Ep.122 – Navy Pilot and FT Real Estate Entrepreneur with Stu Grazier

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What you’ll learn in just 17 minutes from today’s episode:
  • Discover how a real estate investment company’s business philosophy can allow them to not just earn money, but also fulfill their social responsibility 
  • Find out which investment strategy Stuart and his partner focus on to bring in steady cashflow in a short period of time 
  • Learn about which investment strategy military men and busy professionals can use to earn passive income every single month

Summary: 

Stuart Grazier is an active duty Navy pilot who has served 18 years in the US military. Starting in June of 2018, his company Storehouse 3:10 Ventures has acquired and sold approximately 50 turnkey rental properties, averaging 2-4 properties per month, where they are providing rehabbed, cash flowing rental properties to their network of military/veteran and patriot investors. 

In this episode, Stu shares the purpose for which their company came to be aside from replacing their military income when retirement comes. He also talks about investment opportunities military men and busy professionals can invest in to earn passive income without them directly managing properties. How he teaches investors which model to follow depending on their goals. 

Topics Covered: 

01:19 – How he got started in real estate 

02:13 – The story behind their company called Storehouse 310 Ventures 

03:32 – Their primary real estate focus and their target market 

05:05 – What market do they buy their properties from and the primary reason they chose that market 

07:34 – What roles do Stu and his partner play in the company, and how do they run their business from a distance 

09:26 – Where and how do they find deals 

11:24 – Why turnkey property investment is good for people in the military and busy professionals 

13:35 – Which type of investments do most military men are interested in 

15:20 – How one’s goal during retirement determines which turnkey strategy to invest in 

16:13 – What his single-family type transactions look like 

Key Takeaways: 

We pick Wisconsin for our properties because it’s a great cash-flowing market. The Midwest has great cash flow markets in general. It’s very affordable to live, so the price to rental index, makes for that great cash flowing rental properties.” – Stuart Grazier 

“In finding properties, we’ve created some great relationships with wholesalers, we’re pretty much on every single buyer’s list. We’re in all the Facebook groups and the local Ria meeting groups and stuff like that.” – Stuart Grazier 

“We don’t do a whole lot of direct mail marketing or direct to seller type marketing yet, we really haven’t needed to because we’ve just gotten on everyone’s buyers’ list and we’ve gotten a great deal flow that way.” – Stuart Grazier 

“Most of our investors are very early investors, it’s their first time that they’re going to buy a rental property, we’re trying to teach the model of long term buy and hold assets, where over the long run is going to provide solid cash on cash return and bringing that positive cash flow every single month.” – Stuart Grazier 

“What we’re teaching is, you buy one house, its cash flows, you buy two houses, that’s cash flows, and you can kind of turn this into a little mini-empire if you will, and you’re holding these properties, your tenants are paying off your mortgage for you.” – Stuart Grazier 

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Ep.121 – 12-20 Unit Apartments with Mark Baltazar

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What you’ll learn in just 17 minutes from today’s episode:
  • Find out what made Mark focus on multifamily properties instead of single-family homes 
  • Learn about an effective marketing strategy to use when looking for investor partners 
  • Discover how an underperforming property can be made into a well-oiled machine bringing in steady cash flow and a big uptick in value 

Summary: 

In 2015, Mark Baltazar founded Peak Property Investments, a boutique firm helping passive investors generate returns through real estate – hands-free. In 2018, he co-founded Peak Multifamily Investments as an extension to bring a greater focus to acquiring and managing apartment building investments. Through coaching and passive investing opportunities, Mark works with time-starved investors to help them take action and get past the hurdles that many face along the path to financial freedom. 

In this episode, Mark shares how he’s done deals in multifamily properties, focusing on underperforming assets and turning them around and increasing their ROI, values, and cash flow. 

