What are Closing Costs? This, and More Canadian Real Estate Answers

What are the closing costs associated with a Canadian real estate transaction, how much are they and who pays? If I gift my agent a fruit cake, will they “take care of it” for me? First of all — fruit cake?!? When it comes to baked goods we recommend cupcakes, and when it comes to buying or selling a home, make sure you’re aware of all the closing costs that you’ll be responsible for.

Not sure what closing costs are? That’s okay. It can be difficult to keep up with everything that’s involved in buying or selling a home. From selling costs such as property staging and the listing agent’s commission fee, to buying costs like land transfer tax, mortgage loan insurance, title insurance and the home inspection fee, there’s a lot to budget for.

You my not know everything about buying or selling Canadian real estate, and why would you? That’s our job, and we just happen to have 50 years’ worth.

How Much do People Really Know About Canadian Real Estate?

RE/MAX Canada hit the streets in a new video series, to find out just how much (or how little) the average person knows about Canadian real estate, and to offer some answers.

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Your best bet for getting the right answers is to connect with a RE/MAX agent. In the meantime, sharing is caring so here are some helpful resources for homebuyers and sellers:

RE/MAX – Your Unfair Advantage

It’s like having a real estate Sherpa, helping to navigate the ups and downs of the quickly changing Canadian real estate market. It’s easy to get lost without guidance, so let us lead the way, answer your questions and help make your real estate dreams a reality.

Find a RE/MAX agent

2022-10-03 14:57:48

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What’s Staging? This, and More Canadian Real Estate Answers

Did you hear the one about the guy who painted his walls hot pink, right before putting his house on the market? Yikes! Too bad he didn’t connect with a RE/MAX® agent first to learn all about home staging for the Canadian real estate market.

Selling a home in the shortest time and for the highest price involves much more than just putting a For Sale sign on the front lawn. But it’s okay if you don’t know everything there is to know about preparing a property for sale, or the million other minutiae of this ever-changing housing market. Experience is the best teacher, and RE/MAX just happens to have 50 years’ worth.

Whether you’re wondering how to stage your home, price it, list it and get it in front of more potential buyers; or you’re not sure how to find a home that meets your criteria, negotiate an offer and seal the deal, you’ve come to the right place.

So, How Much do People Really Know About Canadian Real Estate?

Canadian real estate has been a hot topic for decades, so RE/MAX Canada hit the streets in a new video series to find out just how much (or how little!) the average person knows about the housing market. Watch below and see how many of these questions you can answer.

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Still have questions? Your best bet is to connect with a RE/MAX agent. In the meantime, check out these handy resources for homebuyers, sellers and anyone watching from the sidelines:

RE/MAX – Your Unfair Advantage

It’s like having a rocket booster in a street race. Your RE/MAX agent can give you the head start you need to compete in this housing market and win. With 50 years of experience, there’s no bump in the road that we haven’t already encountered. Find a local RE/MAX agent to help guide you through the process.

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2022-10-03 15:57:43

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What’s Mortgage Pre-Approval? This, and More Canadian Real Estate Answers

To get pre-approved for a mortgage, do I just have to be really nice to the broker? Not quite, but you’re in the right place for answers to all of your Canadian real estate questions.

Even though you’re probably aware that posting selfies with the house you want to buy and tallying up “likes” has nothing to do with mortgage pre-approval, but you likely have lots of questions about mortgages, buying and selling a home. Between budgets, timing the sale and how to actually get the place sold, to finding the best investment opportunities and navigating a fast-paced market, Canadian real estate can be overwhelming, and sometimes there are more questions than answers.

How Much do People Really Know About Canadian Real Estate?

RE/MAX Canada hit the streets in a new video series, to find out just how much (or how little) the average person knows about Canadian real estate, and to offer some answers.

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They say knowledge is as good as money in the bank. No, it won’t help with your mortgage pre-approval, but it could help you get a better mortgage rate and terms, which is the next best thing! Here are some helpful resources for homebuyers and sellers:

RE/MAX – Your Unfair Advantage

It’s like having a personal trainer in real estate. Think of RE/MAX as a gym, filled with personal real estate trainers (agents) to whip you into market-ready shape. We may not be able to give you the unfair advantage of a fast metabolism, but we can offer you an unfair advantage in real estate.

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2022-10-03 18:18:04

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What Reno Gives the Best ROI? This, and More Canadian Real Estate Answers

Will the carpet in my bathroom increase or decrease my property value? Ummm, downward movement is very likely (yuck!) but just how much will depend on a number of different factors. Whether you’re buying, selling or just browsing, and you’re not sure what’s relevant in the current Canadian real estate market, then you’ve come to the right place.

RE/MAX® has been around since carpeting in bathrooms (please, no!) was a thing. Our 50 years of experience has taught us a thing or two about the Canadian real estate market. Don’t worry if you can’t keep up with everything there is to know about home-buying, selling and staging a property. That’s why we’re here – to clarify all your questions. And you can be sure that there are many, many questions.

So, How Much do People Really Know About Canadian Real Estate?

RE/MAX Canada hit the streets in a new video series, to find out just how much (or how little) the average person knows about Canadian real estate, and to offer some answers in the process. How many of these questions do you know the answer to?

You likely have a lot more questions, and that’s perfectly okay. Your RE/MAX agent is your best resource to some answers, along with a quicker sale, a better price and a smoother process. In the meantime, check out these handy resources for homebuyers, sellers and anyone watching from the sidelines:

RE/MAX – Your Unfair Advantage

If Trivial Pursuit had a real estate category, RE/MAX would dominate. That’s because RE/MAX has some skin in the game – 50 years worth of experience, in fact, to share with you. So get your scorecard and your unfair advantage, by connecting with a RE/MAX agent today.

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2022-10-03 19:22:53

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What’s a Bully Offer? This, and More Canadian Real Estate Answers

Does making a bully offer mean you’re telling the sellers their ugly décor is why you’re offering less money? Not exactly, but you’re in the right place to get the answer to this, and all your Canadian real estate questions.

Contrary to popular belief, a “bully offer” has nothing to do with insults or intimidation. In fact, it’s a perfectly legitimate type of offer, and just one of many home-buying strategies. If you didn’t already know that, then you’ve come to the right place. From finding the perfect home, to making an offer and negotiating the terms, there’s a lot to know, and you can’t possibly learn it all in a matter of a few short weeks or months. Luckily, RE/MAX has 50 years worth of experience and knowledge to lend you.

How Much do People Really Know About Canadian Real Estate?

RE/MAX Canada hit the streets in a new video series, to find out just how much (or how little) the average person knows about Canadian real estate, and to offer some answers.

–VIDEO 4

Knowledge is power, and your RE/MAX agent in your best weapon in “winning” at real estate. In the meantime, here are some helpful resources for homebuyers and sellers:

RE/MAX – Your Unfair Advantage

It’s like combining the strength of David with the size of Goliath. Your RE/MAX agent has the experience, skills and tools to give you the unfair advantage in the Canadian real estate market.

Find a RE/MAX agent

2022-10-03 19:12:31

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What’s a Bully Offer? This, and More Canadian Real Estate Answers

Does making a bully offer mean you’re telling the sellers their ugly décor is why you’re offering less money? Not exactly, but you’re in the right place to get the answer to this, and all your Canadian real estate questions.

Contrary to popular belief, a “bully offer” has nothing to do with insults or intimidation. In fact, it’s a perfectly legitimate type of offer, and just one of many home-buying strategies. If you didn’t already know that, then you’ve come to the right place. From finding the perfect home, to making an offer and negotiating the terms, there’s a lot to know, and you can’t possibly learn it all in a matter of a few short weeks or months. Luckily, RE/MAX has 50 years worth of experience and knowledge to lend you.

How Much do People Really Know About Canadian Real Estate?

RE/MAX Canada hit the streets in a new video series, to find out just how much (or how little) the average person knows about Canadian real estate, and to offer some answers.

–VIDEO 4

Knowledge in power, and your RE/MAX agent in your best weapon in “winning” at real estate. In the meantime, here are some helpful resources for homebuyers and sellers:

RE/MAX – Your Unfair Advantage

It’s like combining the strength of David with the size of Goliath. Your RE/MAX agent has the experience, skills and tools to give you the unfair advantage in the Canadian real estate market.

Find a RE/MAX agent

2022-10-03 19:12:31

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They’re Here—7% Mortgage Rates. What Now?

