Ep. 91 – Talking the Jacksonville Real Estate Market

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Jacksonville Real Estate MarketMany of our past guests on the show have referenced the Jacksonville real estate market in their lists of rising, hot Florida markets. The area has been making a steady recovery since the economic recession and investors are taking notice. With a stable economic base and opportunity in a variety of asset classes, the Jacksonville real estate market has a lot to like for investors.

Maxwell Lee and Kelly Lei, of Glocal Network, know firsthand the appeal of the Jacksonville real estate market. Two years ago, Kelly and Maxwell both left traditional, W-2 income careers for a life in real estate investment and started Glocal Network, a real estate investment firm based out of Jacksonville. Though the company is young, they have a combined portfolio of individually owned and partnered investments of over 20 properties in a diverse collection of asset classes. Kelly’s brokerage and agent’s license combined with Maxwell’s hometown knowledge of the Jacksonville real estate market have established Glocal Network as a leading investor in the Jacksonville real estate market.

  • Jacksonville Real Estate Market
    • Large amounts of single family foreclosure properties still being released
    • 40th largest metro in U.S., with strong growth potential
    • Strong single family markets: Riverside; Avondale; Springfield; San Marco
      • Murray Hill: Up-and-coming secondary market
    • Rent hikes in prime markets (Riverside, Avondale)
    • Ep. 84 – Daren Blomquist: Which Florida Markets are Hot?
  • Glocal Network
    • “Opportunity Investors” – invest in variety of asset classes
    • +20 properties in portfolio
      • Mainly single family, but also retail and multi family
    • Deals financed privately, no institutional loans
      • Glocal invests 25%, investor(s) contribute remaining
      • Preferred percentage deal on returns
      • Average single family turnkey property costs: $90k, all in
  • Investment Tips
    • Want to invest? Buy a property, start small
    • Take advantage of the current low interest rates
    • Learn from experience
    • Know your market
    • Find a mentor or network
  • Inspiration/Support
    • Kelly’s family instilled a determined and practical mindset regarding real estate investing
    • Maxwell and Kelly found BiggerPockets instrumental in investing advice and establishing a strong local investment network

Kelly and Maxwell can be contacted with an opportunity to work with Glocal Network in the Jacksonville real estate market or for investing advice by email at glocaljax@gmail.com

Ep. 90 Gary Beasley, CEO: Buying Single Family Homes with a Cash Flow Through Roofstock

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Buying Single Family Homes Through RoofstockOne of the downsides for real estate investors buying single family homes has always been the large amount of time and financial investment it takes to certify an asset. Buyers most conduct thorough due diligence to verify a property’s physical condition, legal standing and yield potential. Buying single family homes can be a stable financial option, but it requires a lot of personal commitment that some investors just can’t afford.

Roofstock may provide investors with a solution to this problem. This episode, Roofstock CEO Gary Beasley stops by to talk about the new platform that is changing the way investors are buying single family homes. By removing the stress and mess of the due diligence process, Roofstock can greatly decrease transaction fees and increase market fluidity by providing investors with a certified, reliable and transparent marketplace for buying single family rental homes. They are also proving that buying leased single family homes can be a greater asset than vacant singe family properties.

Roofstock:

  • Launched in FL – Tampa, Orlando, Cape Coral, Jacksonville, Miami
    • Also Atlanta and California
    • Grow to 10+ markets in U.S.
  • Due Diligence
    • 3rd party valuation report, title report, property inspection, rent surveys, financial calculator est. returns based on several rental situations, vets tenants and property managers
  • Hands-off Investing
    • Buyer freed from operational component of investing
    • Buyers able to rely on surety of data
  • Cheaper, More Effective than MLS
    • Roofstock – 2.5% transaction fee from sellers; .5% marketplace fee from buyers : MLS – 6% transaction fee
    • Standardized marketplace of available, leased single family homes
  • Investment fund opportunity
    • Recent launch of 100-property fund
  • 1031 Exchanges
    • Provides readily available market for investors in need of exchange property

To find out more about the great services Roofstock offers investors buying single family homes, check out their website! You can also contact Gary directly at gary@roofstock.com or the senior client adviser, zack@roofstock.com

 

Ep. 89 Greg Williams: From College Football Player to Institutional Real Estate Investor

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g williamswebSuccessful real estate investing requires knowing the terrain. Investors need to play the field and work hard to find the right deals. Florida real estate markets are garnering a lot of interest from investors and asset classes across the board are becoming more competitive. An investor starting out in single family can become full-time institutional real estate investor with strategic planning and a strong capital base.

Greg Williams, Co-founder and Principle at Cardinal Point Management of Tampa is a true testament to this fact. Greg was introduced to real estate investing out of college. After 4 years of experience building in a variety of asset classes as part of investment firms, Greg set his sights on becoming an institutional real estate investor in the Florida real estate market, focusing on. Though he started small, Greg aspired for larger more diverse deals. Bringing a competitive spirit and strategic approach, Greg maneuvered Florida’s real state industry and has become a success story as a leading institutional real estate investor.

  • Cardinal Point Management
    • Drawn to Tampa’s diverse commercial opportunity
    • Began small, raising capital through family and friends
    • Full-service development, management and brokerage investment firm
  • 1st Institutional Lender Deal
    • Retail center, S. Tampa, 22k sqf, 95% occupancy
    • Purchased at $255/sqf on non-recourse loan through mortgage broker (Jermey Pino); 8.25-8.5% cap rate; $5.3 million total
    • Sold in March, 2016 for $10.6 million w/ 5.5% cap rate
  • Situational Lending
    • Focus on geography
    • Diverse portfolio
    • Knowledge of structuring deals in variety of asset classes
    • Eye on upcoming or forgotten markets
  • Office Market
    • Outperformed by other asset classes in FL
    • Discount on replacement cost
    • Cash-flow during hold period
    • Path to grow NOI (Net Operating Income)
  • Investor Tips
    • Focus on day-to-day
    • Build relationships, be transparent
    • Due Diligence
    • Greg attributes his success as an institutional real estate investor to adopting his father’s hands-on business approach and his self determination and team-building background from competitive sports

Greg can be contacted with inquiries on deals, opportunities or advice on transitioning to a becoming an institutional real estate investor by visiting the Cardinal Point Management website

 

Ep. 88 Beshears & Associates: Update of the Multifamily and Self Storage Market in Florida

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e2bc79_37043315246c4693996f91e865cad488 e2bc79_e3001e806a764241a578a62d31aad77cReal estate investors in Florida know that the market has seen a steadily increasing return to normalcy since it bottomed out in 2010. Asset classes of all types have been undergoing a resurgence as the market continues to correct itself. With investing outpacing development though, investors are seeing access to viable properties tightening up. Investors need to become more creative when finding deals and stay ahead of new trends arising.

David Beshears, head appraiser and owner of Beshears & Associates, has been appraising properties in Florida for over 20 years and he is very knowledgeable about the self storage market. John Miller, senior appraiser and realtor for Beshears & Associates, specializes in multifamily asset classes, having completed over 200 multifamily appraisals since 2008. This episode, David and John discuss where Florida markets are at, particularly in the multifamily and self storage market.

Multifamily

  • 4% vacancy in Tampa area markets
  • Uptick in rental rates across sub-markets
  • High occupancy rates causing higher appreciation in Class B and C properties
  • Class A properties new builds at $2/sqf (Central Tampa Sub-market: Hyde Park, Westshore, Downtown Tampa, Davis Islands)
  • 3300 units entitled to construction; 2200 scheduled for 2016 completion
  • Class A super properties arising in suburban markets (Riverview)
    • Luxury trend in new developments (zero-entry pools, state-of-the-art amenities)
  • No new builds for Class B and C properties
  • Cap Rates (Tampa): Class A: 4.5-5.25%; Class B: 5.25-5.75%; Class C: 6.5-9%
  • Value-add opportunities still available with focus on interior of units

Self Storage

  • Traditionally lag behind multifamily cap rates by 150-200 basis points
  • Self storage market similar to multifamily market
  • Subject to overbuilding in 3rd tier markets
  • 12% of market owned by institutional investors
  • Value-add opportunity for private investors
    • Online/web presence
    • Upgrade security and lighting
  • Cap rates: Class A: 5-7%; Class B: 7-9%; Class C: 9% and up
  • Major markets in need of new development
    • Opportunity for developers if they can find land
    • 2-3 acres at $5-8/sqf is ideal

Beshears & Associates offers a newsletter providing an overview on a variety of asset classes in Florida, including the multifamily and self storage market. To check out their newsletter and to find out about the other services they offer, visit their website at www.beshears.net

Ep 87 Tom Blazejack: Miami Real Estate Market Overview

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business-portraits-009Things are happening in the Miami real estate market… Well things are always happening in the Miami real estate market, but BIG things are happening right now. Miami has long been the focal point for real estate investors due to the density and scale of development and the investment opportunity for a variety of asset classes. Real estate investors all over Florida have looked towards the Miami real estate market as a forecast for current and future conditions throughout the state.

Tom Blazejack, of Blazejack & Company knows all of the ins and outs of the Miami real estate market. In addition to nearly 40 years’ experience as a real estate appraiser and analyst, Tom is also a native of Miami. Tom’s extensive appraisal knowledge of commercial and residential properties and intimate knowledge of the Miami real estate market make his consultation highly sought after by investors. This episode, Tom gives us an overview of the Miami real estate market, including development highlights and what investors should expect.

Miami Real Estate Market

  • 2011 purchase of Miami Herald building for $236 million marks return of market
  • Foreign investment and cash-heavy market
    • Foreign investors seeking stable properties to invest cash
  • Development spikes
    • New deposit requirements for investors and developers insures accountability
    • Lenders alleviating construction loan costs for developers
    • Projects moving quicker
  • Land price increases
    • Miami seeing $200-300/sqf on new commercial developments but even as high as $3000 in some prime locations
    • Residential continues to increase… up to $3/sqf in best projects
  • Emerging Markets
    • Development spreading into surrounding Miami
      • Little Havana, Wynwood, Coral Gables all seeing new projects
  • Major Projects

To contact Tom with for an appraisal consultation or for further analysis of the Miami real estate market visit his website. He can also be emailed at tom@blazejack.com

Ep. 86 Jonathan Moore: You Will Want to Know These Real Estate Development Hot Points!

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Real Estate DevelopmentReal estate development in Florida is currently in great demand. With real estate investors turning towards ground-up real estate development as an increasingly more viable means of investing, new projects are springing up state-wide. However, with increased pressure on real estate development and a construction workforce stretched thin, it is important to keep in mind key points if looking into real estate development as an investment goal.

Jonathan Moore, AIA is president and founder of InVision Advisors. His firm offers owner’s representation and project consulting services for owners and investors, architects and contractors during real estate development. As owner’s representatives, InVision Advisors takes a comprehensive approach to real estate development deals handling day-to-day and overall project oversight. As an experienced architect, Jonathan brings a unique insight to his knowledge of the real estate development industry. This episode, Jonathan discusses hot points for investors to know about real estate development.

 7 Real Estate Development Hot Points

  • Sub-contractors
    • Markets state-wide are saturated with work
    • Sub-contractors control velocity of development
    • Artificial inflation caused by over estimation of construction costs
  • Communication
    • Problems frequently arise due to lack of communication
    • Loss of face-to-face time and on-site meetings contribute to communication breakdown
  • Land Quality
  • Construction Quality
    • Large loss of construction force from mid-2000s recession
    • Current construction force stretched thin over spike in development
  • Unrealistic Project Expectations
    • Make sure all involved parties are in agreement over project deadlines
  • Scheduling
    • Scheduling oversights complicate and potentially ruin deals
  • Mitigating risks
    • All real estate development deals have inherent risks
    • Hold parties accountable for actions
    • Thoroughly research deal
    • Partner or work with experienced real estate development investors

To contact Jonathan about the services offered by InVision Advisors or to discuss more about real estate development, visit www.invisionadvisors.com or call 813-784-3146

Ep. 85 Eric Black: Tips for Out of State Real Estate Investors

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out of state real estate investorsReal estate investors know that Florida’s real estate markets are tightening up. As the demand begins to outweigh supply, real estate investors are having to become much more diligent in their property searches. This is especially true for out of state real estate investors looking for Florida properties. Out of state real estate investors must not only know their desired market, but also how to acquire and execute deals from a remote location. How can out of state real estate investors keep track of the Florida markets?