Topics Covered: 

01:46 – Benefits of focusing on 12 to 20unit size properties 

04:54 – How does he find deals in multifamily properties 

07:50 – A walkthrough of the deal he has done a few years back 

13:10 – The advantage of getting deals from a network of agents 

14:33 – How does he find investor partners to raise capital 

17:16 – How does he structure the deals when working with investor partners 

18:02 – Who helps qualify for financing 

Key Takeaways: 

“For apartment buildings, as an investor, as an operator, you have a little more control in terms of what you can do from a valuation standpoint, increased net operating income and the value of your building goes up.” – Mark Baltazar 

“With apartment buildings undervalued, you’re almost paying a premium for things that are under-managed because of the upside.” – Mark Baltazar 

“One of the components of multifamily that I really understood is, you put $1 in, you increase your net operating income by $1. Your valuation is a multiple of that.”  Mark Baltazar 

“Its a combination of content marketing and education, that’s a big part of how were attracting partners.”  Mark Baltazar 

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Ep.120 – International Investing with Billy Keels

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What you’ll learn in just 17 minutes from today’s episode:
  • Learn about the benefits of investing internationally specifically in the US market 
  • Find out investment strategies that have brought him steady cashflow as well as long-term stability 
  • Learn how to attract capital, the right person and finding the best opportunities

Resources/Links

Summary: 

In the last 24 years, Billy Keels has had the opportunity to work and travel in 86 countries,
learn and fluently speak 5 languages, and has lived in 3 European countries. With this personal growth experience, he also had the opportunity to develop professionally by leading multi-disciplined teams and managing businesses over $70M in the application software sector. Billy has earned his stripes as a true problem-solver as well as a team and consensus builder which are skills he’s carried into his new entrepreneurial life.

And more importantly, Billy is also a very successful and astute real estate investor, living in Europe, but doing his deals far from where he lives! In this episode, Billy shares his ideas on which countries to best invest in terms of speculating for future sales at the same time enjoying cash flow. He emphasizes the need to gain more control of your financial life through real estate (even if you have a great corporate job).

Topics Covered: 

01:35 – He’s living in Europe but he’s investing in the US. Why so- what are the benefits 

04:30 – How does real estate investing look like in Europe 

07:51 – On getting himself out there, having the right team, and finding the best opportunities 

10:34 – What investment strategy does he focus on 

12:07 – Two ways you can ride along for larger multifamily opportunities 

13:08 – What is his platform’s primary focus these days 

14:36 – Having that proof of concept, attracting capital, and attracting the right people 

17:26 – What is an alignment of purpose with the right person 

Key Takeaways: 

“Investing in the US was about figuring out how do I live where I really love living which is here in Europe and gain more control over my financial life, and that was being able to invest in cash-flowing assets which I have much better control of.” – Billy Keels 

In Europe, they were very much appreciation-based markets, buy low, sell high, or buy low and hold on forever, and hope that the value of the place goes up from several different types of appreciation.” – Billy Keels 

“It’s difficult when you have your investor cap on because when you invest, you make sure that you’re creating not just the cash return but you want to get your return on the capital. I think it’s much easier to find those types of opportunities that create cash flow in the US market, which is one of the reasons that I’ve decided to continue to do that.” – Billy Keels 

“I purchased a couple of smaller multifamily properties, duplexes, quadplexes, things like that, and then had an opportunity to buy a mobile home park. And so, the properties initially were on the East Coast of the United States in the state of New Jersey. I think at a certain point when you are ready to get started, you just have to get started, you can’t keep reading books.” – Billy Keels 

“I know what it’s like to go from beginning to end of the transaction, what it’s like to build the relationships. And from that, aside from having the proof of concept, I know for sure that it’s about being able to understand what the person in front of me is looking to achieve. It’s not always about the money.”  – Billy Keels 

“I believe when there’s a misalignment of what your project does with what the person wants to do, it never works, like walk away, don’t even try it.” – Billy Keels 

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Ep.119 – Syndication with Omar Khan

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What you’ll learn in just 17 minutes from today’s episode:
  • Learn about laws and regulations to take into consideration when you are an operator raising for capital in a syndication 
  • Learn about the rules and regulations to take into account if you are an owner-operator raising capital for your own deals 
  • Find out the key points to take into account when you are a Canadian investing in a US-based syndication entity

Resources/Links

Summary: 

Omar Khan has advised on $4billion of M&A transactions in North America. He has a decade-plus experience across real estate and commodities. He is a global citizen who lived in Dubai, Toronto, Calgary, and Dallas. 

In this episode, Omar discusses primarily the US foreign laws involved when raising capital for multifamily real estate through syndication in the US. Learn the right things to do in order to successfully raise capital while staying on the right side of the SEC. 

