are hard to find and normally they dont stay good for too long. So its always a struggle finding new contractors. The list goes on, theres a lot of work in youre looking at doing it yourself. Or you could find one teammate who does everything for you. So you want to find that team who is going to find the property, whos going to fix it up, whos going to place a tenant, whos going to manage it for you, and that way you dont have to do anything. You can spend your time making money on your own job or not working your job and spending time with your family, the kids, going on vacation, that kind of stuff, and have someone working with you to earn you these great returns. So what do you want to look for in this teammate who youre going to find whos going to give you a turnkey cash flowing property solution and do all this stuff for you? The first thing that you want to look for, is you want to have in-house property management. So the company youre going to be dealing with and buying these properties from should have a property management company underneath them that they work with. This is very important and I know this because back in the day, 2 to 3 years ago, I didnt have an inhouse property management company. We were using this business model but we were outsourcing our property management and it didnt work well. There were issues of accountability; who was responsible for what? When was the investor supposed to call the other property management company? When were they supposed to call us? And we didnt always have answers for them; it just didnt work out well. So we went ahead and started our own property management company. And this has made everything so much better for the investor where they have one person to go to for all the answers and one person that theyre relying on. So you really need to look for a company that has in-house property management. And they should be able to know what their key measurables are. By key measurables I mean stuff like vacancy rate, maintenance cost, number of properties under management. When you ask them these sort of things they should be able to spit them out very easily bewww.JacksonvilleWealthBuilders.com
steve and i have been very pleased in all of dealings with Jacksonville wealth Builders. these guys are the real deal! they are honest, hard working people, and if they say they are going to do something, they will. we have done three deals with them (so far), and they have provided us with peace of mind. they hand all the property management services as well. i let them worry about everything on the rental properties, and they call me periodically to keep me posted, or sooner if the need arises. i would highly recommend them! - Lisa Wenzloff - Jacksonville, FL
i just wanted to touch base about the service and the ease of everything on my deal on sharbeth. i encourage anyone interested in investing to GO FOR it and work with these guys. its real estate investing easily done. - Sean Jagroop - Jacksonville, FL
Jacksonville Wealth Builders
11
we had a great experience while purchasing our first investment property with Jacksonville wealth Builders. JwB kept in constant contact with us and stayed on top of everything that needed to be done. they were easy to reach when we had questions and very accommodating when life circumstances threw us some curve balls. thanks for making investing so easy :)
we decided to continue to invest with the Jacksonville wealth Builders because there is no effort on our part. we just dealt with the banker, insurance company, and title agents that were set up for us and it was all truly turnkey. i dont have the time to do this myself so they took care of it all for us.
12
of this. This is Lisa who we sold that house on Bethel Ct to where we put that $8300 roof so I hope shes happy with it! Shes ended up buying three properties from us. Another guy, Scott Reynolds, whose actually bought three properties from us too. So you definitely want to be ale to find testimonials and then to know that these people are doing business. The next thing is the ability to actually meet the team and to see them in action by either going to a live event or going to their office. Now we have a lot of investors that dont even see the properties before they buy them, theyll buy them from afar. But if we have investors who want to come and visit us and want to check out the properties or our office and want to meet our team they can do that. And we actually have live events all over the country. This month were actually going to Boston and New York, and we have an even in Jacksonville too, so people can come, they can check us out and they can meet the team and see that everything is on the up and up. When youre looking for a company that is doing this sort of business, selling these turnkey properties you definitely want to be looking for that too. So I really hope you guys got a lot out of the webinar. I hope you know what youre looking for now when youre looking for these awesome opportunities in real estate today and these great returns. EK: So with that, Alex again, thank you for joining me in this program. For everyone out there, just remember: its your money, now make the most of it. AS: Thanks for having me, Edwin.
Jacksonville wealth Builders offers real estate portfolio management services that generate passive income streams while providing our clients with peace of mind. we serve clients in 6 different countries and 18 different states who have invested in over 270 cash-flowing properties in Jacksonville, Fl since 2006. in 2011, Jacksonville wealth Builders was recognized as the #3 Fastest Growing company in northeast Florida. to speak with an investment Advisor in the Jacksonville wealth Builders Program and discover how you can earn safe, secured, consistent returns through cash-flowing investment properties, call (904) 677-6777.
we dont have a lot of time to sit around and look for properties and find places to flip. the great thing that they offer here is the ability to have it all done for you. Everything is taken care of. - Bryan and Jennifer Topscher - Burke, VA
i have always had a passion for Real Estate. i was an active investor. But after working with the Jacksonville wealth Builders team i found that i can be involved in real estate without being involved earning the same returns. now i can spend more of my time doing the things i love with the ones i love. Todd Claus - Jacksonville, FL
(904) 677-6777
www.JacksonvilleWealthBuilders.com
13
NoTES:
14
(904) 677-6777
www.JacksonvilleWealthBuilders.com
NoTES: