Ep. 91 – Talking the Jacksonville Real Estate Market

Posted on July 25, 2016 by admin

Don’t miss a single show!

Get the Invest Florida Show Mobile App! Click here—->

Many 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

Posted on July 18, 2016 by admin

Don’t miss a single show!

Get the Invest Florida Show Mobile App! Click here—->

Apple

Android

One 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

Posted on July 11, 2016 by admin

Don’t miss a single show!

Get the Invest Florida Show Mobile App! Click here—->

Apple

Android

Successful 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

Posted on July 4, 2016 by admin

Don’t miss a single show!

Get the Invest Florida Show Mobile App! Click here—->

Apple

Android

Real 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