Topics Covered: 

01:19 – The real estate strategy he is focused on 

02:57 – Being a global citizen – his thoughts about that 

05:39 – What it’s like to do syndication in the US where regulations are concerned 

07:41 – Taking a closer look at how multifamily deals work when it is being syndicated out in the US 

10:33 – Key points you need to take note when you are a Canadian investing in a US-based syndication entity 

13:49 – Rules and regulations for operators for raising capital in a syndication 

15:26 – Rules and regulations for owner-operator raising capital for his own deals 

Key Takeaways: 

“It’s good to understand where other people come from because you can always pick up smaller things from people added to your toolkits, you become a more holistic, well-rounded person.”  Omar Khan 

“In syndication, my average investor chips anywhere between 35 to 250,000 US dollars at a time, and some are more and some are less. And this way we raised the money. My group, I’m heading it, will take care of the debt and all of that stuff because our investors are basically getting passive returns.”  Omar Khan

“The thing that people don’t realize from a legal point of view isn’t necessarily that you can or can’t do the deal, that as a limited partner, you do have limited liability. If things go south, at worst, you can only lose the extent of the money you’ve invested. But when your name is on the loan documents, or when you’re the operator you have unlimited liability.” Omar Khan

“The big advantage of investing in US real estate is the amount of tax write-offs you can get. It’s a fancy way of saying that I can be depositing cash in your bank account because of the return they’re generating. But on paper, I can be showing a loss because of the tax rules.”  Omar Khan

“There are specific tax breaks you get in the US that you don’t get in Canada. But it’s very important that if you are investing in an entity which is an LLC or limited liability company when you get these tax breaks, the CRA for the lack of better term does not allow you to take these tax breaks. They don’t view this entity as a pass-through entity.” Omar Khan

“What you have to do as a Canadian is be ultra-vigilant and know that every time you’re investing in syndication you have to be investing in an entity which is an LLP, limited liability partnership.” Omar Khan

I’m not trying to be alarmist, what I’m trying to tell you is there are structures, rules, and laws in place. And typically, the easiest way around this is to deal directly with owner-operators, because they have some exemptions.” Omar Khan

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Ep.118 – Self-Storage and COVID with Kris Benson

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What you’ll learn in just 17 minutes from today’s episode:
  • Find out Kris’ reasons why self-storage facility is one of the best ways to start investing in real estate 
  • Find out the problem self-storage help solve and why that helps it to perform quite well even amidst the pandemic 
  • Learn about the compelling reasons for Kris’ shift from previous investment strategies to self-storage

Resources/Links

Summary: 

Kris Benson quit his “corporate job and elected “to find a way to stop trading my time for money and to let my money make money.” He launched his commercial real estate journey, appreciating the value of investing in tangible assets. Kris started investing in small residential units over 10 years ago and expanded to commercial multifamily properties before making the jump to self-storage. 

Partnering with Todd Allen, managing principal at Reliant Investments, Kris focuses his leadership and management skills on the commercial real estate company’s investment committee, which determines what self-storage properties to purchase while growing equity and creating passive income streams for investors. 

In this episode, Kris explains why the self-storage sector has performed well, even in this COVID time, compared to other asset classes. 

Topics Covered: 

00:54 – What is interesting about self-storage facility to invest in real estate 

03:19 – How self-storage started 

04:06 – The four D’s self-storage facility helps solve 

06:17 – What storage facility do they focus on 

08:25 – How do they plan to sell facilities that they added value on 

09:30 – What made him got hooked with self-storage  

12:29 – How will self-storage facility be affected if ever the economy turns worse 

14:02 – If someone defaults in paying rent, how long is the storage be up for auction 

Key Takeaways: 

“If you look at the historical performance of self-storage comparatively with multifamily, office, retail, and industrial, it has outperformed all of them in the last 25 years.” – Kris Benson 

“I’m a big believer that things that are going to happen have already happened, you just have to look in the past to find them.”  – Kris Benson 

“The problem that self-storage is essentially solving is giving you space and allowing you to organize. – Kris Benson

“Storage is like an operational business with a real estate play on the side.” – Kris Benson 

“From my perspective, I believe that storage is somewhat insulated because it’s a small percentage of your monthly income and you’re collateralized by your stuff. Most people don’t want to get rid of it.” – Kris Benson 

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