15% ROI”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2021\/05\/large_Extra_large_logo-1.jpg”,”imageAlt”:””,”title”:”SFR, MF & New Builds!”,”body”:”Invest in the best markets to maximize Cash Flow, Appreciation & Equity with a team of professional investors!”,”linkURL”:”https:\/\/renttoretirement.com\/”,”linkTitle”:”Contact us to learn more!”,”id”:”60b8f8de7b0c5″,”impressionCount”:”263282″,”dailyImpressionCount”:”265″,”impressionLimit”:”350000″,”dailyImpressionLimit”:”1040″},{“sponsor”:”The Entrust Group”,”description”:”Self-Directed IRAs”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2021\/11\/TEG-Logo-512×512-1.png”,”imageAlt”:””,”title”:”Spring Into investing”,”body”:”Using your retirement funds. Get your step-by-step guide and learn how to use an old 401(k) or existing IRA to invest in real estate.\r\n”,”linkURL”:”https:\/\/www.theentrustgroup.com\/real-estate-ira-report-bp-awareness-lp?utm_campaign=5%20Steps%20to%20Investing%20in%20Real%20Estate%20with%20a%20SDIRA%20Report&utm_source=Bigger_Pockets&utm_medium=April_2022_Blog_Ads”,”linkTitle”:”Get Your Free Download”,”id”:”61952968628d5″,”impressionCount”:”447157″,”dailyImpressionCount”:”136″,”impressionLimit”:”600000″,”dailyImpressionLimit”:0},{“sponsor”:”Walker & Dunlop”,”description”:” Apartment lending. Simplified.”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/03\/WDStacked512.jpg”,”imageAlt”:””,”title”:”Multifamily Property Financing”,”body”:”Are you leaving money on the table? Get the Insider\u0027s Guide.”,”linkURL”:”https:\/\/explore.walkerdunlop.com\/sbl-financing-guide-bp-blog-ad”,”linkTitle”:”Download Now.”,”id”:”6232000fc6ed3″,”impressionCount”:”157662″,”dailyImpressionCount”:”169″,”impressionLimit”:”200000″,”dailyImpressionLimit”:”6500″},{“sponsor”:”SimpliSafe Home Security”,”description”:”Trusted by 4M+ Americans”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/09\/yard_sign_100x100.png”,”imageAlt”:””,”title”:”Security that saves you $”,”body”:”24\/7 protection against break-ins, floods, and fires. SimpliSafe users may even save up to 15%\r\non home insurance.”,”linkURL”:”https:\/\/simplisafe.com\/pockets?utm_medium=podcast&utm_source=biggerpockets&utm_campa ign=2022_blogpost”,”linkTitle”:”Protect your asset today!”,”id”:”624347af8d01a”,”impressionCount”:”129946″,”dailyImpressionCount”:”194″,”impressionLimit”:”200000″,”dailyImpressionLimit”:”2222″},{“sponsor”:”Delta Build Services, Inc.”,”description”:”New Construction in SWFL!”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/04\/Image-4-14-22-at-11.59-AM.jpg”,”imageAlt”:””,”title”:”Build To Rent”,”body”:”Tired of the Money Pits and aging \u201cturnkey\u201d properties? Invest with confidence, Build To\r\nRent is the way to go!”,”linkURL”:”https:\/\/deltabuildservicesinc.com\/floor-plans-elevations”,”linkTitle”:”Look at our floor plans!”,”id”:”6258570a45e3e”,”impressionCount”:”119830″,”dailyImpressionCount”:”126″,”impressionLimit”:”160000″,”dailyImpressionLimit”:”2163″},{“sponsor”:”RentRedi”,”description”:”Choose The Right Tenant”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/05\/rentredi-logo-512×512-1.png”,”imageAlt”:””,”title”:”Best App for Rentals”,”body”:”Protect your rental property investment. Find & screen tenants: get full credit, criminal, and eviction reports.”,”linkURL”:”http:\/\/www.rentredi.com\/?utm_source=biggerpockets&utm_medium=paid&utm_campaign=BP_Blog.05.02.22&utm_content=button&utm_term=findtenants”,”linkTitle”:”Get Started Today!”,”id”:”62740e9d48a85″,”impressionCount”:”100622″,”dailyImpressionCount”:”127″,”impressionLimit”:”150000″,”dailyImpressionLimit”:”5556″},{“sponsor”:”Guaranteed Rate”,”description”:”One-Stop Mortgage Lender”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/06\/GR-512×512-1.png”,”imageAlt”:””,”title”:”$1,440 Mortgage Savings”,”body”:”Whether you\u2019re buying new or cash-out refinancing to upscale the old \u2013 get started today and we\u2019ll help you save!”,”linkURL”:”https:\/\/www.rate.com\/biggerpockets?adtrk=|display|corporatebenefits|biggerpockets|july2022_blog||||||||||&utm_source=corporatebenefits&utm_medium=display&utm_campaign=biggerpockets&utm_content=july2022-blog%20%20%20″,”linkTitle”:”Buy or Cash-Out Refi”,”id”:”62ba1bfaae3fd”,”impressionCount”:”55670″,”dailyImpressionCount”:”140″,”impressionLimit”:”70000″,”dailyImpressionLimit”:”761″},{“sponsor”:”Avail”,”description”:”#1 Tool for Landlords”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/06\/512×512-Logo.png”,”imageAlt”:””,”title”:”Hassle-Free Landlording”,”body”:”One tool for all your rental management needs — find & screen tenants, sign leases, collect rent, and more.”,”linkURL”:”https:\/\/www.avail.co\/?ref=biggerpockets&source=biggerpockets&utm_medium=blog+forum+ad&utm_campaign=homepage&utm_channel=sponsorship&utm_content=biggerpockets+forum+ad+fy23+1h”,”linkTitle”:”Start for FREE Today”,”id”:”62bc8a7c568d3″,”impressionCount”:”58899″,”dailyImpressionCount”:”144″,”impressionLimit”:0,”dailyImpressionLimit”:”1087″},{“sponsor”:”Steadily”,”description”:”Easy landlord insurance”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/06\/facebook-business-page-picture.png”,”imageAlt”:””,”title”:”Rated 4.8 Out of 5 Stars”,”body”:”Quotes online in minutes. Single-family, fix n\u2019 flips, short-term rentals, and more. Great prices and discounts.”,”linkURL”:”http:\/\/www.steadily.com\/?utm_source=blog&utm_medium=ad&utm_campaign=biggerpockets “,”linkTitle”:”Get a Quote”,”id”:”62bdc3f8a48b4″,”impressionCount”:”58871″,”dailyImpressionCount”:”109″,”impressionLimit”:”200000″,”dailyImpressionLimit”:”1627″},{“sponsor”:”MoFin Lending”,”description”:”Direct Hard Money Lender”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/06\/mf-logo@05x.png”,”imageAlt”:””,”title”:”Flip, Rehab & Rental Loans”,”body”:”Fast funding for your next flip, BRRRR, or rental with MoFin! Close quickly, low rates\/fees,\r\nsimple process!”,”linkURL”:”https:\/\/mofinloans.com\/scenario-builder?utm_source=biggerpockets&utm_medium=cpc&utm_campaign=bp_blog_july2022″,”linkTitle”:”Get a Quote-EASILY!”,”id”:”62be4cadcfe65″,”impressionCount”:”64368″,”dailyImpressionCount”:”108″,”impressionLimit”:”100000″,”dailyImpressionLimit”:”3334″},{“sponsor”:”REI Nation”,”description”:”Premier Turnkey Investing”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/07\/REI-Nation-Updated-Logo.png”,”imageAlt”:””,”title”:”Fearful of Today\u2019s Market?”,”body”:”Don\u2019t be! REI Nation is your experienced partner to weather today\u2019s economic conditions and come out on top.”,”linkURL”:”https:\/\/hubs.ly\/Q01gKqxt0 “,”linkTitle”:”Get to know us”,”id”:”62d04e6b05177″,”impressionCount”:”53430″,”dailyImpressionCount”:”109″,”impressionLimit”:”195000″,”dailyImpressionLimit”:”6360″},{“sponsor”:”Zen Business”,”description”:”Start your own real estate business”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/07\/512×512-1-300×300-1.png”,”imageAlt”:””,”title”:”Form Your Real Estate LLC or Fast Business Formation”,”body”:”Form an LLC with us, then run your real estate business on our platform. BiggerPockets members get a discount. “,”linkURL”:”https:\/\/www.zenbusiness.com\/p\/biggerpockets\/?utm_campaign=partner-paid&utm_source=biggerpockets&utm_medium=partner&utm_content=podcast”,”linkTitle”:”Form your LLC now”,”id”:”62e2b26eee2e2″,”impressionCount”:”39867″,”dailyImpressionCount”:”105″,”impressionLimit”:”80000″,”dailyImpressionLimit”:”2581″},{“sponsor”:”Marko Rubel “,”description”:”New Investor Program”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/07\/DisplayAds_Kit_BiggerPockets_MR.png”,”imageAlt”:””,”title”:”Funding Problem\u2014Solved!”,”body”:”Get houses as low as 1% down, below-market interest rates, no bank hassles. Available on county-by-county basis.\r\n”,”linkURL”:”https:\/\/kit.realestatemoney.com\/start-bp\/?utm_medium=blog&utm_source=bigger-pockets&utm_campaign=kit”,”linkTitle”:”Check House Availability”,”id”:”62e32b6ebdfc7″,”impressionCount”:”40838″,”dailyImpressionCount”:”127″,”impressionLimit”:”200000″,”dailyImpressionLimit”:0},{“sponsor”:”Xome”,”description”:”Search & buy real estate”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/08\/BiggerPocket_Logo_512x512.png”,”imageAlt”:””,”title”:”Real estate made simple.”,”body”:”Now, you can search, bid, and buy property all in one place\u2014whether you\u2019re a seasoned\r\npro or just starting out.”,”linkURL”:”https:\/\/www.xome.com?utm_medium=referral&utm_source=BiggerPockets&utm_campaign=B P&utm_term=Blog&utm_content=Sept22″,”linkTitle”:”Discover Xome\u00ae”,”id”:”62fe80a3f1190″,”impressionCount”:”23061″,”dailyImpressionCount”:”112″,”impressionLimit”:”50000″,”dailyImpressionLimit”:”1667″},{“sponsor”:”Follow Up Boss”,”description”:”Real estate CRM”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/08\/FUB-Logo-512×512-transparent-bg.png”,”imageAlt”:””,”title”:”#1 CRM for top producers”,”body”:”Organize your leads & contacts, find opportunities, and automate follow up. Track everything and coach smarter!”,”linkURL”:”https:\/\/pages.followupboss.com\/bigger-pockets\/%20″,”linkTitle”:”30-Day Free Trial”,”id”:”630953c691886″,”impressionCount”:”25977″,”dailyImpressionCount”:”130″,”impressionLimit”:”150000″,”dailyImpressionLimit”:”1230″},{“sponsor”:”BatchLeads”,”description”:”Off-market home insights”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/09\/image_6483441.jpg”,”imageAlt”:””,”title”:”Score off-market deals”,”body”:”Tired of working dead-end leads? 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Find off-market deals and cash buyers with a single tool.”,”linkURL”:”https:\/\/batchleads.io\/?utm_source=biggerpockets&utm_medium=blog_ad&utm_campaign=bleads_3&utm_content=v2″,”linkTitle”:”Try for Free”,”id”:”6318ec1ad8b7f”,”impressionCount”:”20119″,”dailyImpressionCount”:”201″,”impressionLimit”:”50000″,”dailyImpressionLimit”:0},{“sponsor”:”Walker & Dunlop”,”description”:”Loan Quotes in Minutes”,”imageURL”:”https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2022\/09\/WD-Square-Logo5.png”,”imageAlt”:””,”title”:”Skip the Bank”,”body”:”Financing $1M – $15M multifamily loans? Competitive terms, more certain execution, no strings to personal assets”,”linkURL”:”https:\/\/explore.walkerdunlop.com\/better-than-banks\/bigger-pockets\/blog\/quote”,”linkTitle”:”Learn More”,”id”:”6318ec1aeffc3″,”impressionCount”:”21431″,”dailyImpressionCount”:”219″,”impressionLimit”:”200000″,”dailyImpressionLimit”:”2334″}])” class=”sm:grid sm:grid-cols-2 sm:gap-8 lg:block”>

2022-10-03 17:31:21

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Money with Katie’s Middle-Class Myths and The Great Roth vs. 401K Debate

Katie Gatti Tassin from Money with Katie had her “financial awakening” earlier than most. She saw the middle-class wealth trap of working, spending, and repeating for what it really was. This cash-gobbling cycle is one that many Americans fall into, but once you see the light, it’s hard not to almost automatically do better. And that’s what Katie did, trading twenty-dollar daily lunches and “hot girl expenses” for more saving, investing, and skyrocketing net worth.

Through a few short years of self-education, Katie was able to more than double her income, build profitable side businesses, and have a master-like grip on her finances. She’s become an expert in retirement investing, passive income, and saving simply through reading blog posts, listening to podcasts, and starting something of her own. This, coming from someone who just a few years ago had less than $500 to their name.

Katie walks through what spurred her “financial awakening” and how sharing the same thought process could activate your own. She also touches on financial myths that the middle class commonly falls into, the great Roth vs. 401(k) debate, and why lifestyle creep isn’t such a bad thing. She’s proof that you can turn your entire financial situation around in only a few short years, and if she could do it, why can’t you?

Mindy:
Welcome to the BiggerPockets Money podcast where we interview Katie Gatti Tassin from the Money with Katie podcast and talk about financial awakening, questioning conventional money wisdom, and also, have a good old-fashioned pre-tax versus Roth debate.

Katie:
In either case, having all tax-deferred or all tax-free, both are pigeonholing you, in one case it’s pigeonholing you into now having to figure that out now; whereas, if you went all Roth but wouldn’t have needed to, then you’re being pigeonholed into, you’ve overpaid probably on your tax at the time if you were contributing to a Roth while you were paying a 37% marginal tax rate. That’s cutting out a third of that contribution. I would say having all of either is probably not going to give you the most flexible outcome.

Mindy:
Hello. Hello. Hello. My name is Mindy Jensen and with me as always is my money-loving co-host, Scott Trench.

Scott:
Great to be here with my 401 okay co-host, Mindy Jensen.

Mindy:
Scott and I are here to make financial independence less scary, less just for somebody else to introduce you to every money story because we truly believe financial freedom is attainable for everyone, no matter when or where you’re starting.

Scott:
That’s right. Whether you want to retire early and travel the world, go on to make big- time investments and assets like real estate, start your own business or just have a financial awakening, we’ll help you reach your financial goals and get money out of the way so you can launch yourself towards those dreams.

Mindy:
Scott, today is a super fun episode. We talk to Katie from Money with Katie the podcast, Money with Katie the blog, Money with Katie the Everything. This is a super, super, super fun episode. I really enjoy talking to her. I enjoy our lively debate at the end, Roth versus traditional 401(k)s. I enjoy her story of her financial awakening where she discovered that you don’t actually have to spend every dime that comes into your pocket. Who would have thought?

Scott:
Yeah, I think Katie is just, she’s brilliant. She has immersed herself in this world of personal finance, built a philosophy of money that I think is really strong, and she’s done it from the ground up. There’s a lot of familiar concepts in there and there’s a lot of brand new and controversial things or challenges to the things that we take for granted in the world of financial independence and early retirement. I think she’s worth listening to, really enjoyed the conversation and loved the debates that we had.

Mindy:
Today, we welcome Katie Getti Tassin to the podcast. Katie is the host of Money with Katie, which you probably have heard of as it is screaming up the money charts. Her podcast focuses on building wealth, questioning conventional wisdom, and creating a great life. Katie, welcome to the BiggerPockets Money podcast. I’m so excited to talk to you today.

Katie:
You so much, Mindy, and Scott, I am honored to be here.

Mindy:
This is going to be so much fun. Let’s learn all about Katie. Katie, where does your journey with money begin?

Katie:
Well, I should caveat everything that I’m about to say by saying the honest, real beginning of my journey with money, and how I think about it is the fact that I was born into a middle-class family with two working college-educated parents who consistently lived beneath their means and clipped coupons and tracked their spending and drove used cars that were 15-years-old. I think it’s impossible to extricate me and my perspectives and my outcomes from that environment in which I was raised. I don’t really think it’s all that surprising that I grew up to be an adult that tracks everything I do in a spreadsheet because those are the two humans that I learned how to be a human from. I also think that the fact that I was never concerned about where my next meal was going to come from or how we were going to pay for my school supplies, that definitely influenced my fundamental sense of security and confidence around finances.
That said, I basically had no inclination to save money whatsoever as an adolescent or young adult. Any money that came my way, whether it was from birthday or Christmas gifts or from part-time work, it really didn’t matter. It basically just got spent it immediately. I had no concept of opportunity cost. When I was graduating from college, I didn’t have any student debt, which was a huge leg up, I now realize in retrospect. At the time I didn’t realize it was that big of a deal, but now I see how impactful that was, but I also had no money. I had less than probably $500 to my name when I walked across the graduation stage. I wasn’t really concerned about it until I started living on my own post-grad and was kicked off that family payroll of, “All right, you have a college degree now and an internship, so here’s the bill for the car insurance.” God speed.
So about six to 12 months into working full-time, I realized, “Oh, my God, I’m just treading water. I don’t really have a plan,” and that didn’t really sit well with me. I think simultaneously around that time I realized that this idea of working in a cubicle for the next 40 years sounded like moderately terrible to me. So that combination of my own insecurity around my ability to manage money, the fact that my paychecks were coming in and then suddenly gone and, “Okay, cool, well, when’s the next one going to get here, because I’m going to use that one to pay off this bill?” That whole sentiment didn’t feel great, combined with my fear of never being able to retire. That was mostly what kicked me into gear and got me interested in personal finance, and knowledge is power, so it all really built from there. But that was probably age 23, I would say, there about.

Scott:
What year is this?

Katie:
This would’ve been mid-2018 probably.

Scott:
Okay. So you graduate college in 2017?

Katie:
Yes.

Scott:
A year later, in 2018 at age 23 you’re like, “I’m out. This is not going to work from a cubicle job for the next 40 years. I’m going to learn about personal finance.”

Katie:
Yeah, I didn’t last very long, did I?

Scott:
Yeah. What was your job?

Katie:
I worked in marketing at an airline. It’s funny because I had a great job, realistically. I worked for one of those employers that’s always on the list for being a great employer. I had a solid income, my starting salary was $52,000, so it wasn’t like I wasn’t making enough money or that I was working some horrible job with toxic people. It was a great gig. I think it was just in general that realization of, “Oh,” I remember down to the moment when this all hit me a ton of bricks, because I was walking into the building one morning, it was 8:00 AM, my heels on, and I got the lunch bag in one hand and the purse and the other.
I’m teetering along and it was just this jarring moment of, “Oh, my God, is this my life for the next 40 years? Is this it?” That was really rattling because I don’t know, I think you go through life and you go through school and there’s always something else on the horizon. There’s another semester or another class with the syllabus that tells you exactly how things are going to unfold and there’s very clear benchmarks. I think that endless expanse of a traditional career was a little bit unnerving to me because I was definitely ambitious and motivated, but I didn’t necessarily feel like I was directing that ambition toward the right thing at the time.

