Atlanta Real Estate Investors Alliance Blog

The December 2015 Edition of The Profit Newsletter is now available for download. There are 50 pages of valuable information this month for your real estate investing pleasure and success. Download it and check it out! The Profit is Atlanta REIA’s digital, interactive newsletter for serious real estate investors delivered as an Adobe PDF file to read on your PC, Mac, Smart Phone, iPad or other mobile ready devices. Many of the articles and ads in The Profit contain many hyperlinks you can click to get more information online! The high res version of The Profit is “print ready” for those who want to print the newsletter on their home or business printer. Be sure to Subscribe to The Profit by Email or Subscribe to The Profit by Text so you don’t miss a single issue.

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You don’t always need money to buy real estate…if you know how to use creative financing. Creative financing is a broad term. There are many ways to complete a real estate transaction using creative financing, so many in fact that it would take me at least a full day to teach you all of the tricks of that trade. In this article I am going to cover the two most popular creative financing techniques that I have had the most success with. They are Master Lease Options (Lease Options) and Seller Financing. I created a 400 unit portfolio using creative financing without ever needing a traditional lender like a bank and you can too. It’s really not that hard.

Master lease options (MLO) or lease options are a great way to get started in the real estate business or to limit some of the risk of buying a distressed asset. We use the term master lease options when we are discussing a multifamily property as there is more than one unit involved, therefore the term “Master Lease”. If we are discussing a single family deal then it’s just a lease option. They are basically the same thing and will work the same way.

A master lease option is a set of two contracts. The first is the lease that allows us to “rent” the property with the right to sublet or re-rent the property to a tenant. This gives us control over the operations of the property and the CASH FLOW! With this document we now control the operations of the deal including management. This will allow you to manage it yourself or to hire a management company to do it for you. If there is work that needs to be done to the property you can now get it done under the lease option. If there is bad management you can now hire new management and lease up the place so it makes more cash flow (multifamily). The lease will set a “rent” payment to the seller and it will stay fixed for the life of the contract so you always know what the payment is. Ideally this rent payment will consist of the owners mortgage payment, taxes, and insurance. This will allow the seller to break even and will allow you to keep any positive cash flow! Read More→

Hello Atlanta REIA Members. I am Scott Ulmer and I have been investing in real estate over 20 years. In that time, I have experienced some tremendous successes, and some tremendous failures as well.

Every time I fell down, I picked myself up. No matter how hard the situation, being tenacious and never giving up always paid off, and here I stand today.

I owned 2 real estate companies prior to the market meltdown, and ultimately lost them both. What I have learned and experienced firsthand is that failure is a part of success, and a person only truly fails when they quit. One thing I will never do is quit.

Just over 17 months ago I left my job, where I ran the real estate operation for a nationally-known real estate guru. I was also one of the top Mentors, and consulted hundreds of students around the country.

Although I enjoyed my time running that real estate operation, I learned a few things about myself. Not only did I have a particular knack for helping people become successful real estate investors, but I also took my years of investing experience and created a unique formula for success along the way.

I created a business model that, when implemented with the right systems, can generate immediate cash flow, and a lot of it! Read More→

I have spoken with many Realtors and Investors who informed me that they are not interested in listing or buying short sales because the Short Sale Lenders are always higher than the actual value of the property.

I have stressed over the years how important it is to meet the Realtor or Appraiser that was sent from the Short Sale Lender at the house with the Purchase Agreement, Hardship Letter, Comparables, Crime Report of the Area and Repair Estimate for the property in order for the Short Sale Lender to have the actual value of the property.

The BPO Agent/Appraiser does not provide to the Short Sale Lender the Crime Report or the Repair Estimate on the property. This information is provided by the Listing Agent or the Negotiator representing the Seller when you have to dispute the value. In fact, a BPO Agent may only have 3 little boxes to include the costs of the repairs so they can’t always include all the repair costs that the house really needs.

The BPO Agent/Appraiser has been informed from the Short Sale Lender that they do NOT consider cosmetic repairs. So what are cosmetic repairs? Paint, Carpet, Appliances and updates of kitchens, bathrooms, roof and air conditioning unit that are functional. Read More→

With less than a week left before completing a major rehab on our latest real estate investing deal, all Kim wanted to do was to drop to the floor and cry when she saw what had happened to every interior wall in the home.

The day before, the walls had been perfect. But on this day, the walls looked like something you’d see in one of those circus houses with funny mirrors that make your head look huge while making your body look the size of a walnut.

In this home, we’d replaced all the paneling with new paneling. Then came two days of constant rain. Because the HVAC system wasn’t yet working, there was a significant increase in the home’s humidity level. The new paneling quickly absorbed the excess humidity and became wavy.

A multitude of things made Kim want to cry. All the time and money spent demolishing the old walls and installing the new ones was for naught. The rehab was scheduled to be completed in five more days, but now would be extended by at least two weeks. The extra work would cause this rehab to go over budget. Read More→

“A place for everything and everything in its place” ~ Benjamin Franklin

The developers at LightArrow must have had me in mind. Or at least, someone like me. I found myself constantly checking various apps, and across devices it is easy to lose track of messages, updates, and photos. I’ve been juggling things for a long time, but LightArrow has made an app that makes everything mesh together on one screen.

