Atlanta Real Estate Investors Alliance Blog

When a real estate developer runs into a snag, and needs additional money to complete a project, or he wants a shorter-term loan of, say, six months to six years, he frequently turns to the “hard-money” market. In a nutshell, these are lenders who are looking to get a decent return on their money, with a margin of safety. They usually do this by holding a lien on the property, or on another property the borrower owns, in a practice called “cross-collateralization.”

If you’ve got a lot of money in your self-directed IRA, and it’s been earning relatively weak returns, hard money lending provides a potentially lucrative way for you to “take charge” of your assets. With hard-money lending, you aren’t depending on the skills of a mutual fund manager you’ve never met, nor do you need to settle for the lackluster interest rates currently available from investment-grade bonds and treasuries.

Instead, you’re free to seek your own deals with any number of private real estate developers. Here are the advantages to hard-money lending in your self-directed IRA: Read More→

Terminating Contracts

Posted on September 2, 2013 by

As investors, we all hope and wish that all of our contracts go smoothly. As much as we hate to admit it, the truth is that some things are out of our control. Appraisals, hidden renovation cost, weather and financing are just a few examples of what we have little to no control over. How one handles these obstacles is going to be what differentiates you from all the other real estate investors.

Last month I terminated my first contract of 2013. I contracted this property with the intent of purchasing it to remodel and sell. At first look it was a no brainer. The home was a newer property located in a popular suburb. It was in need of some cosmetic updating and stainless steel appliances but the market changed overnight. As usual, I did my due diligence, pulled comps within the last few months, calculated the renovation cost needed to match the comps, and offered accordingly. A week before closing I reviewed the market and it turned out the builder had sold two new construction properties and listed the homes directly to pending. These homes KILLED the deal. The after repair value I had in mind was for the same amount as the new construction properties. Obviously, a remodeled home cannot be priced the same as a new construction. At this point many others would have terminated and moved on but not me, and you shouldn’t either. Read More→

If I could wave a magic wand and re-live my early real estate investing career from the beginning, I think I would first try to learn more about what seller’s needs and thoughts are. I would also want to better understand the thoughts and logic that run through a seller’s mind when they are motivated and want to sell their house.

If I had a better idea of what the sellers wanted it will be much easier to make offers the seller might be happy with and hopefully get them to sell me their house at a price and terms I’ll be happy with, and they will get what they want and also be happy with. If I had only known what I know now it would have been far more profitable for me and my family.

I shudder to think of all of the lost deals I have had simply because I never stopped to think about what the seller’s needs were? My thoughts were usually about how I could make a killer deal for myself. This was not the best nor the most profitable way to make money buying real estate. You need to take a minute, step back and analyze what the seller’s wants or needs are, (or at the very least use a little logic to try to think about what the seller might want or need before making them an offer) you are making a big mistake. If you think about what the sellers needs are you will have a distinct advantage while actually sitting face-to-face with them and are negotiating. If you will do this, at least you would have a direction to start going in.

As you talk with the seller and start to ask them the important questions you will start to better understand what is motivating them to sell. If you don’t ask the important questions you’ll never get the answers you need to put together a profitable deal – a deal which is good for both you and the seller. Let me explain… Read More→

Got Funding? Get Creative!

Posted on September 2, 2013 by

Funding can be one of the largest barriers to entry in the real estate business. I remember the very first time I walked into a lenders office and tried to discuss funding for my first apartment complex I wanted to buy. My experience (or lack of) was immediately brought to my attention not to mention my complete lack of liquid assets (NO CASH!)

That day was quite sobering as I left that office although I was still determined to break into the real estate business. Which was a fortunate attitude seeing as I had quit my job as a pilot to go into real estate full time two weeks earlier.

What followed was the next 8 years of survival in the business and ultimately an almost 400 unit portfolio. I survived the Great Recession by mastering the techniques of creative financing such as seller financing, master lease options and raising private capital just to name a few.