Scott:
Yeah. This is your story, so I’ll only chime in about myself for a moment here, but rewind five years, this was exactly … This is in almost eerie detail the same. I didn’t have the heels in the lunch and the purse piece, but I had the same thing, except I was working at a Fortune 500 company. I was a financial analyst and my company was consistently ranked in the top of the worst companies to work for in America, things there. I guess it took me three months. That was the difference of three months there instead of six months into the job for that. But I remember I had a similar type of moment and discovered in the weeks following concepts like financial independence and Mr. Money Mustache and changed my outlook on how I want to pursue my career.

Katie:
Yeah, I think everyone has a financial awakening. I think it just depends on how, I don’t want to use the word self-aware, but I’m tempted to, how in tune you are with your own happiness and fulfillment and how, I guess, willing you are to question it and to really honestly examine it. I think there’s a good Gary V. quote about this, not that I want to be the one that goes around quoting Gary V. all the time, but something to the effect of, “If you are living for the weekends, your life is broken,” and it’s really harsh.
But what it’s getting at is this same concept that if you are just putting your head down and grinning and bearing it through 75% of your week, 80% of your week, it’s going to be a long 40 years, and there’s probably a better way through. I think that that’s why the Mr. Money Mustache and mad scientist and that old guard of why their messaging is so impactful and like red pill situation because it’s, “Oh, my God, there is another way.” I thought I was trapped, but turns out there is this whole subculture that has figured out a more optimal path.

Scott:
Awesome. What changes once you have your financial awakening, which I think is a great term that I’m going to steal.

Katie:
Yes. My financial awakening, my baptism, and then I turned around and evangelized to everybody I knew. But what changed really was I think the idea that I had before that, “Well what difference does it make if I spend a dollar now or a dollar five years from now, it’s a dollar either way?” That misalignment corrected, because I understood opportunity cost and that, “Oh no, actually a dollar I have today is far more valuable than a dollar I have in five years from now, because I can invest a dollar that I have today.” that shift in how I viewed the money coming in was certainly powerful psychologically, but I think what I really started to notice once I began listening a lot to shows like BiggerPockets and to Choose FI and some of those … I consider them the OG personal finance content, I think I became far more critical of my own unquestioning of just the way things are.
The fact that almost every day my co-workers would go out to lunch and I’d be like, “Sure, I’ll join you,” because you don’t think about it unless someone points at that and says, “That’s probably not what you should be doing. You’re going out and spending 15 or $20 a day on lunch and then maybe going home and picking up food on the way home.” Those little choices that I never really thought much of before are just considered normal because it’s what was modeled to me as normal. That’s what I started to question. Same with I would say some of the more traditional “beauty” or “feminine expenses” of always having to have your hair done and your nails done, and to have trendy clothes and nice things and things like that, again, that I hadn’t really questioned.
I just thought, “Yeah, you have to get your highlights and your gel manicures and you have to have nice makeup on your face every day.” Those are also things that I started to look at through a different lens and say, “Well actually how much am I spending on these things? What percentage?” It turned out it was like 10% of my take home pay was going toward what I now call the hot girl expenses. Sure, now that I’m earning more, I’ve introduced some of them again. I get my hair done again, but at the time it was like, “Oh, my God, that is inexcusable that I would spend 10% of my take home pay just on the way that I look.” But unless someone really shines a flashlight on it for you and points out, “This is the trajectory that you’re putting yourself on with these choices,” it’s very hard to notice or question those things on your own. I think it was just that attitude that shifted.

Mindy:
Yes, and this is why I think Mr. Money Mustache has been so popular and so in a way that who’s the early retirement extreme was not, is that Pete showed you you could do it, “This is something that’s possible. Here’s a math problem, and if you believe in math,” which you should because it’s real, “if you believe in math, I can show you that this works.”

Katie:
Yes.

Mindy:
Where Jacob is wonderful, but he’s showing you that early retirement can be achieved through extreme measures, eat rice and beans every single day and live in an RV, and he’s happy doing that, not everybody would be. So his message misses a lot of people where Pete’s hits a little bit more. Sometimes Pete can be a little bit harsh, so his message misses some people, but-

Katie:
He has that chart, Mindy, it’s infamous now, the chart that shows you your save rate and then years to retirement where he basically just emphasizes, “This is just math. If you are saving this much, that means by definition you are spending that much,” which tells you, it can then spit out the number of years you have. So if you think, “Oh, I’m cool with a five to 10% save rate,” and then you look at that and you’re like, “Oh, I have to work for 48 years, maybe I’m not so cool with that.” It really drives home the time, money, equilibrium and how connected those two concepts are, which I think is an unnatural jump to make on your own. I don’t think we often think about those two things as equalized levers in that way.

Mindy:
Exactly. Like you said, this is what’s modeled for you. I remember working in corporate America. I was one of zero other people who brought their lunch to work. You always went out. I didn’t go out because there weren’t that many restaurants around, and it was such a hassle to go and get something and I’m super cheap, spoiler, everybody who listens already knows that, but-

Katie:
Who would’ve thunk?

Mindy:
It was so much easier just to make lunch and bring it. Every once in a while I’d forget and I’m like, “Man, my entire lunch hour is wasted going out and finding something to bring back and then I have to eat it at my desk anyway. I might as well just eat at my desk and surf the internet or just get more work done.” It seemed like such a waste of time, but when you see everybody else doing this same thing, it’s part of fitting in with your co-workers. It’s part of just life and it’s fun to go out to lunch, so it’s super easy to just do that every single day.

Katie:
You hit on something so interesting about the timing and how I think there is a bit of that misconception, not to drill down too deeply on this one example, but that going out to eat is easier. In reality, what I realized about a lot of these things, going out to eat, going to the gel manicure appointments, going to get your hair done every six weeks, all of these things do not just take money, but they take time and planning and mental energy and brain bandwidth. That’s why finding the financial independence philosophy was a release valve for me, because it just totally gave me the freedom to wash my hands of all of it and be like, “I’m out. I’m going to embrace simplicity and try this.” I was shocked to find that, “Oh, my life is so much easier now. It’s not harder, it’s actually easier, and I don’t really miss many of those things.”

Scott:
What happens next in your financial position? You’ve embraced this mentality. You’re obviously not working at the same job now. How do things progress for your story?

Katie:
Rapid fire.

Scott:
Yeah.

Katie:
Yes, very quickly. I did stay at that same job until 2021. Yeah, last year. I continued to work there for a while, but the key differences that changed things, so the spending definitely got reined in. I instituted a far more strategic and austere plan for myself. Like we had said the first six to 12 months that were loosey-goosey, or I’ve jokingly called them the free love period of my personal finance journey, where I was just like, “Whatever, lunch every day, It doesn’t matter.” That period in that time on that $52,000 a year, and keep in mind, relatively low structural expenses. So the fact that there wasn’t much money left over meant I really was finding a thousand different paper cut ways to spend it. I had saved 10 to $15,000 that year, kind of on accident.
Just that was the money that was left over every month or that accumulated in savings with no real plan. So it took me a year to save 10 to 15K, without my income really changing at all. But with this new strategic spending plan, it took me, I would say 18 to 24 more months to get up to 100,000. It was like once we really got things right and tight, we were off to the races. I also got a side hustle teaching group fitness, and that added another incremental $500-ish per month in income, which pretty much entirely just got saved and invested too. We’re not talking about life changing amounts of money, but as a proportion of the take-home pay I had at the time, it was relatively substantial and it gave me that ability to kick it into high gear.

Scott:
Are we talking about $100,000 in personal net worth or $100,000 in cash here? If-

Katie:
Oh, personal investments.

Scott:
Awesome. Where were you putting that money during this period?

Katie:
It would’ve been 401(k), Roth IRA, and I did have a taxable brokerage account as well that I was contributing to.

Scott:
Awesome. How did you think about cash in your savings account?

Katie:
I think at that point I had my emergency fund in a CD and it was, I want to say $15,000 in that CD. At the time you could get a 3% rate on a CD. So I was like, “All right, that’s fine.” Like I said, because this was pre-pandemic, so I was a little bit naive about how easily someone could be furloughed, but because my expenses were so much lower than my income and I had a lot of margin every month, I never really ran into cash flow issues. It was just because I was just naturally living beneath my means and investing the extra every month, I felt pretty confident with the amount of money coming in, the emergency fund in that CD and in that two-year period, fortunately, I didn’t really ever run into any issues. I don’t know that that’s necessarily recommendable, but for me, it ended up working out okay.

Scott:
I think it’s a paradox. If you spend more, you need a larger emergency reserve because you don’t have any margin. If you spend less, you need a lower emergency reserve because you spend less and you will be able to replenish it very quickly, so it’s a paradox and it’s a huge multiplier. Going back to what you’re talking about earlier with Mr. Money Mustache, that post you’re referring to is called the Shockingly Simple Math Behind Early Retirements, which I think everyone should check out, and it compounds on that. The less you spend, the more you accumulate, the less you need long-term to generate from a passive income perspective, it’s more tax. There’s so many different benefits that come from that single lever in starting your wealth-building journey here.

Katie:
Yeah. Let’s see. I think where things really took a turn for the better, I would say, where are things really shifted, that would’ve been late 2021 because at that point, I had been writing Money with Katie and building up Money with Katie as a side project turned inadvertently into a business for about a year. So we had picked up some steam and we were starting to see, I’m saying we as if there was more than just me, it was me. I was starting to see some really impressive revenue months that gave me a lot of confidence about, “There might actually be something here. This might be worth going all in on.” I had also changed companies to go work for a tech company and effectively doubled my compensation overnight, so that was the point at which it was even just a year earlier, my financial position was unrecognizable.
I think it gives off that aura, now I realize as I’m saying it of, “Oh, overnight success.” It wasn’t really like that. There was a lot of groundwork that had been laid over the last 18 to 24 months to get to that point. But it did, for me, feel as though things were all culminating at the same time and paying off in spades at the same time. That was really cool, because for me it was like I went from being a relatively average earner if we’re talking literal averages for the national scale average earner to being an objectively high earner and realizing, “Oh, wow. There is a lot more you can do when you have so much more investible income to work with,” so that was a very fortunate lucky break. That has been the last, I would say, how the last year or so has been. Not exactly a long-term thing yet, working on making it a long-term thing, but it’s played out really well I would say over the last 12 to 18 months.

Scott:
Awesome. During this three-year period leading up to 2021, how much self-education would you say that you conducted in terms of hours? Is it 10 hours of reading? Is it 100? Is it a thousand? What’s the order of magnitude here?

Katie:
I would say we’re in the thousands by this point, because I was reading every personal finance book I could get my hands on. I was listening to all the podcasts. It went from being like, “Oh, this is something that I should know about to be an adult,” to, “I’m now obsessed with this,” and it has become a hobby in and of itself to learn about it. I, to this day, I’m not really sure why. I’m not sure why it gripped me or continues to grip me as much as it does because growing up, I never really cared.
Even as a young adult, it was not interesting to me. I would say I was just as intimidated and avoidant about it as a lot of people are. I’m not sure why once I got into the weeds, I was like, “Oh, my God, I want to know everything. I want to spend all of my time learning about these things.” Not only do I want to read about them, I want to write about them too and put my own opinions out onto the internet.” Yeah, definitely, I think in the thousands by that point.

Scott:
Yeah. I can completely empathize with this. It’s just like, “Oh, I’ve equated money with freedom and control over my life, and now I’m going to spend thousands of hours mastering this subject because of that is the amount of importance I’ve placed on it.” Then for me, it has transformed into a passion for doing this with my day job over a long period of time, so it’s perhaps similar in your situation?

Katie:
That was a far more succinct and beautiful way to put it, Scott. Yes, that’s exactly correct.

Mindy:
Katie, you pride yourself on questioning conventional wisdom with regards to traditional money concepts. What are some of the big financial truths that you’ve discovered are actually wrong or being preached and there are alternatives that you prefer?

Katie:
Yeah, it’s funny because I think that almost to answer this, I have to contextualize a little bit because I think that there are “truths” out in broader society that when you compare that to the financial independence world, it’s like, “Oh, well, all of that is wrong and this is right, for sure.” But I think within the financial independence world and the things that we teach ourselves and learn about and believe and prescribe to others, I think there are things that maybe lack nuance or miss the mark a little bit. A classic one that I had to reckon with personally was this idea of DIYing everything, and if something breaks, you figure out how to fix it. Basically, if there is even a chance that you can do something yourself, you should do it yourself. You should not be paying somebody else to do it. I think that that makes sense up to a certain point.
If you are me circa 2018 and you’re making $52,000 a year, you should probably be making your own lunch. You should probably be cleaning your own apartment. You’re not there yet. But there did come a point where I was working so much because I was working this new tech job and I was trying to build Money with Katie nights and weekends and the ROI on my time that I was getting for spending an hour or two working on a product launch or impressing my boss at work, the ROI on that time was far higher than the ROI that I was getting from vacuuming my house and mopping my floors. It got to a point where I thought, “All right, I can actually pay somebody else to do this for me. I can buy back my own time that way because now I’ve reached this point in my life where I actually have more money than I do time.
I have more income than I do expendable hours in a week because of the expectations and the workload that I have, so I need to actually give back some money to buy back some time, get those two things a little bit more in equilibrium.” For me, the economic output equivalent was that my income continued to go up and went up at a rate faster than the incremental spend that I had on some of those services, goods and services that I was paying for to buy back that time in my own day. I will say that the flip side of this or the watch out is that it can become very easy to start to see everything through that math equation and to say, “Well I’m going to outsource everything.
I’m not going to do a damn thing for myself. All I’m going to do is work.” Then it flattens your life into this one dimension. So I don’t always recommend that people take that approach and fully run with it because it can mess with if, “Well, if I don’t have to cook, if I don’t have to clean, if I don’t have to watch my own kids, well, now I can sit at a desk for 14 hours a day,” and you get to the point where you’re like, “But is that really the lifestyle that I wanted when I set out on this path? Is that actually the best way to structure a day?” So I think it’s, as with all things, not black and white, but I do think that there does come a time when it makes sense to start exchanging a little bit of money for time again.

Mindy:
Yeah. That first part I feel a little, targeted isn’t the right word, but definitely seen.

