Category Archives: Single Family

Ep. 98 Adrian Smude: Landlord Tales – One Method of Creating Distance between You and Your Tenants

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landlord talesThe sob-stories; the hard-luck-tales; the down-and-out pleas. There are many reasons tenants might ply a landlord for a special leniency or exemption. Whether these are legitimate reasons or or not, landlords and property managers can end up assuming a lot of extra stress on a property by allowing tenants to take advantage of a situation through emotion. Sometimes, the hardest thing for investors who manage their own properties to do is tell their tenant “no”. It is easy to put yourself in someone else’s shoes, but at what point can empathy hurt your investment? Real estate investors need to know how to keep tenant turmoil at arm’s length when it comes to the viability of an investment.

Adrian Smude may know better than any the importance of managing interaction with tenants. As an investor in single family residential properties in and around Plant City, FL, Adrian has experienced the short-comings of allowing tenants unchecked leniency. Adrian’s start in single family residential investing stems from an unpleasant tenant/landlord experience: eviction. After being evicted from a rental house in college, Adrian ended up purchasing his own single family property and converted into a multi-tenant rental. Wary of the poor experience he had as a tenant, Adrian opted towards a more empathetic approach to landlording. Eventually, he found his tenants abusing their privilege. Adrian had to find a way to separate himself from thinking like a tenant and more as a landlord. Adrian adopted a system that put distance between himself and his tenants while avoiding the hard-line approach. Join us for the first episode of “Landlord Tales” as we discuss holding rental properties in a land trust.

  • Land Trust
    • Property placed in name of land trust. Property owners can designate themselves as trustee, separate from beneficiary
    • Managing property and tenants becomes easier by separating function as landlord from property owner
    • Adrian learned this method from veteran local investors Jack Shea, Larry Harbolt and Mike Warda

Adrian is actively in the market for single family residential properties and mobile homes of up to $120k in areas around Hillsborough County and Polk County, including Brandon, Plant City, Lakeland and Winter Haven. If you believe you may have a potential investment opportunity, contact Adrian at (813) 720-7874.

Sandra Adomatis: Energy and Sustainability Initiatives to Increase Your Bottom Line

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sustainabilityCommercial real estate investors and developers know the term: “Green”. In Florida, it seems that “green” is the phantom criteria for real estate: many have heard of it, few have seen it. The term brings to mind vague notions of sustainability and energy efficiency, but what exactly is it? What is the merit in “going green”? As an effort to shift toward sustainability becomes a rising trend in the nation, Florida continues to lag behind as commercial developers and investors grapple with the nebulous nature of sustainability and green construction.

Sandra Adomatis, SRA, and LEED green associate is an appraiser with a focus on green initiatives and sustainability in real estate. Based out of Punta Gorda, Florida, Sandra has over 25 years of experience in real estate appraisal in the state of Florida. Sandra is a green valuation expert for the Appraisal Institute. Through course development, seminars and literature, Sandra has been helping commercial real estate investors integrate sustainability and energy efficiency into their investments.

  • 6 Elements of a True Green Building
    • Site orientation
    • Water efficiency
      • Low-flow plumbing, greywater recycling, rain barrels/cisterns, energy star rated washing appliances
    • Energy efficiency
    • Environmentally-friendly materials
    • Clean air circulation
    • Operations & maintenance
  • Adapting Existing Structures
    • Lighting
    • Heating/cooling
    • Insulation
  • Energy Modeler/building scientist
    • Assess what existing structures can handle for energy and sustainability adaptations
    • Calcs-Plus (Florida)
  • Green building investment appeal
    • Low-interest, flexible financing exclusive to green buildings
    • Cost-saving on appliances and utilities
    • 2-10% sale premiums vs. traditional structures
  • Resources and Info

To find out more about sustainability options or for appraisal services, visit Susan’s website or email her at adomatis@hotmail.com

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 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. 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!

Ep. 80 Cuban Immigrants – Coming to America & Discovering Real Estate Part 2 of 2

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AR-150819374“Inventar”: last episode, we were introduced to this phrase by our guests, Josue Romero and Juan Nunez. The hardships faced in Cuba as young men and as immigrants to Florida instilled in them an invaluable determination to thrive and to make the best out of any situation given – to invent success out of nothing through hard work. This episode, we learn how Juan and Josue applied these principles to Florida real estate as we trace their success stories from their introduction into the real estate industry to where they are today.

Josue was introduced to the financial side of real estate in 2009, at the peak of the financial crisis that crippled Florida’s real estate markets. We learn how he was able to find success as a mortgage broker despite the dire state of real estate financing. Juan, with Josue as his mentor, entered the investment side in 2011 and quickly found success in the single-family residential markets fixing and flipping. Together, Juan and Josue formed a dynamic, cooperative relationship founded on principles of hard work and perseverance and are now leaders in Florida’s single-family markets. Josue is the owner of MyLendingHub.com, a mortgage calculator website and Juan is owner of Zenun Enterprises, a real estate investment firm. This episode, they discuss their approach to lending and investing as well as the current state of Florida and Hillsborough’s real estate markets.

  • Focused on Single-Family Markets
    • Majority fix-and-flip deals
    • Emerging in development and construction
  • Hot Hillsborough SFR Markets
    • Carrollwood
    • Citrus Park
    • Town ‘n’ Country
    • Northdale
  • Appreciations not really a problem for next couple years, but investor pool diminishing
  • Lending markets moving from FHA to conventional institutions (Fannie Mae, Freddie Mac)
    • 3% down for qualified investors and lower premiums than FHA
  • Tips for Investors
    • Focus on single market and expand only after well-established
    • Large portfolios are difficult to manage alone
    • Have a team; network with agents and brokers
    • Due diligence is key
    • Stay in budget

For lending inquiries or solutions, contact Josue by phone – (813) 802-6970 or visit www.mylendinghub.com

For any investment inquiries or potential investment opportunities, contact Juan by phone – (813) 766-2959

Ep. 79 Cuban Immigrants – Coming to America & Discovering Real Estate pt. 1 of 2

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AR-150519874Cuba. The island nation of roughly 11 million situated 90 miles south of Florida has, for decades, cast a large shadow over its continental neighbor. The U.S., especially Florida, has had a profound and diverse history with Cuba. Cubans and Cuban-Americans have played a nominal role in shaping Florida’s commercial landscape as well as cultural backdrop, with Tampa and Miami representing two major pockets of Cuban heritage and influence. This episode may be a bit of a departure from our typical shows, but as bilateral relations between the two countries progress, both Cuba and U.S. industries anticipate a major developmental boom that has real estate investors watching closely. This special episode will be represented in two parts with our guests sharing both some personal stories of their immigration into the U.S. as well as their involvement in Florida’s real estate markets.

Josue Romero is a mortgage broker serving as owner of My Lending Hub, a mortgage brokerage service company based in Tampa, Florida. Juan Nunez is a real estate investor in Tampa and currently owns and operates Zenun Enterprises, an investment firm focusing mainly on single-family markets. In 1999, Josue and Juan both arrived in Florida with their families seeking asylum. At the time, Cuba was in dire straits. Though the boys were young at the time, their families knew all too well the devastating effect of the ‘Special Period’ on Cuban welfare. When their families reached Tampa, they set about cementing the American dream as a reality with little more than resilience and hard-work. Despite its status as a Communist country since 1959, the Cuban disposition has always been innately capitalistic. Through their stories, Josue and Juan will introduce us to the concept of Inventar – the wholly Cuban approach to making something from nothing. We will learn how this unique ability and ingenuity lead to such a fluid and fruitful transition into mastering Florida real estate markets.

 

 

Ep. 75 Garrett Kenny: Irish Builder Talks Foreign Investment in Florida & Hot Orlando Real Estate Sub-Markets

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Gary_editedIn a recent episode, we spoke with an investor who managed a Florida real estate portfolio from outside the country. This week’s episode features an investor who runs a foreign investment firm out of his home-base in Davenport, Florida.

Garrett Kenny started building his investment portfolio in Florida after being introduced to Orlando’s vacation markets in 1996. Since then, he has built his investment firm, Feltrim, into an international name for foreign investment in Florida real estate, handling all aspects of the investment process. This episode, Garrett discusses foreign investment in Florida and hot real estate sub-markets in Orlando.

Foreign Investing in Florida

  • Most foreign investors can expect to average 6% annual ROI
  • Easy to find financing options, but many do cash deals
    • Usually require more up-front from investor for financing
    • 4-4.5% interest rates
    • Some foreign investors use local banks and mortgage brokers
    • Some financing may be available through institutions in home countries
  • Brazil and China emerging as dominant foreign investors in Florida markets
  • Foreign investors expanding portfolios in Florida real estate

Orlando

  • 62 million visitors to Orlando area in 2014
  • Diverse investment opportunity
    • Vacation rentals, commercial and industrial markets
    • Top 3 vacation rental areas – Championsgate, Davenport, and Kissimmee
    • Medical + Technology – Lake Nona
    • Long-term investing in 30 mi. radius of Disney
  • Other hot sub-markets
    • Distressed and repossessed homes
    • “Class A” properties – Windermere, Winter Park

Tips on Foreign Investment

  • Having a local knowledge of your desired market is key
    • Find out about the area before investing
  • Location, Location, Location
    • Finding the right location for your investment is important

To find out more about Garrett and Feltrim’s services or about investing in Orlando real estate, visit the firm’s website

Garrett recently published a book, Buying and Owning Property in Central Florida available on Author House and Amazon