If you are just starting out or whether you have been in the real estate business for a while, you always want to complete each transaction with as little cash out of your own pocket as necessary. The more cash you keep in your pocket the more options you keep open to yourself. Remember; Options = Cash! Read More→

Taking the Plunge to Go Full Time

Posted on September 2, 2013 by

If someone would have told me one year ago that I would be a full time real estate investor together with my husband and flipping houses for a living, I would have laughed at them! To be totally honest, real estate was never a passion of mine and I hadn’t given it much thought until I read “Rich Dad Poor Dad.” That got the wheels turning and when Matt (the hubby) discovered the niche of real estate we now love best…. Wholesaling… it seemed too good to be true! I was a total skeptic, but in the end, there were a few things that changed my mind and made me want to take the Plunge! In less than one year, we’ve flipped 44 properties totaling over $1,000,000. We’ve attended meetings almost nightly during the week, networked our rear ends off, attended classes, and met a lot of people. What we’ve discovered is that “taking the plunge” is often the hardest part for people even though they despise their jobs and know that real estate could be their vehicle out of the rat race.

So, what changed for me you might ask? How did I go from skeptic to believer and what does it REALLY take to make the plunge and ramp up a full time real estate career? It may not be for everyone, but for those who really want it… continue to read because I’m going to share my tips for “Making the Plunge!”

In the beginning, something that got me motivated to take charge was thinking about my financial future and looking at the statistics of the average American at retirement. We were barely making ends meet as it was, despite the fact that we were both working full time. The average American retires at 62 years of age and 95% of them are either dead broke or DEAD by that age! I couldn’t tolerate the thought of being a work horse for the remainder of my life only to pass on debt to my children and be a bother to them during the last years of my life. I didn’t know HOW this would all work out, but I was ready to look at some “other options!” Read More→

You can locate motivated sellers even if you have little or no money to work with. Way back in the early days of my business I used some very inexpensive techniques to locate very motivated sellers, since we only had a limited budget to work with like many people who are just starting out in the real estate business.

One technique we used was to develop a special flyer for ourselves. We then had it printed on legal paper in a bright color. Fluorescent paper works really well for this technique.  The reason I used legal paper was because I could print two flyers to a page. That way I could get twice as many flyers for half the money.  On a weekend, my husband and I would stick these flyers everywhere we could think of, in gas stations, phone booths, Laundromats, on public boards in grocery stores, home improvement stores, delis, bars, etc.

We would also take these flyers and lay them door to door during the weekend days at least twice a month. Each time we would lay the flyers door to door, we would pick a neighborhood we wanted to buy houses in. We kept a chart on the wall to show us which neighborhoods we had done and when. This was one way we could use to track  the leads that began coming in. We ended up getting our exercise and doing something for our business at the same time, which was creating leads that turned into deals. Read More→

Though recent signs have pointed to a lessening of the ongoing housing inventory crunch, many markets in the Atlanta metro area are still experiencing shortages of homes for sale. With consistent reports of inventory overall declining in the metro area, we found some bright spots. Using REIAComps helps to quickly see the number of sales and the best prices to buy year over year.

By looking at REIAComps valuation data, we were able to identify the top five markets experiencing unique growth making them the easiest metro Atlanta markets to crack.

5) Locust Grove: The City of Locust Grove derived its name from a grove of locust trees that could be seen throughout the town. Locust Grove was a major rail distribution center for cotton, peaches, and other farm products. In 1870, the first store was built and since that time many new businesses have moved to Locust Grove and is the reason for it being a warm market and easy to crack.