Katie:
Attacked?

Mindy:
Attacked is not the right word, although not the wrong word either. I struggle with that though because on the one hand I want to do it myself because I don’t identify with my current bank balance, my current investment balance.

Katie:
Yeah. Yeah.

Mindy:
I am still the kid that has to shop at the thrift store, not wants to shop at the thrift store but has to shop at the thrift store. I’m still the kid that brings lunch from home because that’s the only option there is. You don’t buy lunch at school because that’s more expensive, you bring it from home because that’s what we can afford, and getting over that is really hard. When you can do it yourself, why would you hire it out? Also, can you talk to my husband because he won’t stop DIYing stuff.

Katie:
Good for him. What I thought you were going to say is that all of these things fall on you, which is traditionally how it works in heterosexual couples, particularly, if one person is working from home or whatever, that you’re just, “Oh, that’s odd. I do tend to be the one that does all the laundry and cooks the meals and then cleans up after.” I don’t know, every single time I talk to a woman that’s married to a man I hear the exact same thing, so I’m like, I don’t think this is just me.
That, I think, is the other reason why I’m a fan of this because I think it helps to assign some economic value to these tasks and if someone else isn’t going to come in and get paid to clean the house, I should be getting paid to clean the house because it’s labor. It’s my unpaid labor at this point, but no, that makes sense. I think that’s totally fair. We definitely, I think, inherit and internalize those types of money scripts very early in life and I don’t think that that’s unusual at all to find that your behavior or your feelings about money are not necessarily representative or correlated with the amount of money that you have.

Scott:
Yeah. I think that this is a fantastic framework to think through. A toolkit I would offer up here is to just value your time on a per-hour basis and use that to make a number of decisions about this, because we can’t resist bringing real estate investing into all of this stuff. I’ll use a rental property example where when I first started real estate investing, I self-managed my property and I would fix up everything myself. Then as my income went from $48,000 a year to 75 or $80,000 a year, you need to start hiring out some of those tasks and doing others DIY.
Then as income grows and grows and grows over time and you’re building wealth and investing in those types of things, then you move on and outsource more and more of that. I think the vast majority of folks are going to be in this gray zone for much of their lives if you’re building wealth and you’re going to be constantly having to make those trade offs bit by bit in the general tendency of stopping doing low-value work, whether that’s at work, in your business or at home, and do the things that make you happy, do more of the things that make you happy or that are higher value. That’s an art and a science, to your point.

Katie:
Yes.

Scott:
But at least a good toolkit is valuing your time after tax and saying, I’m not going to pay somebody twice my hourly rate at work to do a task I’m capable of doing. I’m also not going to do a task that I can pay someone half of my hourly rate right at work and I don’t like doing that.” Avoiding those extremes can be a really good way to solve for this, but I think it’s a great framework.

Katie:
I love that.

Scott:
Okay, let’s talk about more of, you’ve put together I think a really robust philosophy about money in a general sense out of those thousands of hours of self-education and writing and creating stuff. I’d love to go into a couple of areas that I think are really interesting that you’ve come up with. The first one I think is the Roth versus 401(k) debate. Can you give us your thoughts on this? You have a very strong stance, I believe, and I love it.

Katie:
I do, as with most things, come out of the gate with a strong opinion. No, I’m going to try to say this as concisely as possible. I’m going to take a page out of the Scott playbook and try to be really tight with this answer. My approach is that I think a very optimal combination is taking full advantage of the traditional 401(k) because it has the highest contribution limit really, of any qualified account that you’re going to have access to, for the most part, to get enough of an upfront tax break every year to then turn around and create more investible income than you would’ve had otherwise. In order to determine how much you are going to save personally by contributing $20,500 to a traditional 401(k), you just look at what your marginal tax rate is and multiply that by 20,500. If I make somewhere in the 24% bracket and I contribute the full 20,500, then I’m going to save almost $5,000 on my taxes, and that’s money that theoretically is staying on my balance sheet because it’s not being turned over to the IRS.
I can then turn around and take that $5,000, theoretically, and invest it in a Roth IRA. I think for me it just comes down to doing more with less and trying to create the most optimal upfront investment to get the most money into the accounts and then you play this out 40 years down the road, you can actually use some pretty … I would consider them relatively simple, I think they sound complex on their face, but I think in reality they’re relatively simple methods of then strategically withdrawing money from these various accounts in such a way that you are minimizing your tax liability on the back end too. I don’t think it’s for everybody, but I do think that to suggest that everyone should just be doing entirely Roth’s strategies ignores a big piece of the puzzle in that upfront tax break. If you’re putting in 20,500 and getting 5,000 back on your taxes as a result of that, that’s what? An upfront 25% ROI right there. I don’t know why we tend to just discount or ignore that.

Scott:
I love it. Now, I’m a big proponent of the Roth IRA as a significant component, so I have a slightly different view on this. But I want to see if I can summarize your position and then give you even more supporting ammunition for the argument including what you said there. First, I think that the argument that you’re positing is you can have both, but if you’re all in a Roth IRA and have no 401(k), you’re missing out on potential tax advantages today and optionality down the line that can only be done from a 401(k) to a Roth, because you can’t go back the other way from a Roth to a 401(k). Is that correct?

Katie:
That is correct. I’d also say that some people will say go do full Roth 401(k) and Roth IRA and again, that making the bet that your effective tax rate in retirement is going to be higher than your marginal tax rate now. In order to make that happen, you got to be spending a lot of money in retirement or not earning very much now. That, I don’t think is very representative of how most people … In order to actually have enough money in retirement to be spending that much in retirement, you’d have to be earning a lot, so I think that’s where the logic breaks down.

Mindy:
Now who’s feeling seen, Scott?

Scott:
No, I love it. I think it’s a great argument and I think that I agree with the premise that having no 401(k) contributions, no tax-deferred retirements and 100% Roth over the course of an entire career is a mistake. I think you’re missing out on those advantages because there should be, over the course of 40 years of a career working or not working, there will be years when your income is very low or you have a large taxable loss, for example, you’re a real estate investor and prices go down or you end up doing a lot of acquisitions one year, that will be a loss. You can use that loss to move the money from a tax deferred account like a 401(k) to something like a Roth IRA. The end goal, however, is to get all the money into a Roth IRA when it’s time to withdraw.
That’s where we want to start with. And for a lot of people, the most efficient way to do that will be to start with most of the contributions in the Roth and then put enough into the 401(k) to harvest some of these tax advantages as they come up. Now, I personally put the vast majority of my stuff into a Roth 401(k) and then into the Roth IRA as well. The reason I do that is because I’m so arrogant about my financial profile over the course of my career, no, literally, that I believe that I’ll be in a high income bracket today and an even higher income bracket in retirement, because I plan to build businesses and own assets that will have passed through income on my tax return at that point in time.

Katie:
Interesting, okay. What I would highlight, though, there is that strategy is a conscious choice and a plan based on your track record of being a successful business person and real estate investor where you have reason to believe that your income in retirement, that you actually may be able to live quite large in retirement if you have a crap ton of income coming in that you want to be spending. I think, so I would really find no fault in that approach. I think where I do find fault is people that do not have that plan and say, “I don’t need the 401(k), I’d rather just take the money now.” “It’s like, “You really don’t want the upfront tax break, are you sure? It’s 5,000, that’s not insignificant.” I think by and large, for most people their spending in retirement will probably be lower than their highest earning years.

Scott:
Mm-hmm. I think that’s great. I think one other question I wanted to ask you about this is you’re keeping the $5,000 in your example on your balance sheet. Yes. But you’re not really doing that unless you have a plan to arbitrage that with using a loss or a low- income year to move that money from the 401(k). You’re just deferring the tax and paying it later. I think one of your arguments that I think is really interesting is that you don’t think it’s necessarily a good bet to bet on income tax brackets increasing over the course of a career if I remember that correctly from one of your posts [inaudible 00:39:26]

Katie:
Like not thinking that the marginal rates are going to go up.?Is that what you’re referring to?

Scott:
Yes, because that’s another big reason why I also contribute to the Roth is because I figure, “Oh, tax brackets have to be higher in 30 years.” Now that’s anybody’s guess, but that, to me, seems unchallengeable until you challenged it, and I love it.

Katie:
Well, I think the reason that I challenge it, well, I say there’s two reasons I challenge it. The first reason is because politically it’s very unpopular to raise tax brackets, marginal rates for the middle class and lower. Obviously this country has an issue with figuring out how to tax billionaires. We haven’t really gotten that straightened out yet, but when you look at even the numbers, or they’re jockeying back and forth, we’re usually talking about, “Should the top marginal rate be 37% or 39%?” We’re not often being like, “Okay, that 10% bracket now it’s 20.” We’re not really changing those lower ones measurably, so I would point to that just the political incentive to keep taxes low in the popular brackets.
The other thing I would point to comes back to that marginal tax rate versus effective tax rate because your income today and the income that you are putting into the Roth account is being taxed at your highest marginal tax rate, and the income that you’re going to be spending in retirement is filtered through bottom up, so you’re going to be looking at your effective tax rate. The marginal rates would actually have to rise quite substantially for your effective rate later, that is, bottom up to be competitive with your personal top marginal rate now when you’re being taxed top-down. That’s the other, I guess, piece of this that I think we … It’s really not apples to apples, I think, in the same way that it would appear on its face.

Scott:
Okay. Final question on this from that, because I think that’s another good argument. If you are middle class today, middle or upper middle class today and you plan on having a portfolio that allows you to live a middle or upper middle class lifestyle at retirement, then it’s reasonable, I think you have a very good argument that there’s a good chance that tax brackets won’t be materially different, inflation-adjusted at that point in time because tax brackets do change with inflation as well.
Now, the one question I would ask is, if you’re 30-years-old and you spend your free time, your commute to work, listening to Money with Katie or BiggerPockets Money or Choose FI or these other things and you’re doing that for a long period of time, is it reasonable to assume that at retirement you won’t be having a middle class level of wealth because you’re going to become financially free fairly early in life, and that financial freedom we find nobody actually starts withdrawing their portfolio when they become financially free. They all find other creative ways to cover their expenses and then some, many go on to make even more money and they have multiple decades of wealth growing and therefore, will have to withdraw more money from their 401(k).

Katie:
From an RMD perspective?

Scott:
From an RMD perspective, so I would love your thoughts on that particular last point.

Katie:
Sure. Figure that one out.

Scott:
Yeah.

Katie:
Okay. I guess for this one I will use myself as the Guinea pig, because I am maxing out that 401(k). I’m like, “Let me get as much pre-tax money in these buckets as I can to try to lower my tax rate this year and pay less taxes this year.” My grand scheme here is that at some point in my, call it early 50s, we’ll say, I would want to start, assuming things are going as well as you’re describing and I’m like, “Yeah, I got more money than I know what to do with. I’ve spent the bulk of my life earning and creatively whatever,” now I’m not sure how having a substantial real estate portfolio would change this, so I don’t want to go as far as to say that this would apply to everybody, but my hope would then to be in a position in my early 50s where I’m sitting on several million dollars, hopefully we’re looking at 8, 9, 10, a lot of money.
At that point, I would want to start doing those RMDs and realistically speaking; not RMDs, I’m sorry, conversions, getting the money out of the 401(k) into the Roth IRA using that standard deduction, using those lower tax brackets, if you will, to start making those Roth conversions at a time when I have more control over the tax bracket because maybe I am living off of income from a taxable brokerage account. This is assuming the 0% capital gains tax bracket sticks around and I’m able to really spend quite a bit of money, up to 80 something thousand this year as a married couple completely tax-free if I want to spend up to 400,000 on paying what, 15%, but really being able to leverage the amount of control that I would have in those years to make those rough conversions and to start chipping away at that 401(k) balance.
Now sure, if you assume that someone is putting in the max for 40 years, they’re probably not going to be able to fully empty or convert away that entire balance by the time they’re 72-and-a-half. But I do think that at that point the “problems,” I’m going to put problems in air quotes, they’re like the tiny violin “problems” of like, “Oh, no. I’m going to have to pay a little bit of money on this RMD out of my $8 million net worth. Like dang. So I think it’s obviously you’re hedging your bets, and I think for me, having money across the different tax statuses, taxable, tax-free and tax-deferred creates the most optimal mix for flexibility later and isn’t placing too big of a bet on any one outcome.

Mindy:
Okay, so I hear what you’re saying. I love all of what you’re saying. I am a couple of months older than you and I find myself in a similar position to what you just described and-

Katie:
Good for you. I’m thrilled to hear that.

Mindy:
Yeah. Yeah. “Oh, my god, this horrible problem.” I am in a position that when I turn 72- and-a-half I will have to take RMDs in, I don’t know what they’re going to be, but they’re going to be a lot. I don’t want to leave them in my retirement accounts because that’s where I want them to be, but the government says that they know better than me and I can’t argue with them. But anyway, I digress. When I chip away, whenever I stop working, I have a W2, I’m a real estate agent, so I have income from there and I’m currently doing pre-tax 401(k). It’s a self-directed solo 401(k), so I can contribute way more-

Katie:
A lot.

Mindy:
Yeah, my company contributes and I have reduced my taxable income by as much as I can, but there’s a big balance that I am going to have to chip away at, and you can chip away, you can convert the whole thing at once, you’re just paying a boatload of taxes on it. If you’re chipping away there’s a lot less that you can … In order to, let’s see, tax advantageously do it, you’re essentially converting what $100,000 a year? When you’ve got a million dollar portfolio, that’s 10 years that you can Roth ladder conversion over and then you’ve taken it all out. But when you’ve got multiple millions, then that’s multiples of 10 and maybe you don’t have that much. If I could go back in time, I would do what you’re doing with the Roth 401(k) and the traditional 401(k), or what Scott is doing with … I would split it because I’m all traditional 401(k). When did the Roth 401(k) come out, because I don’t know that I’ve had the option for a Roth 401(k)?

Katie:
I think early 2000s.

Scott:
BiggerPockets offers a Roth 401(k), Mindy, so you might want to check with the HR team about that following this call.