This episode, we speak with Eric Black. Eric is an investor based out of California who has owned properties in several different states, including Florida (Brevard County). Eric’s position is a unique one in that real estate investing is currently ancillary to his full-time job in the technology industry. With the ultimate goal of a transition towards full-time real estate investing, Eric has adopted an interesting perspective on real estate investing that may be helpful for other out of state real estate investors. This episode, Eric discusses how he handles a full-time job along with being an out of state real estate investor and shares tips for others.

Tips for Out of State Real Estate Investors Looking for Properties

  • Adopt Marketing and Search Strategies
    • Build local network to market your investment goals and aid in property search (realtors, contractors, developers, investors, financiers, etc.)
    • Direct mailings
  • Know Your Market
    • Best to visit your desired market area with a knowledgeable local contact
    • Statistics and data research
    • Google Maps/Google Earth
  • Have Effective Property Management
    • Property management benchmarks: vacancy turnarounds, communication with owner
  • Helpful Tools for Investors
    • Find a mentor or follow someone who has found success in your desired market
    • Rich Dad Poor Dad, by: Robert Kiyosaki

Also discussed in this podcast are past episodes that could be relevant to out of State investors:

http://investfloridashow.com/ep-84-daren-blomquist-florida-markets-hot/

http://investfloridashow.com/ep-83-eric-nathanson-winning-strategies-bidding-foreclosures-broward-palm-beach/

For any out of state real estate investors who would like to contact Eric to discuss more about his investing strategies and goals, email him at: emblack@gmail.com

**  Special thanks to Nicole Valentin for making a guest referral to our show. Check her out at http://www.nvadvertising.com/.

Ep. 84 Daren Blomquist: Which Florida Markets are Hot? Which are not?

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headshot_daren_blomquistReal estate investors always keep an eye on Florida real estate markets. Not only does the state serve as a national indicator of market trends, but Florida also represents a major real estate market in itself. Despite ups and downs, Florida has remained an appealing market for investors. Investors must stay on top of changing market trends and know what the hot Florida markets are as well as the ones that aren’t.

Listeners may recognize Daren Blomquist from his previous appearance on the show. Daren is senior Vice President of RealtyTrac, a nationwide real estate data analysis firm, providing real estate professionals in-depth and up-to-date information and research on a variety of markets. This episode Daren discusses the changing face of Florida real estate as he covers some hot Florida markets emerging as well as ones that are winding down.

  • Florida market in strong recovery, but not at previous peak
    • 52 consecutive months of year-over-year increases in home appreciation
    • 12% in  appreciation since April
    • Successful transition from cash-buyers to FHA financing
      • 26% increase in FHA financing
      • 11% decrease in cash purchases
  • Foreclosures still lead, but in decline
    • 11 month decrease in foreclosures
    • 10% increase in flips statewide
      1. Deltona, Daytona Beach, Ormond – 49% y-o-y
      2. Tampa – 11%
    • Jacksonville – hot flipping market and highest gross returns on flips
  • Home appreciations on the rise
    • Cape Coral and Punta Gorda lead state, though seeing decrease in flips
  • Affordability remains market concern
    • Home appreciations are outpacing wage growth
    • Affordability index of 100 or above is normal; below 100 is less affordable
      • Cape Coral – 100
      • Punta Gorda – 100
      • Naples – 102
  • Institutional buyers in decline, but still active
    1. Jacksonville
    2. Pensacola
    3. Tampa
    4. Ocala
    5. Lakeland

Investors and listeners can find out more about current, local affordability index data by visiting www.realtytrac.com/news

For those who want to learn more about the hot Florida markets and the premium service packages offered by RealtyTrac, visit their website and subscribe! Listeners to the Invest Florida Show are eligible for a discount on subscription. To find out more about this offer, contact marketing@realtytrac.com or call 888-408-4396.

