buying rental property far from home - real estate investing due diligence for 2014
DESCRIPTION
Buying rental property far from home takes a very specific set of steps for success. Most investors purchase investment property based on the property itself. They see a property, think the numbers meet their criteria and they make a purchase decision. In this presentation, real estate investors are shown that knowing their own personal biases and goals - and being crystal clear - is the FIRST step in deciding to buy property out of area. The SECOND step is researching thoroughly areas of the country and how the economic outlook of a city is vitally important to an investors' decision. The THIRD step is to research partners in that city. Once you have your goals set, your cities researched and narrowed to the perfect city for your investment, your partner becomes the most important factor in your investment success. Picking an experienced partner who will care for your property and the successful management of your portfolio is extremely important. This is the company that you are going to build a long-term relationship and their ability to operate as a profitable and professional company should be a major factor in your decision making. Investors should look for companies with an established track record and length of time in business - especially the property management business. After an investor has established their goals and learned their biases, narrowed their focus to a specific market based on economic data and chosen a professional company to purchase an investment property with, then they can focus on specific properties from their partner. The property is the LAST thing an investor should look at when deciding to invest in rental properties in another city. Follow this informative presentation to learn the best way to invest in real estate.TRANSCRIPT
A little disclaimer language…
• I am not a financial planner
• This presentation is not financial advice
• It would be foolish to make an investment decision based solely on this presentation
Real Estate Is Not National…
Hyper - LocalZip-Code
NeighborhoodStreet
Real Estate Has Always Been About
Things…3
Real Estate Has Always Been About
LOCATION
LOCATIONLOCATI
ON
GOALS!But It’s REALLY About…
ECONOMICS!TEAM!
GOALS…
Identify Your Why….
GOALS…
Confirmation Bias
Loss Aversion Herd Behavior
We are Not Rational…
Gamblers Fallacy
Anchoring
ECONOMICS!
Industry Jobs Outlook
ECONOMICS!
ECONOMICS!What Matters Most?
• Population Growth – MSA & City• Key Industries • Major Employers• Job Growth – New Job Openings• Affordability Index• What is on the horizon…..
• GDP growth: 2.4 percent• Real 2011 GDP: $234 Billion• Population change: +.9 percent • Outpacing National Average in Employment Growth• The GDP of Tennessee grew $4.1 billion in large part to leading
the nation in industries including transportation and durable goods manufacturing as well as health care and wholesale and retail trade.
Tennessee
• 17th largest MSA in the U.S. with 1.7 M People.• One of U.S.’s Most Affordable Cities (2.2x income)• Population change: +.05 percent • “North America’s Logistics Center”• Fastest growing Bio-Medical center in Southeast• 2nd Largest Bio-Medical Manufacturing Center in U.S.• 6 Fortune 500 Company International Headquarters
Memphis
• GDP growth: 3.3 percent• Real 2011 GDP: $1.149908 trillion (2nd highest)• Population change: +1.67 percent (The highest)• Pct. increase in employment: 2.1 percent (3rd highest)• Unemployment Rate dropped to 7.9%• The GDP of Texas grew in 2011 an impressive $36.8 billion,
more than the real GDP of five states. Healthy growth in industries including mining and manufacturing contributed almost 41% GDP growth in 2011.
TEXAS
• 6th Largest City Economy in U.S.• 14th Largest City GDP in the World! • Excellent Affordability Index(2.7x income)• Population change: +2.8 percent • 43% of High-Tech Jobs in Texas in “Silicon Prairie”• 13 Privately Held Billion Dollar Companies• 19 Fortune 500 Company World Headquarters
Dallas/Ft. Worth
ECONOMICS!• Building Permits
• Cost of Housing vs. Rental Rates• Rental Demand – Avg. Days to Rent• Percentage of Renters• Investor Activity
ECONOMICS!Where to Gather Data?
• Google• « Insert City » Business Journal• Chamber of Commerce• Local bloggers business & city life• Bigger Pockets!
PRICE Is What You PAY
$15,000 1,665 Sq. Ft.
3 Bed / 2 BathFenced Back Yard With Lots of Room
to Run!
$9 Sq ft
PRICE Is What You PAY
$15,000 Purchase Price / $9 Sq ft
Online Research!!!
2 Blocks From The Water!!!
VALUE Is What You GET!
167 Days On Market
Lower 9th WardNew Orleans, LA
TEAM!
TEAM!Key Components For Your Team• Understand Investors• Experience Level/Age• Business Oriented• Verifiable Results• Accountability!
TEAM!Key Questions to Ask…
• Are You an Investor?• How many investors do you work with?• Do you own the properties you sell?• How long have you been in the business?• What has been your biggest mistake as an
investor?
TEAM!Key Questions to Ask…
• Do you own all facets of the operation?• Do they offer guarantees?• Do you defer maintenance?• How many properties do you manage?
TEAM!Key Questions to Ask…
• What is your average vacancy rate?• What is the cost of an average repair bill
after move-out?• What are your management fees?• What is your average # of months
occupancy?
TEAM!Key Questions to Ask…
• What programs do you have in place to keep tenants happy?
• Will you call me every month with an update on my portfolio?
GOALS!When You’ve Determined…
ECONOMICS!TEAM!
What to Look for…
Must Be A “Normal”
Neighborhood
Economic Opportunity
Location
Return On My Investment
WHAT I LOOK FOR:
My Advice For Building A Portfolio
• Be CLEAR about your Goals for Investing! (What is your WHY?)• Develop a PLAN… and stick to it!• Passive Investing requires picking
the best long-term MARKET & TEAM.
Headaches
Why Invest Out of Area?
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