Mindy:
Yeah. Yeah.

Scott:
I max it out every year.

Katie:
Yeah, but I would say that was a perfect case study of obviously if you’re going to wake up at the age of 65 and get to choose, “Do I want an all Roth portfolio or an all tax- deferred portfolio?” You’re probably going to be like, “I’ll take the Roth, all day, every day.” But I think in either case, having all tax-deferred or all tax-free both are pigeonholing you into … In one case, it’s pigeonholing you into now having to figure that out now; whereas, if you went all Roth but wouldn’t have needed to, or then you’re being pigeonholed into, you overpaid probably on your tax at the time if you were contributing to a Roth while you were paying a 37% marginal tax rate. That’s cutting out a third of that contribution. So I would say having all of either is probably not going to give you the most flexible outcome.

Scott:
I’ll try to wrap this up with one example that I think will highlight Katie’s great point here, which is I think the optimal way to manage this is to max out your 401(k) every year for 35 years. Then right before you hit retirement age and are capable of withdrawing from your Roth, you do some business activity that creates a $10 million loss and then you have that $10 million loss, you move the entirety of your $10 million in your 401(k) to your Roth. That’s no tax because you have a $10 million loss offsetting that income from the distribution, rolling it over and then you have it all in a Roth-

Katie:
You solved it.

Scott:
If you’ve contributed to a Roth the entire time, then you have missed out on an opportunity such as this. To lesser a greater degrees, things like that may occur in your lifetime. A good one to Google, I don’t want to get political or anything, but go Google how MITT Romney was able to get so much money into his Roth IRA, very similar concept to what I just articulated.

Katie:
Oh, he actually did. Oh, wow.

Scott:
Yeah. What I said there is absurd, of course, from a perfection standpoint, but the premise is really applicable and I think it’s a very powerful argument in addition to the other good points that Katie’s made for having something in the 401(k) in the tax- deferred accounts at some point in your career because that is true net worth arbitrage if you ever do have a loss or low income year.

Katie:
Totally. Yeah.

Mindy:
Yeah. I’m hoping that somebody who is listening who is a little bit younger, a little bit farther away from retirement than I am can pick up on this and go with Katie’s method of distributing it a little bit. I definitely recommend maxing out your Roth IRA for as long as you can. Scott, did you say you’re eligible to participate in a Roth IRA?

Scott:
You’re eligible to participate in your company’s Roth 401(k) plan, Mindy-

Mindy:
Oh-

Scott:
I guarantee you, because [inaudible 00:50:39]

Mindy:
No, I know that I am, but I have-

Katie:
She’s like, “What I’m trying to do is go back in time, Scott, so unless you’ve got a time machine.”

Scott:
There’s still time this year.

Mindy:
Well, no, I already maxed out my self-directed solo 401(k) and you can only do one.

Katie:
Wait, can I say something about that?

Mindy:
Yes, please.

Katie:
You could put, Mindy, $61,000 into your solo 401(k) as the employer and make no employee contributions because you’re both, you’re like employer-employee because you’re self-directed. Then you can put 20,500 into your work 401(k) as the employee because they’re two different sources of income. That’s just a little loophole to keep in your back pocket is that as long as your contributions … You may be able to switch them over too, if you’ve already made them as employee contributions. You could just say, “Yo, I’ve got … ” 61,000 would have to be your 20% of your net business income. As long as you’ve got $300,000 of net business income, you could go. “Yo, putting 20% in 61K as the employer, that’s it. No employee contribution.” Turn around, go to BiggerPockets, put 20,500 in.

Mindy:
Oh.

Scott:
Mindy’s got open-mouthed shocked at this advice, which is fantastic, I love it. But I do want to call out Katie’s point here that if you are a business owner and you have very high income, then the Roth argument goes out the window because you can put incredible amounts of money into the tax-deferred plans through this where you should be taking advantage of those. Those are the plan that Katie just described there are profit sharing plans, when you have employees it actually gets even better because you can put even more-

Katie:
Oh, that’s good to know.

Scott:
… more into that, because you can put your spouse, for example, on the plan with those as well. Both of you can max that out and you can do that through profit sharing things. So talk to financial planners and those types of folks when you get into that level.

Katie:
Yeah, definitely.

Mindy:
I have to call up my plan administrator and see if my plan allows for that or what I have to do to make my plan allow for that, because when you’re the boss of your plan, you can change the rules. It’s really nice.

Scott:
We are being told that we’re coming up on our time limit here, which is unfortunate because we’re having a wonderful conversation here. Katie, we’re not going to get a chance to debate another issue here. Can you just bring up one and leave us dangling with your thoughts there and we can discuss that next time we have you back on?

Katie:
Ah, would love to. All right. Dangle away, people. I’m going to go out on a limb and say that all the advice that says that you should never allow any lifestyle creep is, it’s sad and depressing. I think that you should intentionally institute as you earn more money, you should allow yourself to live a slightly nicer, more comfortable life as a result of that, as long as you’re still living beneath your means. Let’s not go crazy, but I do think that there’s a difference between the lifestyle creep that we hear about. We’re like, “Oh, mid-level manager gets a increase in pay and then suddenly finds new ways to spend that money, and is somehow is still not saving very much.” I think there’s a difference between that and being like, “Okay, my increase in income was 20%. I’m going to increase my spending by 5% and invest the rest.” I do think that there’s something very motivating about treating yourself in that way and intentionally scaling up a little bit, just as long as you’re proportionally still in a good spot. That’s my cliffhanger.

Scott:
Interesting. Next week we’ll bring on a guest who is adamant that you should not do that [inaudible 00:54:20] Katie’s point. Katie, this has been wonderful. We really appreciate you coming on. I think you’ve shared a lot of wisdom. Your journey is really fun and the debate is really fun. So where can people find out more about you?

Katie:
If you like podcasts, definitely check out the Money with Katie show. If you go to moneywithkatie.com, I have hundreds of blog posts that you’ll probably enjoy, free resources, downloadables, things of that nature. I’m Money with Katie on Instagram and Twitter, which are the two platforms where I’m the most active, so come follow along for the unhinged fun.

Scott:
Katie, because 500,000 people viewed it and gave you a bajillian likes and all that, can you just share your biggest financial mistake with us before you depart?

Katie:
My biggest financial mistake was being in eighth grade in 2009 when I should have been buying foreclosures.

Scott:
Oh, I don’t know how you can live with yourself after making-

Katie:
How I screwed that one up, right?

Scott:
… after making that kind of mistake.

Mindy:
How can you call yourself qualified to give financial advice with mistakes that big, Katie? You know what? We’re just going to scrap this whole show. Never mind.

Katie:
No, don’t publish it.

Mindy:
Katie, this has been so much fun. Thank you so, so, so much for your time today and we will talk to you soon.

Katie:
Thank you.

Mindy:
Okay, Scott, that was Katie. I love her even more because she is challenging you. She is challenging me. I think we both felt a little seen during her conversation today, and I think that’s awesome.

Scott:
Yeah, I think she’s got really good, smart challenges to a lot of these things that are taken for granted in the financial independence community. I think that a lot of things that Mindy and I and that perhaps other folks that you hear talking about personal finance take for granted are really art decisions, not science. There’s things that have been generated or thought through that are, “Hey, I’m going to make a long-term bet about where tax brackets are going to be 30 years from now, and oh, that’s what I accept as my reality,” and I’ve done that for the Roth versus 401(k) debate. That’s a complete guess. There’s no right answer there. That’s a complete guess. I’ve just made that guess long ago and settled on it, and I just treat it as my stance on a go-forward basis. But it’s good to have those things regularly challenged because there is no right answer and no one can know the right answers to questions like that.

Mindy:
Yeah, I really don’t hear that a lot, question conventional financial wisdom. Do it. Maybe you’ll discover that what people are saying is right. Maybe you’ll discover that what people are saying isn’t right for you, but how many times have I said, “Personal finance is personal?” This is a choose your own adventure scenario and find what works best for you. Maybe what I’m saying doesn’t work best for you. Maybe you identify more with Scott. Maybe you identify more with Katie, or maybe you identify more with somebody who has yet to be on the show, but find what works for you and put that into play because that’s what’s going to help you on your path to financial independence. But yeah, absolutely question what people are saying and make sure that it’s going to work best for where you are at, what your idea of financial independence looks like and how you’re going to get there. Okay, Scott, should we get out of here?

Scott:
Let’s do it.

Mindy:
This is the end of this episode of the BiggerPockets Money podcast. He is Scott Trench and I am Mindy Jensen saying, share your power, you bright little flower.

 

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Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.

2022-10-03 06:01:02

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Property Product-Market Fit: The Important Metric

Housing demand has caused home prices to explode over the past two years. But, even as interest rates rise, the Fed tries to curb inflation, and would-be-homebuyers enter back into the renter’s market, there still isn’t enough land to go around. For developers like Tommy Beadel, this is a good problem to have. On one hand, tailor-made homes for new homebuyers sell out quickly, but without a ton of deals to go around, where do you go to find good dirt?

Tommy is the CEO of Thomas James Homes, rebuilding experts in the Seattle, SoCal, Silicon Valley, Denver, and Phoenix markets. They do what most flippers won’t—buying old, often outdated homes, tearing them down, and rebuilding them to fit today’s standard. Doing this allows them to sell at the highest price to a consumer that only wants the best and latest home to buy. They skirt the line between new development and renovating/rehabbing homes, but this niche has paid off.

Unsurprisingly, Tommy came from a background like most of us. He attended a real estate seminar, surprisingly didn’t get scammed, and house hacked right out of college. His passion for real estate grew from there, taking him from the mortgage industry to investing and now building. But Tommy is convinced that his niche isn’t a cyclical one. Instead, it’s something he can rely on that will stand the test of time. He’s got the data to back it up, and you’ll hear all of it in this episode.

Dave:
Hey, everyone. Welcome to On The Market. I’m your host, Dave Meyer, joined today by James Dainard. James, what’s going on man?

James:
Just grinding it out in the Pacific Northwest right now. We’re dealing with the market, shaking out, so just pivoting, changing things and keeping our nose down and getting things done.

Dave:
I mean, I guess I’m pretending asking you what’s going on. We’ve spent the whole day together, so I’ve talked to you a little bit. But maybe before we jump into the awesome interview we have today, what are you focusing on up there in the Pacific Northwest to keep your business moving during this very strange economic climate?

James:
A lot. We’ve made structural changes at every business. The way we’ve been doing the last 24 months we’ve thrown out the window, and we’ve replaced staff or reposition staff, and we’re just rebuilding the companies, because at the end of the day, every market is a different business and you just have to pivot, change and get things moving.
And as I’m seeing the market kind of slow down, I don’t want to wait until the very end, I want to do it right now. And so make your pivots, build your infrastructure out, and then start looking at the deals you’re going to be buying next.

Dave:
That’s great advice. We also have a great interview today that you dreamed up. This is someone you know. Can you tell us a little bit about Tommy, who’s going to be joining us in a little bit here?

James:
Yeah. I met Tommy actually two years ago, because we’re real estate brokers as sources investment properties. And they came to our town, Seattle, and they changed everything for a while. They came in heavily funded, very good clients, very good builders.
And the cool thing is they built a very high quality home and they spent a lot of time perfecting the layouts for the demographics that want to come in. And for us as brokers, it’s made us very easy to sell. But as an investor, it’s also made me be an admirer, because I’m like, “Hey, I need to kind of do what they’re doing because it’s working so well.”
But they’re a very sharp company, very great organization. They have very good systems in play. Their team is amazing. They build a great product. And the thing I like about him, he’s not just a home builder, he’s an investor guy.
He understands the whole game, he gets the whole big picture. He’s not just putting up two by fours and citing. They’re financially planning and expanding through every market, so it’s just a really exciting company to know in general.

Dave:
Oh, absolutely. It’s great. And I think if you’re thinking, “Oh, I’m not a builder. I’m not a developer,” you’re still going to want to listen to this, because Tommy has an incredible way of explaining how he uses data to find opportunities that’s applicable to people who invest pretty much in anything, particularly in real estate.
We get into a great conversation about how to find product market fit that is applicable to people who invest in any type of asset class. You’re definitely going to want to stick around and hear what Tommy has to say. Anything else you think our audience should listen out for in this interview?

James:
Just understanding the trends. And what I really enjoyed about the conversation was just it’s a simple business when you’re looking at deals. We’re going from a seller’s to a buyer’s market. The true investors like stable. And he wants a stable market, just like I want a stable market. And most of us just this transition is not a bad thing, it’s a good thing, and it allows you to actually grow your business a lot better.

Dave:
Right on. All right. We’re going to take a quick break, but after that we’re going to welcome Tommy Beadel, the CEO of Thomas James Holmes to On The Market. Tommy, welcome to On The Market. Thank you so much for joining us today.

Tom:
Yeah, thanks for having me.

Dave:
Could you start by telling our audience a little bit about how you got into real estate in the first place?

Tom:
How I got in real estate in the first place. Ah, gosh. How deep do you want me to go? I mean, I was sitting on my couch after a late night in college watching an infomercial about a guy who said, “Buy real estate, get rich with no money out of your pocket.” I ended up at a seminar at LAX Airport where they taught you how to leverage up your credit cards or ask for more balance on your credit card so you can go out and buy a home.
And I ended up buying my first home in Long Beach in 2001, 100% financing back when you could get that. I was a full income documentation earner at the time, so it wasn’t one of those crazy stated income loans. But bought a condo, rented one of the rooms out to my brother and my roommate, which functionally paid the entire mortgage payment, I was like, “I live for free. This is amazing. How do I buy more real estate?”
That was my first foray into real estate back then. Then I got into the mortgage business, did mortgages during the mortgage boom from 2001 till 2008. Had started Thomas James Capital, a mortgage company in ’06 was my first kind of foray of starting my own business. And started as a mortgage business and then have had to adapt over the last 16 years to where you can make money doing real estate, and have found myself into the new construction, single lot infill development business.