 

Ep. 83 Eric Nathanson: Winning Strategies for Bidding on Foreclosures in Broward & Palm Beach

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39134_469261331200_3956131_nFlorida was hit hard following the real estate crash in the mid 2000s. As the market began to return, real estate investors saw the foreclosure market as a well-spring of opportunity and many took advantage of the asset class. However, as real estate markets have rebounded, foreclosure markets have begun to dry up. Investors have found it increasingly difficult to find successful strategies for bidding on foreclosures.

Our guest this show has been buying and selling foreclosure properties since the late 1990s. Focusing solely on Broward and Palm Beach counties, Eric Nathanson has developed successful strategies for bidding on foreclosures and has earned a leading reputation in South Florida’s foreclosure real estate markets. Eric is co-founder of Bidologist.com, a third-party turnkey investment company offering investors bidding on foreclosures a single source for investment solutions. This episode, Eric discusses the current trend in South Florida’s foreclosure markets as well as strategies for investors bidding on foreclosures.

  • Broward and Palm Beach Foreclosure Markets
    • Majority of real estate markets returning to pre-crash point
    • Large foreign investment/flight capital base
      • China, Brazil, Venezuela, Russia
    • FC supply thinning
      • Investors no longer able to cherry-pick from select areas
      • Must cast wider net to suit investment goals
      • Online bidding
        • Easier for investors to gather info on properties
        • Bidding pool expanded internationally
        • Bank has option to hide bid, making bidding more selective
      • Likelihood of future foreclosure markets slim
        • Financing regulations much stricter
        • Cash-laden market
    • Possible market for investors who can afford to purchase condos with rental restrictions and wait them out
    • 5% down required for bidding on foreclosures
  • Bidologist.com
    • Turn-key investment solutions for investors bidding on foreclosures
    • Personal relationship with clients
      • Strategies suit individual investor goals
      • Fees based on volume, property value, etc.
    • Handles due diligence
      • Preliminary and full title searches, property inspections

For any further questions regarding strategies for bidding on foreclosures, contact Eric by phone: 954-735-4000 or by email: info@bidologist.com

To find out more about the services offered by Bidologist.com, visit their website!

 

 

 

 

 

Ep. 82 Mark Nathwani: Just Do It! Real Estate Investing

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AAEAAQAAAAAAAAAmAAAAJGU2ZDRjNTU3LTY0N2YtNDRlMC1iMjFmLTI3ZTZkZDJiMzc4OQNobody said real estate investing was an easy business. Aside from the hard numbers and financial side, commercial and residential real estate investing requires dedication and perseverance from investors and a certain ability to thrive under pressure. For many, these pressures prove too great of obstacles to find success as real estate investors. Invest Florida Show aims to provide its listeners of all investment levels with the tools and resources necessary to make actionable investment decisions. In addition to providing educational resources to our listeners, we also want to inspire would-be investors to make the first big step and invest!

This episode our guest is all about inspiration. Mark Nathwani is a real estate investing specialist and international entrepreneur. Mark has assisted in the growth and development of many businesses and currently serves as CEO of RAMS Real Estate Holdings, a U.S./U.K. based firm focusing on foreclosure properties and other sensible Florida real estate markets. Above all else, Mark believes the first step is the biggest one: want to get into real estate investing? Just do it!

Mark’s Tips for Beginning Investors:

  • Single-Family Residential
    • SFR properties are relatively stable, secure markets for those looking to begin real estate investing
    • Florida has many strong SFR markets:
      • Tampa, St. Petersburg, Jacksonville, Orlando
  • Investment Strategies
    • Tailor strategy to investment type:
      • Fix-and-flip, wholesales, holds
    • Invest based on yield as opposed to price and valuation
      • Yield is generally higher in complicated markets i.e. low-income housing
    • Choose a market and apply strategies that suit that market, don’t cherry-pick strategies from other real estate markets
    • Cast a wide net to find deals
      • Brokers, letters, bandit signs, banks, etc.
    • Never lose confidence in your deal!

To contact Mark with any potential investment opportunities or to find out more about his real estate investing services, visit his website!