4) Griffin: Downtown Griffin is the historical, cultural, and government center of Spalding County. Griffin offers citizens and visitors the pace and charm of small town living with convenient access to the heart of the South, located only 40 miles south of Atlanta. Recently, downtown Griffin features retail and restaurant attractions as well as commercial office space and residential units for citizens and visitors interested in experiencing a live/work/play environment. These convertible spaces are ripe for investment and redevelopment. Read More→

Answers to Your QuickBooks Queries

Posted on September 2, 2013 by

It is the goal of this column to answer questions about QuickBooks and how it is used in the REI arena. Know how to record transactions in the proper way and have your set of books in good shape when it comes time for taxes. It is our intention to do this by you the members submitting questions to Karen@smallbusinessadvisor.biz, and getting answers here in this column.

Q: I need to segment my balance sheet AND income statement into three departments (classes). Which version of QuickBooks can provide me with this capability?

A: The lowest edition you can use to have classes on both the balance sheet and the income statement is the QuickBooks Premier.

Q: If I change the reporting basis in the Reports & Graphs preferences from Cash to Accrual what reports will this change? Read More→

Atlanta REIA Welcomes the Sign Mafia!

Posted on September 2, 2013 by

Sign MafiaIf you’ve been around the real estate investing community for a while, you already know the Sign Mafia. They have been serving our community of interest since 2002. They are best known for their bandit signs and property marketing packages.

What are bandit signs? They are any signage placed in highly visible spots, designed to generate leads for buyers and sellers. They are key in guerilla marketing on the fly. Signs are typically placed in areas that are sometimes illegal, if not in violation of local ordinances, hence the name “bandit signs” and the SIGN MAFIA.

The reason bandit signs are so effective is, when people are in a certain situation or are in need of something and they see a sign for that purpose, they are likely to call. Signs are a great way for you to let people know your business and what services you provide. Without these signs, they may never know you exist. Plus, it is a certainty they are capturing information from other bandit signs, yours should be among the choices of information available. 

Used as informational signs, directional pointers, sign toppers, or for quick info like phone numbers and web sites, bandit signs are a quick, inexpensive and highly visible way to get attention. Whether it’s to get leads to buy or sell properties, signs can be most effective, especially if utilized on a continuous basis. Read More→

Mon, Sept 9th at 5:00 PM @ Crowne Plaza Ravinia, Atlanta
Atlanta REIA Main Meeting
Sept 9th at 5PM at the Crowne Plaza Ravinia
How to Short Sale Properties
For Huge Profits

with Special Guest, Kimberlee Frank
Atlanta REIA Members Can Attend at No Charge.
Guests Can RSVP Online Now for $15 or Pay $20 at the Door.
ATTENTION Atlanta REIA Members & Guests!

We are having a very special offer for Members and Guests on Monday, September 12th Only at the Atlanta REIA Main Meeting…

*Non-Members & Guests who Join Atlanta REIA as a first time member for as little as $100/year can attend Kimberlee Frank’s Foreclosures Gone Wild Workshop on Sept 14th and Russ Hiner’s Wholesaling 101 Workshop on Sept 28th at NO ADDITIONAL CHARGE!

*Atlanta REIA Members who renew and extend their current membership by one year can also attend Kimberlee Frank’s Foreclosures Gone Wild Workshop on Sept 14th and Russ Hiner’s Wholesaling 101 Workshop on Sept 28th at NO ADDITIONAL CHARGE!

*Certain terms and conditions to apply. New signed membership agreement required.

Kimberlee FrankHave you ever considered doing short sales as a real estate investment strategy but avoided doing so because you heard that short sales and lenders can be a real pain? Have you heard that short sales can be really time consuming and not worth the effort? If so, short sale expert, Kimberlee Frank wants to set the short sale record straight at our next Atlanta REIA Monthly Meeting on September 9th at 6:00 PM at the Crown Plaza Ravinia located at 4355 Ashford Dunwoody Road in Atlanta, GA.

Kimberlee is going to spend the evening updating us on the current state of the short sale industry, what is happening now, what is likely to happen next as well as the pros and cons of doing short sales.

She is going to break down the whole short sale process step-by-step and tell you how you can make profits of $20,000 or more without spending nearly as much time doing the deal as you might think.