Dave:
I got to ask you, do you remember how much that seminar cost you back in 2001?

Tom:
It was free actually.

Dave:
What?

Tom:
It was free. I’m convinced though what they told you was ask for more limits on your credit cards because on day two we’re going to sell you the next seminar. Right? I didn’t buy the next seminar. I was like, “Ah, you just told me how to do it.” So no, never spent a dollar on the seminars.

Dave:
Wow. I was thinking to myself, “I’ve never interviewed anyone who has walked out of one of those seminars better off for it.” Congratulations on being someone who did. That’s awesome. Can you tell us a little bit about what you’re doing now and what your construction company does?

Tom:
Well, yeah. Thomas James Holmes, we’re the country’s largest single lot tear down home builder, where what we do is we go into a market and buy a old home in the best neighborhoods to live in. We call it the right home right where people want it. The neighborhoods where people want to live have really old homes.
And so we go and buy that home, tear it down and build a new home in its place. We’re currently operating in Southern California, both in Orange County, Newport Beach area and the west side of Los Angeles, as well as the Silicon Valley.
We’re in the greater neighborhoods of Seattle and the Seattle Market, Kirkland, Bellevue, et cetera. And then we’re in the city of Denver and also in the city of Phoenix. And so we’ve grown a business that enables us to replace functionally obsolete old homes in the best neighborhoods where people want to live.

Dave:
I want to get more into the specific markets that you operate in. But how did you come to settle on that niche of tear down homes, single lot building? What drew you to that niche of new construction?

Tom:
Listen, I would describe myself 16 years ago as a opportunistic real estate investor. Right? 16 years ago I was in the mortgage business because you could make a lot of money doing mortgages. And then in 2008 mortgages stopped and I started buying foreclosures. We were one of the larger foreclosure buyers at the LA County Auctions from 2008 to 2012.
But it’s opportunistic, because that was a finite period of time where there were inefficiencies in the foreclosure market that you could leverage and have an advantage from, but it’s not permanent. Right? The mortgage business where we could make a bunch of money from ’01 to 2006 was not a permanent stable business. The foreclosure business was again a moment in time. And what I found through all of this is businesses have cycles that exist, again, mortgages or foreclosures.
And even fixing and flipping homes, it’s this period of time where there’s a disparity between what you can buy and what you can sell for. What I saw in new construction was a permanent business. It was a business that there is supply of hundreds of thousands of old homes that ultimately need to be torn down. And there’s demand from a consumer for great homes in the neighborhoods where they want to live yet there’s no supply of that home stock in the market.
And when I look at the macro dynamics of the market, the big public builders can never play in those markets because there is no land. If you correlate what we do versus a Toll Brothers, or a NAR, or D.R. Horton, they develop land and they monetize that land through home building efforts. Right?
And what we do in the markets where we are, there is no land to then monetize. What we’re doing is we’re really playing on the arbitrage of square footage that is there and what can be there.
The housing stock that was built in this country in these prime neighborhoods 80 years ago on average was underbuilt for how today’s consumer lives. 80 years ago the consumer lived in a two bedroom, one bath, three bedroom, two bath, ranch style home with a detached garage, single story living, across the country at single story living.
And that you look at these major public master plan builders and they build on smaller lots, they build two story homes where today’s modern family lives in a call it a 2,500, 3000 square foot home with an attached garage in the front and your downstairs comes out to your backyard. It’s just very different the way construction is now 80 years later.
And so what I saw in this business was a resilient business that wasn’t dependent on a moment in time of a real estate market or an economic cycle, right? That there’s always a need or demand for high quality homes in the best neighborhoods and there’s always a supply of these old homes that ultimately need to be torn down in those markets. And so saw this real ability to scale a different type of business to meet the consumer demand in these marketplaces.

James:
Tommy, part of the reason that you went from trustee, or would you say that part of the reason you went from trustee sales to new construction was also the scalability factor? Because I know a lot of people that listen are the smaller flippers and they’re trying to scale their business, and it’s very difficult to scale a remodel flipping business because every house is so different and it’s harder to systemize the construction.
Is that kind of how you guys pivoted? Because I know we went from flipping to now we flip and build. We’re much smaller than you guys it. But the reason we like building is it’s so much easier to actually build a business around, whereas flipping every house is different no matter what systems you have in line. Was it just like the next step?
Because kind of what you described is you are the paperclip investor. You started with a seminar, you essentially did something the BiggerPockets called house hacking, getting your first deal, renting that out, growing it, going in a flipping and now you’re running a extremely large new construction company. I mean, do you think you did that just because you targeted more of the scaling or was it more the investment engine that grew up faster?

Tom:
I think ultimately what you’re saying I describe with the word predictable. And the difference between the different models is predictability. If I go back to how I got into new construction, because I think it’s kind of interesting, Dave, which answers your question, James, is that we were a conduit at the foreclosure sales for other wholesale investors. Right?
Most buyers during the foreclosure boom weren’t able to go to an auction regularly, understand the dynamics happening at the auction guarantee title, all of the things that go along with buying at a foreclosure auction. And so we were a conduit for the smaller investors at these auctions back then.
And I had a partner of ours that was utilizing our services to get access to the foreclosure market and he was buying in neighborhoods that I didn’t understand the value of the real estate. And I looked at only the improvement as the value. Right?
I would look at the property and say it’s a whatever, 2000 square foot home on an 8,000 square foot lot, was built in 1950. And how much will that 2000 foot home be worth if we fixed it up, a typical fix and flip type model? And this gentleman was buying in the valley of Los Angeles in the San Fernando Valley, like in Chino, Sherman Oaks, et cetera.
And I’ll never forget one time we were talking about a property in Sherman Oaks and he said, “I’ll pay a million dollars for it.” And I said, “I can’t lay my money out for you because that house isn’t worth a million dollars. I’m going to be on the hook.” I asked him, “What are you doing? I have to understand why I should feel comfortable.” He said, “Well I’m not buying the house, Tommy, I’m buying the land sitting underneath it,” and this light bulb went off, like, “What do you mean you’re buying the land?”
Well, there’s a math problem that exists to build a home on that lot. The math problem is how much square footage can I build an FAR over the lot area, and then how much does it cost to build that square foot, right? What you’re talking about James on the fix and flip model is one 1950s home versus another 1950s home. I could say it’s a hundred bucks to remodel, but I don’t know until I get in and do I see the foundation and the HVAC and all of these things.
But building a new home on a 10,000 foot lot in this neighborhood on a flat pad versus building a home on this one is the same. It’s predictable, right? And predictable leads to scalability. And so when you can look at a math equation … I mean, I look at real estate as a math equation, right? And when that math equation is simple, pay X scholars for the dirt, pay X dollars for construction, have revenue of Y dollars, that math translates everywhere.
It doesn’t translate to the actual piece of property, which is where you find scalable challenges. Right? When we were doing fix and flip, and we did hundreds and hundreds of these things from ’08 to 2012, you had wildly profitable deals and mediocre deals, and then some really bad apples that you didn’t know what the construction was going to be and they kind of all had a weighted average that was acceptable.
When you go into new construction, we think of it as every deal should be predictable because you go in knowing your cost of construction and knowing if you build that this is the value of what you will be building against. I think scale requires predictability. Scale requires capital. Capital wants predictable returns on their capital, and so that’s how we really push to scale the business.

James:
Got it. Because that makes sense. For us, we’ve been able to scale our … We built town homes has been a lot easier for us to scale that out. And as we’re purchasing, it’s just a simple math equation, which every house is a lot different.
But as you guys are expanding into different markets, how have you guys been able to predict those markets? Because every market is so different. The climate is different, how you build. The cost are different each market. And then also just the value of the market conditions can swing.
You guys are in a desert state, a rainy state in the Pacific Northwest, you get the sunshine in SoCal, and then you get both the perfect climate in Colorado in my opinion. What made you guys want to move into those markets and then whatever you guys had to change to scale around that?

Tom:
Again, we look at supply and demand characteristics in a market on a macro basis. What’s the absorption of real estate? What’s the supply of the land or the old real estate that we can build on? And do the macro trends provide for a market to build in? I can tell you we thought years ago that building homes between the different markets was drastically different in building costs. It’s really not. Right?
Building a home in Arizona is very similar to Seattle, is very similar to Denver. Like as I described to my teams, a two by four in Arizona is the same cost as a two by four in Denver is the same cost as in Seattle. The labor cost of building a home in those markets is also very similar. The labor force in this country is very similar. I mean, you’re going to get slight swings, but the cost of building homes is very similar.
Yes, you have to build different. Every house we build in Denver, the majority of the homes we build in Denver, they have basements because of the climate. The majority of homes we build in Arizona or Phoenix are single story. There’s nuances market to market, but in general the cost of construction is very similar as you build homes in each one of those markets.
And so it’s really then extrapolating that same math problem across into these different regions and looking at where the math equation works. What I love about real estate is the data is so rich. Right? I can see where is land selling at a price that I can pay, because I know what it’s going to cost to build and I know what I then can sell because the data tells me what you can sell homes for in that same zip code. And so we’ve been able to really study how the business works in these different environments very predictably.

Dave:
Tommy, what about the specific markets that you invested in attracted you to them? You said you look at macroeconomic data, and that’s something we focus a lot on this show. You mentioned absorption rates. Are there any other key data points that you look at that you recommend to other investors they look at if they’re trying to expand to new markets?

Tom:
It depends on what you’re looking for. I’m looking to build a business long term that does this compared to investing in an asset today that’s going to have a yield tomorrow or in the next six months. Where am I going to place my capital? I’m making a bet that these markets long term have the financial viability to be in.
It just depends on which investor you are. Right? If you are looking to grow your business into multiple markets, there’s a lot more factors that go into what’s the scalability of that marketplace. What are the job trends happening in that marketplace? What are the regulatory trends happening around densification or additional ability to grow and scale the model?
I think if you’re an investor looking at how do I place my money today, to me it all comes down to supply and demand. Right? I think, and we track this in every one of our markets and markets we’re going into, what is the supply and what’s the demand, right? How many months of inventory are there? How many weeks of inventory are there in these marketplaces?
And where you see supply, outpacing demand and supply growing, you have caution, right? It’s basic simple economic function of supply and demand. And I think that it’s so key that sometimes people forget that if I’m going to place my money here, they’re looking at the deal and the economic terms of that deal, but they’re forgetting that there’s a broader market that they’re competing with on that deal. Right?
There’s a lot of times where people will look at, well, I’m going to be new so I’m only going to compare to new. I think we forget so many times that what is the consumer? Who are we trying to attract? We’re trying to attract a dollar to buy our home. I mean, I correlate it to a car as an example. Take the luxury segment, say it’s a Mercedes, a BMW, an Audi or now a Tesla in that, and I’m trying to attract a customer that has $70,000 to spend on a car, I’m going to look at all my options, right?
Real estate is no different. If I have a million and a half dollars in Seattle, I’m going to say, “Where does my million and a half dollars go best?” Right? If my work center is Downtown Seattle or Bellevue, what’s my pattern to work? Where does the spouse work? And where does my million a half dollars go furthest? Do I get a great town? Do I get an old single family? Do I get a new single family in a more up and coming neighborhood?
Where does my million and a half dollars spend best? And so when you look at supply and demand, I have to say as an investor, what’s the demand for the dollars? The dollars that are out there that I’m trying to attract to the product, what’s the demand and what’s the supply that’s trying to attract those dollars?
And so many times we get very bead focused in a neighborhood and say, “Oh, well, yes, there’s nothing in this neighborhood. Okay, but there’s 10 things in the neighborhood next door, which is the same proximity to work centers as that.” And so again, Dave, I think it sounds more macro the way that I look at it.
We’re managing over a billion dollars worth of real estate in these markets, and so we have to look at these major trends compared to did I buy this singular deal correct? And where do I want to do that singular deal? It really depends on which investor you are and how you want to place that investment of capital into the marketplace.

James:
When you guys are reviewing these trends, I mean, do you guys dig deep into the demographics? With each state there’s a different demand for each type of buyer pool. I was telling Dave before is that you guys spend so much time. You can walk into one of your homes and it could be an 800 to 900 square foot house, but how it’s laid out, they’re so carefully laid out, they feel massive, which is what people are looking for.
They’re looking for space, especially in tight size units. Besides just the normal trends, which are absorption rates, days on market, a median home price, how deep with you guys scaling out are you going into the demographics and going to that next layer of data so you can plan accordingly? Because on a build too, it’s a 12 to 24 month plan a lot of times. How far are you going down the line by digging into even deeper into the data?

Tom:
Yeah, that’s one of the unique parts of only building new construction is we get to design something from scratch every time. We’re not limited by the existing house that we have to remodel. We get to really say what is it that consumers want? Who is our target profile that we’re looking at? Yes, absolutely, James.
We go very deep with that volume of real estate that we own of who are the buyers? What is the life stage of the buyers? Are they empty nesters? Are they young couples? Are they singles? Are they divorcees? What’s the ethnicity of a buyer? Because different ethnicities in different markets want different characteristics of a home, and the layouts of a home, the things that are important to those people.
We do consumer surveys to understand what they’re willing to pay more for or less for, where they’re valuing things that are in excess of the cost to build them. Is yard space more important than a rooftop deck, or just different characteristics of a home that a buyer wants? And really understanding who the consumer is in the market and then how you design the product for the consumer.
And it’s very similar across five markets. You get nuances of demographics, age and ethnicity depending on which market you are in. But the consumer profile is actually very similar. And so then the design to meet that consumer profile is very consistent.
So then once you know who the consumer is, what they value and what they’re willing to spend money on, then we use that data to engage our architects to really design the best home for the market. And so, yes, we definitely go that next step when we get into buying homes.