LifeTopix is almost like an operating system for all your apps. This single app makes one place where you can view your calendar, update travel plans, make a checklist, even order things on that list or make memos to yourself. I love the fact that you can install this on your phone or your tablet, and the interface is very clean with a white background. It even prompts you if you forgot something.

Doing what I do is my passion, but also overwhelming at times. I like the fact that this one app has consolidated my other apps, and really saves me time. Instead of bouncing around from one screen to another, everything that is important to me is on one screen. At a glance, I can see my tasks, reminders, and in this screen I can even shop. Read More→

This is your life. You have decided that real estate investing is something you want to do. But…

Are you sinking or swimming?

Right now, I am teaching a 58 year old friend to swim. I can see his fear. He is thinking, “What if I drown?” or “What if I can’t do this and I look silly?” We all have fears about uncertainties; fear is natural and good—it can keep us out of trouble! But, when fear controls you, when it stops and paralyzes you, when it keeps you from success, it is a problem.

Remember: There is no such thing as a dead end.

Your fears can be conquered easily through calculated action and baby steps.

How is your business like learning to swim? Like my friend, you probably have fear. Maybe you fear loss of financial security or not being able to know a bad deal from a great deal. Maybe you fear failure, or you fear what people will think if you make bad decisions. Maybe you even fear success. The problem is that fear will wear you out and kill your drive. Just like the swimmer, you need to know when to swim and when to float. You need to learn to trust the system and yourself. Read More→

I recently conducted the first two days of one of my boot camps and shortly thereafter spent two hours on the phone doing one-on-one calls with students. There’s a common mistake I see students making over and over again, and it doesn’t seem to matter if they are new or been around awhile. That mistake is: doing everything they can to feel busy except the critical things required to stay in business.

It’s so easy to be busy. Anyone can do it, and most people would say they’re very busy almost all the time. I hear things like: “If only I had more time, the days just aren’t long enough, so much to do and so little time.” A rat in a circular cage is busy running in circles, but getting nowhere. Pretty soon he has a heart attack and dies. Being busy will not make you rich. In fact, it can have the opposite effect and prevent you from ever achieving wealth. Don’t get me wrong. Rich people are busy too. I’m very busy most of the time with something always chasing my attention. There’s always an endless supply of things to work on that suck up my time. The difference is I constantly and consciously work on…only those items I can’t delegate and are worthy of my attention.

Minutia is a deadly disease that steals away the most productive time of your life and robs you of the great things you could accomplish…if you only had time. Well, I suppose I don’t have to tell you that we all have the same amount of time in a day and no bonus hours will ever be added. Rich people and poor people alike are granted the same opportunity to turn that time into greatness or waste it the same way, day in and day out until they’re dead. Read More→

Investing in real estate is one of the most advantageous and attractive avenues to use to build a business and ultimately wealth. I would say it has three times the potential of making money than most any other business. Using REIA comps to guide your investment choices protects against the turns made by market forces. I want to share with you some advantages that I believe will be most beneficial for you.

As a rule, there is more stability. Real estate investments are traditionally considered a stable and rich gainer, provided if one takes it seriously and becomes a student of the game. As a rule of thumb, if you have an area where there are plenty of resources available and low stable mortgage rates, you have good reason for investing in that real estate market. On the contrary, if you find a property in a place, which is under high inflation, it may not be a prime location.

With real estate, necessity is the mother of all inventions. Acquiring all the knowledge and skills through experience of selling and purchasing properties requires guidance and consistency. The support REIA comps provides gives you a leg up on property valuation and purchase. Take the time to gain education and hone your craft in order to have a formidable business. Doing market research, using or developing the right real estate strategies can make deals happen for you in the right manner. Read More→

What the heck is a Squeeze Page? And why should you care?

Ok, so there’s this whole “thing” called Internet Marketing. All the kids are doing it these days. The thing is… it works! And one of the neat things that work in Internet Marketing is Squeeze Pages, because they get you LEADS for your business…BIG Time!

I wrote this article because a lot of people have been asking me lately about what’s working in the world of internet marketing to help real estate investors get more leads from the internet. When I ask them if they have any Squeeze Pages up, they either give me a blank stare or silence. Or both.

So if that’s you, then this article is for you & people like you – people who have very little to no knowledge or experience in the powerful yet confusing world of internet marketing.  Trust me, it’s very, very easy to get lost down this rabbit hole. I’ll save my story for another day. Read More→

How secure is your retirement nest egg? If you own a Real Estate IRA, you might have an idea about what kinds of protections your retirement income has; but if you’ve never heard of the things, now’s as good a time as any to learn what your options are.

While many people associate an investment in real estate with speculation, the truth is that real estate can be a highly secure way to ensure that you have enough for retirement. Not only does real estate provide an opportunity for growth, but it’s capable of providing you with a stable income that you can use when you need it the most. And with the following three protections built right in to the Real Estate IRA structure itself, you’ll see that these investments can be much more secure than you originally thought. Read More→