Come join Kimberlee and the rest of us at the Atlanta REIA Meeting on Monday, September 9th at 5PM at the Crown Plaza Ravinia Hotel in Atlanta to learn more about how to get started short selling houses for huge profits!

Click to view Cruise VideoWIN A CRUISE or Other Door Prizes: All participants who attend the Atlanta REIA Meeting will have a chance to win a *Complimentary 2 Day Cruise to the Bahamas with Caribbean Cruise Line! The 2 day Cruise does not include port fees, transportation and taxes.  *We will also be giving away other door prizes such as Gift Cards and more! *You must be present at the meeting to win.

Mon, Sept 9th at 5:00 PM @ Crowne Plaza Ravinia, Atlanta
Wholesaling Houses for Fast Cash!
With Russ Hiner

Russ HinerDo you want to play the real estate investing game but don’t know where to start? Do you have little or no cash or credit? Want to avoid risk, repairs, tenants and toilets? Want to buy houses with no money? If so, you will be glad to know that Russ Hiner will be speaking briefly at Atlanta REIA on Monday, Sept 9th about “Wholesaling Houses for Fast Cash!

Wholesaling is a great strategy for making quick cash, low risk, without the use of your credit, income, or money. Wholesaling houses is one of the quickest and easiest ways for new investors to get started since you don’t need a real estate license or a lot of money to start… just a little training. And once you start, with a little effort, it’s nearly impossible to keep the money from pouring into your bank account on a very regular basis. If you want to learn how to wholesale houses and get paid within 30 days after you put a house under contract, come hear Russ tell you how you can get started!

Mon, Sept 9th at 3 PM @ Total Wines & More
Active Investors Group Meeting
With Dyches Boddiford
At the Meeting-Before-the-Meeting

Dyches BoddifordDyches Boddiford will be our special Guest at the Active Investor Group Meeting on Monday, September 9th at 3:00 PM at Total Wine & More located at 124 Perimeter Center W (see map). Dyches will be discussing the concepts as well as the practical aspects of legal entities such as Land Trusts, S and C Corporations, LLC’s as well as General and Limited Partnerships. There are three views to every new venture – legal, tax and business. Many people leave the decision as to which type of entity they should use to their attorney or accountant. These professionals may be good at what they do, but their views are strongly influenced by their area of expertise. Dyches will touch on the legal, tax and business points you should consider when choosing an entity.

Dyches is a full time investor who speaks from experience in a variety of real estate areas. His seminars and conferences are intended for the serious real estate investor. Many of Dyches’ students travel considerable distances to listen to him. Take advantage of this rare Atlanta REIA opportunity to hear Dyches teach!

Mon, Sept 9th at 9:30 PM @ Tilted Kilt Perimeter
Late Nite Networking at Tilted Kilt

Tilted KiltAfter the conclusion of the Main Meeting, we will be reconvening at the Tilted Kilt Perimeter located at 1155-B Mount Vernon Highway in Atlanta for the “Meeting-After-The-Meeting”. The Tilted Kilt will be offering half price appetizers as well as food and drink specials for our members and guests. Come eat, drink, network and have fun with us as hang out late into the night! Thanks Tilted Kilt Perimeter!

*Meeting Agenda
3:00 pm: Meeting-Before-the-Meeting at Total Wine & More
5:00 pm: Vendor Vendor Trade Show & Networking Begins
6:00 pm: Announcements + Have & Wants
7:00 pm: Networking Break
7:20 pm: Giveaways & Door Prizes
7:30 pm: Main Presentations with Kimberlee Frank on Short Sales
9:30 pm: Late Nite Networking at the Tilted Kilt Perimeter!

*Please Note: Meeting agenda is subject to change.

Participating Vendors & Sponsors

Each and every month, for the duration of our meeting, we have a Vendor Trade Show in which you can come out and meet many of our participating business members who help sponsor our meeting. Vendors can Reserve a Table Here. Thanks again sponsors!