James:
And so Tommy, how important do you think that is? Obviously we’re going through a market transition right now. Cost of money has gone up, things are slowing down. And one thing that I know Thomas James Homes been able to do is still move a lot of units compared to a lot of builders that are sitting there.
And I do know most local home builders aren’t digging that deep into the demographics. They’re going for that surface level data. And our show is about going to that next level to where you can mitigate risk, protect yourself. Do you think that the extra layer of research on demographics and what people want is helping you guys move the product a little bit better than a lot of different builders?
At least in our local Pacific Northwest market You guys have been able to do that. How important do you think that is for investors to be digging to the extra layer right now as we kind of transition into different types of pricing across the board?

Tom:
Yeah, look, I think a big part of it depends on the volume you’re doing. If I had a few homes to sell at a certain price point, you’d price them correctly, move the inventory. We’ve taken market positions, like in Seattle where we developed those cottages. The cottages were developed very purposely for a very specific part of the market.
We knew that. That’s why we designed them for those. Right? We knew people wanted to not be in towns. The people that are buying our thousand square foot cottages are not town home buyers, because there’s plenty of town homes for those people to buy, but they want to live actually in smaller space, but on two stories compared to three or four stories.
And so we knew that was a void in the market, which is why we developed a product to meet that void. And then knowing that, knowing who we built it for, marketing to that customer, telling them why we built it, telling them what’s great about it for them really helps us be able to move that inventory.
If we went in and built these cottages and just said, “They’re for everybody,” well, they’re not. They were built very purposefully. And so yes, I think understanding our consumer segment is important because it allows us who to focus on to market the product and really tailor our message to the people correctly to show them why we built those homes for them.

Dave:
Tommy, I think this is a great lesson for everyone listening to this. I mean, what you’re describing really sounds like just making sure you find a good product market fit between the product that you’re building and what the demand is. And this is true of obviously pretty much every business out there, and real estate investing is no different.
Even if you’re not a builder like Tommy or James, but even if you are a buy and hold investor, it’s important to consider the properties that you’re buying and if the type of product that you’re buying in a particular market makes sense for the people who are living there. You don’t want to necessarily buy a huge single family really nice home in the middle of a young college town.
There’s just different products that are meant for different types of people. And I think Tommy you did a great job articulating that, but I want to make sure everyone understands that it’s not just for builders here, this is for every type of investor should be thinking about who ultimately is going to be either renting or buying the property that you’re investing in.

Tom:
Well, look, Dave, real estate is an inefficient business real estate. That’s why people can make money in it. Where you get up to these big, huge commercial multi-family type projects, that’s where the efficiencies are gained and you have all the large Wall Street type money going after those things, because there’s no inefficiencies.
What you’re really describing is find the inefficiencies, understand them and beat them. As you were saying that I thought of a rental property. It’s funny, my wife and I actually bought a rental property here in Orange County a few months ago because I saw inefficiencies. I saw that there’s nothing nice and new in the market and there’s demand for somebody to have a nice new single family home and where the disparity of rent people will pay to have something new is.
And so we bought this home, remodeled it, made it beautiful and rented it in 10 days for $5 per square foot when the average in the market is like 350 a foot, because people will pay for that something that’s nice. And so that’s an inefficiency that’s found in the marketplace. And ultimately what I’ve done with new construction is found the largest inefficiency that exists and then taken advantage of that inefficiency in the marketplace for single family new construction.
We actually build rentals in Los Angeles for the same reason. I have about a hundred rental properties with a venture where we build brand new construction rentals in the marketplace for this investor that wants to own that disparity of where there’s demand for new construction living and people want out of a condo or out of a multi-family apartment building, they really want to live in a single family type home. It’s really understanding those different inefficiencies and seeing if there’s an ability to capitalize on them.

Dave:
Tommy, you mentioned earlier that one of the things you look at is of course absorption rate and months of supply. Those have been going up a lot, especially in the new construction market. How is that impacting your outlook over the next couple of years?

Tom:
Without getting into the specific data we track, we all saw what happened when the stock market kind of bottomed in the middle of June and interest rates started to run up, the supply started out pacing the demand for homes. And so what we’re tracking, is that a trend that’s going to continue or is that a trend that comes off?
Well, it’s a trend that happened through July and that trend has come off slightly in terms of supply of new construction homes or the price points where people are selling. And what we’re really tracking is months of absorption or weeks of absorption in the marketplace.
If there’s 70 available homes at the price point you’re trying to sell, and there’s seven selling a week, there’s 10 weeks of absorption in that product. I think what it’s helped us do is really on the buying side as well is where you’re seeing more supply of the input.
The input for us is land. And so if we go into a marketplace saying we’re going to pay a million dollars in this market for land, if we see the weeks of supply going from three weeks to six weeks to 10 weeks, that tells me that land will be cheaper in the coming months. And so then you slow down and you buy correctly, because the land will come down. Right?
It may not come down today, but when we buy a property we’re going to hold them for 18 months or longer. And so it’s really understanding how do we get in at the right basis. And what you really want to track is … I love a market that’s not a buyer’s market and it’s not a seller’s market but it’s just a market. And I feel like where we are right now is just a market.
Five months ago it was a seller’s market. We could demand anything. Through the middle of the summer, it was trending towards a buyer’s market, but that’s come off. And so I just want a normalized market where there’s constant supply of inventory and constant absorption of that same inventory.
The swings is what really causes in both ways. Look, as a seller, I’d love a seller’s market for my inventory, but I don’t want to buy inventory in a seller’s market to build new homes on. We just want a good constant market. And we track these trends by each neighborhood we’re in, by the major metros and across all the metros simultaneously to really see how should we be making decisions on selling homes and then buying new inventory.

James:
As you guys are tracking the data and the absorption rates, one thing that we’ve noticed, especially over the last 90 days or since June, is builders appetites have really backed out. They’re being very, very aggressive. The last 12 to 24 months they’ve calmed down. And then we’ve seen a dramatic drop in building permits and applications over the last 90 days.
I think nationally building permits are down 1.3%, or for single family housing they’re down 5% from last year. Do you see that more is a concern that the builder market is pulling back or more a good opportunity because there is such low supply that there could be this void in the market to where new construction could become this premium product that is expensive just because there’s just not a lot to cover?
I know for us as investors, whether we’re flippers or developers or buy and hold, we’re looking for the gaps. Where are people not kind of playing in? And as people pull back on permits, there is going to be less inventory coming, which for me, I like selling the product that nobody else has. Are you guys looking at that more as something to be cautious of or more something that you’re getting exciting on?

Tom:
Look, the challenge with new construction is we’re buying something today that we’re not going to sell for another year and a half. You’re trying to predict what the absorption of real estate will be at the end of 2023 going into ’24 with your buying patterns today. That you almost need a crystal ball for.
However, what we see is this demand that is not stopping. Right? Has the demand slowed slightly. Sure. But there’s demand for real estate in the markets. And I think it’s hard for me, James, because I have a very myopic view, because the only thing I understand is brand new homes in the best markets. When you look at flipping homes, it’s very hard for me to tell you what that real estate trend will be doing or new construction.
I only look at new construction in the best neighborhoods of Seattle. Seattle versus Tacoma, very different real estate trends. Because the demand in the prime neighborhoods, Northeast Ballard, Queen Anne, et cetera, of Seattle, it’s kind of hard to compare that to the overall global new construction building permits.
My view becomes very myopic in what is new construction in the best marketplaces. If permits in the markets where I am slows, investors are slowing down their buying, it provides more opportunities for me to buy and buy less expensively. But when I get to the back, 18 months from now I’m going to have less competition.
Because if I’m the one buying today, if six months ago we were buying five pieces of inventory to build new, and now I’m the one buying three pieces of inventory and the others have not bought the other two pieces, 18 months from now I’m going to own the only supply in the marketplace.
I kind of like that trend, but I also understand investors, right? I’m a very different investor, more of an institutional investor, invest in capital that is here to play through all market cycles compared to the smaller guy who’s investing friends and family money personally guaranteed on loans. There’s a lot more market factors in play when you’re making those very close to home personal decisions.

James:
And are you guys tracking that in every market that you’re in, like how many building permits are going through? And have you seen any trends stick out more? Because again, you’re in four different types of market, all good markets but different. They have different types of business sectors. Have you seen any drop more than others?

Tom:
Yeah, I’d love if you could share with me the way to track building permits because we have a very hard time tracking new construction building permits. They kind of are all lumped together. And so there’s not a good clean way to aggregate and track that data. Where we’re tracking it more is who’s buying the real estate that we’re not buying and what are they doing with it?
If we have a property that we don’t buy, are they remodeling it? Are they living in it or are they really going in and building a new home? Our number one competitor that we compete with across all five markets that we’re in are actually not other builders.
They’re homeowners buying the real estate to own and live in, or remodel and live in. There’s less development than there is I want that piece of property to own in the marketplace.

James:
Got it. I mean, that makes sense.

Dave:
One thing I wanted to ask you, Tommy, before we let you go is about material costs. It’s something that we’ve been trying to keep track of and I know has scared away some people from flipping, or getting into new construction or development. Have you seen material costs stabilize over the last couple of months or are you still seeing rapid rise … Well, I guess I should ask you, are you seeing rapid rises and sort of what are you seeing in the material costs?

Tom:
No, look, we’ve definitely seen a stabilization in materials. Lumber has come back down. We’re actually seeing a reduction in lumber costs across every market right now. You’re still have inflation. There’s certain cost codes that are inflating along with inflation trends, light fixtures, tile.
There’s a lot of materials that go into building a home that are dependent on oil. And so as oil costs went up, you saw much larger increases in oil cost. The markets that we build in require the labor force to come from outside the area. As oil was up and gas prices were up, you saw a larger influx in your labor cost because the labor had to move themselves to these job sites.
We’ve seen with fuel costs coming back down and lumber coming back down a stabilization, but we still have cost inflation pressures like anyone else does in the market. You got to keep in mind, 40, 50% of every cost to build, whether I think you’re remodeling or building new is labor. And that labor is paying more for their rent, they’re paying more for their groceries, they’re paying more for the fuel and their car, for the clothes that they’re wearing.
And so how do they pay for that? They have to charge more for their labor cost. And so 50% of the cost of construction is really affected by labor. And as a general term, the labor is being affected by CPI index like anybody else. Only about half of it is material cost and that material cost can be all over the place.
But the other major influence is really on labor. What I do think is good is we’re not seeing these drastic spikes anymore. I think we’ve gotten back to some sort of normalization, although now I hear that there’s so many products sitting in warehouses in the US that maybe some of the materials will actually come down over time because we overreacted to the short supply of supply chain issues and filled a bunch of warehouses with stuff here in the US that we need.
We’ll see if we really get cost reductions, I’m not counting on it. And we expect constant inflation due to labor. We just would hope it gets back more normalized than high 8% CPI or inflation index ,and gets back down into the threes and fours, which is pretty normal in construction costs.

James:
Are you guys accounting for more of this in your upfront underwriting, or what have you guys had to do over the last 12 months to kind of battle that labor? I know for us we’ve had to bring in people on staff. We just brought our labor in-house, because it was a way for us to control the cost more. Have you guys had to pivot that way at all or change your systems, or is it more just, “Hey, we got to account for this, build it into the proforma and put the plan in motion.”?

Tom:
Yeah, I think the biggest part for us is having the feedback loop of what it’s costing us to build today. We’re underwriting a new deal based upon our cost today. And so you’re always trying to maintain that feedback loop. If my HVAC is going up today in September, then I know I need to start budgeting more for the jobs that I’m buying that I’ll be putting HVAC in six, seven months from now.
We’re trying to constantly maintain that feedback loop of what’s the cost today and how’s that going to translate when we incur that cost down the road, because there’s a lag time when we buy a new project. The nice part is we don’t buy 400 lots, or buy a big master plan community and cut into foreign lots and locked into our land basis.
We’re always buying new land. And so we are always able to update our underwriting based upon what our current costs are. And so it’s really trying to maintain that feedback loop of different cost codes and where the changes are happening so that you don’t get surprised by them the next time you’re building that home.

Dave:
All right, Tommy, thank you so much. This has been super helpful. Is there anything else you think our audience of new, aspiring and existing real estate investors should know about how to navigate current market conditions or anything else you’d like to share?

Tom:
Yeah, no, look, it just takes taking a little bit of chance and hedging your risk as an investor. I mean, I’m sure some of your investors were like me 15 years ago when you were putting everything into a real estate deal and betting a lot on that.
Sometimes you have to make big bets to go to where you want, and you really have to figure out what it is you are doing. I’ll just share the last thing with you, Dave and James, is that I think you got to figure out as an investor what your goals are and what you’re ultimately trying to accomplish.
Are you trying to build a business? Are you trying to take advantage of a moment in time in a real estate arbitrage? And if you’re going to really build a business and invest capital and take risk, personal, professional, et cetera, why are you doing it? Right?
What’s the bigger, greater goal? If it’s just another dollar, that could be the greater goal. Right? But I love what Simon Sinek says, is, “Figure out your why and the what becomes way easier.” There’s a great YouTube video about it. But as these investors are out there taking risk, going out on a limb, doing deals, building businesses, why are you ultimately doing it at the end of the day?
And figuring out why you’re doing it really helps kind of alleviate all the stress that comes along with the risk that you’re taking in the marketplace. I hope that helps. But Dave and James, appreciate you guys having me on your show today. I really enjoy sharing with you, and hopefully your users learn something from me, and that is don’t pay for real estate seminars at the LAX Airport.

Dave:
Just go to the first day.

Tom:
There you go. There you go.

Dave:
And Tommy, if people want to connect with you, where can they do that?

Tom:
You can message me through LinkedIn, Tommy Beadel, B-E-A-D-E-L. You guys have it spelled L-E, but it’s E-L at the top there. Appreciate any messages you want to send.

James:
If you guys are any deal guys in those markets, look them up. They are great people to work with, a great company to work with. If you got deals, Colorado, Phoenix, Seattle, SoCal, all the new wholesalers out there, reach out to them.

Tom:
Thanks, James. Yes, no, we always like to buy new real estate deals. As a realtor asked me last week, “How do you feel about the market?” And I said, “I can’t find enough land to buy.” And they said, “No, no, but how do you feel about the market?” And I said, “I just said. I can’t find enough land to buy,” which means I feel good about the market. All right guys. Thanks so much. Thanks for having me. See you.