Networth Realty of Atlanta, LLCNetworth Realty of Atlanta, LLC – A licensed, full-service residential wholesale brokerage that specializes in finding quality wholesale properties and making them available to you. Read More>>

The Small Business AdvisorThe Small Business Advisor – A full service small business consulting firm specializing in QuickBooks with a wide variety of specialized services, trainings and products for small businesses. Read More>>

CRS DataCRS Data – We offer comps from the MLS & FSBO’s, custom searches, property tax records, interactive maps, sales & mortgage info, real estate valuations, mailing lists & more. Read More>>

Halperin Lyman, LLCHalperin Lyman, LLC – A transactional real property law firm devoted to providing the full spectrum of non-litigation related real estate legal and consulting services to its clientele.
Read More>>

American IRAAmerican IRA – The American IRA mission is to provide the highest level of customer service in the self-directed retirement industry.
Read More>>

Craftbuilt, Inc.Craftbuilt, Inc. – We are a Metro Atlanta design-build construction firm specializing in whole-structure renovations, restorations, and new construction. No matter what the situation, we are up to the challenge! Read More>>

Angel Oak FundingAngel Oak Funding – A direct hard money lender headquartered in Atlanta. We provide renovation/construction loans for investors and or builders to purchase and renovate residential properties. Read More>>

Solutions Realty NetworkSolutions Realty Network – Providing expert property management and investment services since 2003. You invest and we take care of the rest! We’re the solution to all your real estate needs. Read More>>

Pete's Friendly Home InspectionsPete’s Friendly Home Inspections, LLC. – Pete’s provides home inspections, radon monitoring, gas/water/septic tests, checks pools/sprinklers and any other type of inspection needed to get you that next home! Read More>>

New Western AcquisitionsNew Western Acquisitions – A full service Real Estate Brokerage that specializes in helping investors in acquiring inventory, securing contractors and lenders, as well as aiding in the liquidation of these assets. Read More>>

Advanta IRA AdministrationAdvanta IRA Administration – With the help of your local Advanta IRA staff, use your IRA to invest in assets you know, understand and control, such as real estate, notes & mortgages, private placements, and much more! Read More>>

Lima One Capital, LLCLima One Capital, LLC – A fully capitalized, direct lender for residential real estate investors and homebuilders. We are fully capitalized and our team prides itself on closing loans quickly for our clients. Read More>>

Goldmine Properties, Inc.Goldmine Properties, Inc. – As Atlanta’s first full service real estate wholesaler, we offer wholesale property at 65% loan to value, with financing available. Purchase price and repairs are 65% of certified after repaired appraisal. Read More>>

Law Office of Fred P. KrossLaw Office of Fred P. Kross – A law firm specializing residential and commercial real estate closings, short sales, foreclosures, REOs, owner financing, contracts, probate and bankruptcy. Read More>>

Atlanta Carpet ServicesAtlanta Carpet Services, Inc. – Providing carpet, wood, vinyl, and tile, ACS is dedicated to every aspect of your floor covering needs from initial consultation to the sale and follow-up services. Read More>>

Fuller Center for Housing of Greater AtlantaFuller Center for Housing of Greater Atlanta – A faith-driven, Christ-centered, non-profit organization dedicated to providing adequate shelter for people in need in the Greater Atlanta area. Read More>>

  • Bowen’s Specialized Services
  • Floor & Decor
  • Southeast Closing Services, LLC.
  • FirstCall Claims
  • Cindrell Harry
  • American family Insurance, The PARTLOWE Agency
  • GA Home Deals
  • GVacant Protection Investment
See Atlanta REIA Events Calendar for More Events!
Sept 6, 13, 20 & 27 – Online at AtlantaREIA.com
101 Plus Ways to Generate
Motivated Buyer & Seller Leads
Online Workshop

A 4 Part Online Workshop with Dustin Griffin
Starting on September 6th

PLEASE NOTE: This online training is being offered in lieu of the live training that was scheduled for August 31st that had to be postponed. We will be rescheduling the live class in October or November. But in the meanwhile, we highly recommend you attend this Web-Based Training as an alternative. In fact, if you registered for the live class on August 31st, you can attend this web training at no charge and the next live version of this training that we schedule too. Also, if you sign up for this online training, you can attend the next live version of this training as well.

Join us online starting on Friday, September 6th for our Online Workshop where you will learn “101+ Ways to Generate Buyer & Seller Leads” for your real estate investing business. For your convenience, this class is being offered online in 4 parts starting on Sept 6th with the other 3 parts taking place on Sept 13, 20 and 27*. You will be able to watch each of these sessions on your schedule, over and over again as needed by logging into on AtlantaREIA.com’s Member Only Area. If you are not an Atlanta REIA Member, you can Join Atlanta REIA first and attend this Online Workshop at No Charge for a limited time only.

Dustin GriffinDustin Griffin is going to teach you many of the 800 Pound Guerilla Marketing Strategies and Techniques he and other successful investors use to generate all the buyer and seller leads they can handle on a low budget and how you can too.

He is going to teach you how you can totally dominate your local competition with little effort and a relatively low budget using new and traditional marketing techniques, a little creativity and the power of the Internet.

Register Now!

*PLEASE NOTE: Non-Members who Join Atlanta REIA for the first time between August 29th and September 9th may attend for FREE! Just be sure to let us know that you want to attend this event at no charge after you join.

101+ Ways to Generate Motivated Buyer & Seller Leads Online Workshop
Schedule & Agenda*

*The following dates and agenda are subject to change at instructor’s sole discretion.

Sept 6, 2013: Session #1 – Introduction to Marketing

Sept 13, 2013: Session #2 – 101+ Ways to Generate Leads (#1 – #30)

Sept 20, 2013: Session #3 – 101+ Ways to Generate Leads (#31 – #75)

Sept 27, 2013: Session #4 – 101+ Ways to Generate Leads (#76 – #101)

Oct X, 2013: Bonus Session #5 – Even More Ways to Generate Leads

Read More→

Sat, September 14th @ 9:00 AM – Atlanta, GA
Foreclosures Gone Wild Workshop
Learn How to Make Huge Profits with Short Sales
with Kimberlee Frank on September 14th

Kimberlee FrankRealtors and Real Estate Investors: Have you taken advantage of the fact that Foreclosures Have Gone Wild? If not, why… Fear? Lack of experience? Discouragement? No matter if you are a first time Investor, Realtor or a Seasoned Pro, on September 14th at 9:00 AM at the Crown Plaza Ravinia in Atlanta, GA. Kimberlee Frank will show you all the secrets to get your short sales approved and closed!

Yes, some people say “Are you Nuts to work Short Sales?!” Kimberlee says “You’re Nuts if You Aren’t!” Short Sales can be frustrating, if you don’t have a simple, easy step-by-step system that is current with the weekly changes in the industry. It doesn’t matter what level of experience or lack of experience you have… Kimberlee has got you covered. Learn from the best, partner with her and let her negotiate, fund and/or rehab the property and split the profits 50/50! One of Kimberlee’s students just closed a deal on August 15, 2013 that netted a $69,905.54 profit! Are you next? Step up and join us at the workshop!

Attend and LEARN the Top 10 Steps to Successful Short Sales:

  1. Learn how to find the Right Team
  2. Understand structure of LLC, S or C-Corp
  3. Learn how to Control a Deal at No RISK and have Sellers eating out of your hand
  4. Understand the paperwork for today’s market
  5. Learn how to pre-screen your buyer’s
  6. Learn to sell your house fast in 7 days or less
  7. Let Kimberlee negotiate & fund your short sale
  8. Learn how to have your Buyer fund your deals
  9. Learn how to provide facts for the BPO Agent so that Bank’s value of the home allows you to get discounts and close quickly
  10. Learn how to close back to back
Register Now!

Read More→