Dave:
All right, take care. All right, James, what’d you think?

James:
Oh, I thought that was awesome. For me as an investor, I’m always looking at how do you scale, how do you kind of move and grow and just … I mean, the fact that these guys can build on all four different areas pretty rapidly in a short amount of time, it really goes back to why people should watch our podcast.
Track the trends, learn what’s going on, and then you can build a business around those trends, not just about your gut feelings. I mean, he’s just taking data, analyzing it, and then putting his motion in play. And I did relate with a lot of what he said.
Scaling as an investor is just, it’s about having the right system, not just the right vision going, “Can I scale this and grow this down the road?” Because that is the hardest part of our business. We start with a certain amount of capital. How do you grow as fast as possible? But it shows that all those house hackers out there, you can go from house hacking to being the largest spot lot builder in the whole nation.

Dave:
Yeah, that was an incredible story. I loved his personal story. What he was talking about in terms of the data was fascinating to me, because we look at a lot of macroeconomic trends, looking at absorption rates, inventory, this sort of stuff makes a lot of sense to me.
What he talked about that I wish I was better at and could do more of is getting that data about what people want, what the consumer is buying. Because I love what he was saying about, generally speaking just about product market fit, and thinking about exactly who the intended buyer is.
But even if you’re a buy and hold investor, think about who the renter is going to be. And is the product that you are buying going to be appealing to the people who live in that area and who want to live in that type of building?
I got to find a better way to find that data. I wonder if he’s just doing like, I should have asked him, surveys or talking to agents. Or do you have any thoughts on how you get that kind of data about what layouts people want, what kind of architecture they want? I’ve never seen anything like that.

James:
Yeah, there’s some cool stuff out there you can do with … We do it actually for off-market tracking, like when we’re more targeting sellers, like who is the demographic that is most likely to sell? You can do the same thing. There’s a lot of different data scientists and analytics companies out there that for us as a wholesaling company we actually hire them, they go through our data and they give us our top list to go off of, and I think they do the same thing.

Dave:
Oh, really?

James:
Oh, yeah. It is not cheap. It’s expensive, but it makes your conversion rate substantially higher. And again, going back to his point, by them taking that extra layer of research and not going off your gut or just the surface to analytics, they’ve been able to sell a lot of units too.
Just like we can get our conversion rate by going to that demographics likeliness to sell or likeliness to buy, you can really kind of plan ahead and not be the odd man out. Because as the market’s transitioning right now, the last thing you want is to be the odd man out property. You don’t want to be the weird rental. You don’t want to be the weird remodeled flip.

Dave:
Totally.

James:
You don’t want to be the new construction lot with a negative impact, and that’s what makes your deal move right now.

Dave:
Yeah, that’s really good advice. I mean, I don’t know if that’s something applicable to our audience if it’s super expensive to buy it, but I mean, maybe it’s as simple as just talking to agents in your area too, just figuring out what type of things people want.
I know when I talk to my agent in Denver, he can always just tell me off the top of his head, “People want ranches right now. People are really digging detached garages,” or, “Renters are looking for this.” Try and gather that data some way. I wish I had some better advice from you other than paying a lot of money. But if you can get it, you’ll definitely have an advantage in the market.

James:
And there is one I do know of that’s not very expensive. It’s called NeighborhoodScout.

Dave:
Oh, yeah.

James:
Yeah. You can pull up every little neighborhood. And they show you the demographics moving in, the demographics moving out. And it’s actually super handy. It does not cost thousands of dollars. And you can buy it just for the little area that you’re in.

Dave:
Oh, perfect. That’s awesome. Thank you. Well, yeah, I’ve used that in the past. I’ve never used it for that purpose, but that’s great advice. Check out NeighborhoodScout if you want to get this kind of data. All right, James, thanks so much. I mean, it’s been a fun day. We’ve been together all day and hopefully I guess we’re going to be together in person real soon.

James:
I’m so excited for BPCON. I think it’s going to be a special one.

Dave:
Yeah. I mean, I feel like we’ve been talking about this for a really long time and now it’s finally here. I’m looking forward to seeing you in a week and a half.

James:
This is my first BiggerPockets conference too.

Dave:
Oh, really? You haven’t been?

James:
Yeah. No, I couldn’t make the last couple because of kids, kid commitment.

Dave:
Oh. Sweet man. Well, we’ll have a great time. And hopefully some of our listeners will be there. But if not, we’ll definitely be posting a lot. We’re going to do a podcast there that we will release so people can hear it.
And yeah, if you want to connect with me at any point about this episode or anything, you could do that on Instagram where I’m @thedatadeli. You can also follow BPCON there. James, what’s your Instagram handle or where should people connect with you?

James:
Yeah, the easiest way to connect with me is definitely on Instagram @jdainflips or our YouTube channel at Project Re. And definitely reach out. I know I’ll be around. And if you catch me at a conference, one thing you do know is I won’t stop talking. Come up, ask me questions, you will get answers. I’m very friendly.

Dave:
That’s a dangerous thing to start telling people.

James:
It’s terrible. I’ll go for eight hours straight. It’s bad.

Dave:
You’re going to be drinking those Rockstars and up till 5:00 in the morning.

James:
Sales juice. Sales juice.

Dave:
All right, thanks man, for being here. And everyone listening, thank you so much for being here and listening to us. Hope you learned a lot today like I did. We’ll see you next time for On The Market. On The Market is created by me, Dave Meyer, and Kailyn Bennett. Produced by Kailyn Bennett. Editing by Joel Esparza and OnyxMedia. Copywriting by Nate Weintraub. And a very special thanks to the entire BiggerPockets team. The content on the show, On The Market, are opinions only. All listeners should independently verify data points, opinions, and investment strategies.

 

 

Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.

2022-10-03 06:02:14

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Is BRRRR Investing About to Get Even Better?

BRRRR investing has become one of the most popular real estate investing strategies across the United States. But, the great contractor shortage of 2020 and 2021 almost decimated BRRRR investors. Record high prices, dragged-out timelines, and the inability to rely on almost anyone to fix up houses brought this strategy close to extinction. But now, we’re seeing a second wind of BRRRR investing as contractors aren’t being stretched so thin and competition for real estate starts to slump.

Welcome back to another episode of Seeing Greene, where your “I don’t seek validation, validation seeks me” host, David Greene, is back to answer your questions on anything related to real estate. In this episode, we talk about investing methods such as the BRRRR strategy, real estate syndication investing, becoming a real estate professional, and more. We’ll also touch on some deeper topics like why so many new real estate investors crave validation, how to know when to fire your property management company, and the medieval meaning of “racking your brain.”

Want to ask David a question? If so, submit your question here so David can answer it on the next episode of Seeing Greene. Hop on the BiggerPockets forums and ask other investors their take, or follow David on Instagram to see when he’s going live so you can hop on a live Q&A and get your question answered on the spot!

David:
This is The BiggerPockets Podcast, show 669. Get yourself around other people that are committed to their goals. And it doesn’t have to be real estate. Get yourself around other people that are committed to staying in the gym. Get yourself around other people that are committed to eating healthier foods. Get yourself around other people that are committed to having better marriages or being better parents or managing their wealth better. The first thing that you can do is when you start telling other people good job for what you did, it will silence the need you have inside yourself to hear it. I don’t know why it works like this, but it’s almost the equivalent of if you’re really hungry but you give someone else food, your hunger can go away. What’s going on everyone? This is David Greene, you are host of the BiggerPockets Real Estate podcast here today with a Seeing Greene episode.
If you’re new to BiggerPockets, you’re going to love it. This is a place where the best real estate investors in the world come to learn how to invest in real estate and build big wealth. And if this is your first time hearing a Seeing Greene episode, you’re in for a treat. In these shows we take questions directly from our community. Areas that they’re stuck in, advice that they need, hurdles they’re having a hard time overcoming or they’ve got a bunch of different options they don’t know which is the best one to take and I do my best to give them advice from my perspective as the person who’s Seeing Greene. In today’s show we’ve got some really good stuff. We get into a very good conversation about the timeline you should give a property manager to turn a property around, as well as what you should look for if you’re going to switch to a new property manager.
We talk about what the IRS considers a real estate professional and how you can take advantage of all the tax benefits that come from that designation. And we get into if real estate syndications are as beneficial as they may seem. All that and more in today’s show. But before we get to our first question, today’s quick tip is, this episode is dropping right when BP Con 2022 is starting. So what are you doing to get out there and make connections or foster the relationships that will take your business to the next level? Do you have a game plan to go demonstrate value to a potential mentor and get someone personally invested in your success? Have you evaluated what skills and talents you’re bringing to the table? Spend some time today to make your next event, conference, or coffee meeting that much more impactful so that you can supercharge the speed that you get through your learning curve and get into making big money and having big success soon. All right, let’s get to our first question.

Collin:
Hey David, thanks so much for taking the time to review my question. My question has to do with the BRRRR strategy. Given how hard it could be these days to lock down a contractor, given how far out in advance contractors tend to be booked, how do you balance the process of sourcing the right property to BRRRR with the process of ensuring that a reliable contractor will be available to perform the rehab process shortly after the property is closed on? The last thing you want to do is have to soak expenses to hold the property while you wait weeks or even months for the contractor to start the job. Thanks so much again for taking the time to respond to my question. Really appreciate all the great content you’re putting out there.

David:
All right. Thank you Collin. Some pretty good questions that you’re asking there. Let’s start with where we are in today’s market. With the interest rate hike we’ve had, we’ve seen a decrease in demand. And not every market’s the same, but in many markets across the country we’re actually seeing a slowdown. So I’m having an easier time finding contractors right now than I have had in recent past because there’s not as many transactions happening. So a contractor’s talents are in less of a state of demand, which means it’s easier to find contractors to do deals. That’s one thing to keep in mind. There’s also contractors out there that are busy and then there’s others that are actually looking for work. So I would say double down on the amount of people that you ask for referrals from different contractors that can do work. Then you’ve got the fact there’s different kinds of contractors.
There’s some contractors that just communicate with you, look really fancy and professional, spend a bunch of money on SEO so that you find their company when you’re googling them, and they sub out all the work to completely different companies. So they might go to a plumbing company and say, “I’ve got a job. What are you going to charge?” And the plumber says, “20 grand.” And the contractor tacks plumbing as 30 grand onto the bid and they make a $10,000 spread because they found the plumber. You’ve got other contractors, and these are the types that I tend to prefer, that have a plumber on in their company or a person that can do plumbing work that comes and does it. And so you’re not paying as much as if they contracted to a completely different company. There’s also the fact that in today’s market when houses are not flying out the shelves in every single market across the country like they have been, that you can get a longer escrow period.
If you put the house in contract and the contractor says, “Well I can’t start for another three weeks.”, you can go back to that seller and say, “Hey, can we close three weeks later? Can we delay escrow? Can I maybe close in a week and a half later?” And you only have to soak the cost of a week and a half instead of the full three weeks. So you’ve got something there. And then another thing that I’ll do … Because I have a couple BRRRRs going on right now and I got a property in contract today as we’re making this episode and that’s going to be a BRRRR. Now, part of that property can be rented out as is and another part of the property needs to be renovated. So in that case, I’m going to rent out the property as is as soon as I close as a short term rental. And when the contractor can start the work, that’s when I’ll shut down renting it out while he takes about 30 days to complete the renovations and I get it back on the market.
So not every property has this problem where you can’t do anything with it until it can be renovated. Now if you’re doing kitchen, bathroom remodeling in a single unit property, yeah, you’re going to be soaking those costs. So what I would do is I would look at building that into your offer. So if you know it’s going to be another three weeks before you can get to the job and you are going to spend $3,000 a month on mortgage, maybe see if you can get the house for $9,000 less or get $9,000 credited back to you from the seller to cover those expenses. Look for some creative ways that you can get the seller to pay for some of those expenses that you’re going to have if they won’t delay the escrow. But in any regard, I’m finding that right now is an easier time to BRRRR than what I’ve seen in the last eight years.
All right, our next question comes from Jake in Pennsylvania. The good old PA. “Are real estate syndications as beneficial as they seem? Would you recommend them for a beginner investor or should I focus more on multi-family rentals to start out?” Okay, let’s dig into this. I don’t know that a syndication will ever be as beneficial as it seems because how it seems is usually going to be the syndicator paying for some kind of sponsored ad on social media or selling you at some kind of a conference to say, invest in my fund, invest in my syndication, because they want your money. So I’ve never looked at it as if they’re as beneficial as they seem. I’ve looked at them as are they as beneficial as buying a house for myself?
And I have invested in syndications, primarily with my partner Andrew Cushman. He and I buy apartment buildings together and we’ve structured some like that. But I also spend more of my money on residential properties that I own myself, not in syndication. So sometimes I’ll invest in a syndication because I’m having a hard time getting a loan. Sometimes I’ll invest in a syndication because there’s not that many good deals out there. Sometimes I’ll invest in a syndication because I’m really busy and I don’t have time to manage a BRRRR, a rehab, getting a property up and off the ground and running so I’ll just give my money into a syndication and get it back in a couple years. I’ve done that a few times. There’s different reasons why I might want to. In general, I would say most people are probably going to be better off investing it themselves.
And here’s why. When you start off buying your own properties, you’re not only getting the return on your money but you’re gaining knowledge. You will learn so much more buying a deal and making mistakes and getting better than you will handing your money to a syndicator who’s going to go buy a deal, make mistakes and get better off of your money. I’d rather see you, Jake, house hacking. If you don’t have a property at all, house hack. I’ve said it before, I will say it again. Everyone listening should be house hacking one house every year. Every single year for at least the next 10 years you should be getting a primary residence, and probably longer because you can often get primary residences after you have 10 properties. If that’s all you did in your whole career, you would be very wealthy at the end of your career if you just bought a house, a year, house hacking, putting 5% down or three and a half percent down sometimes.
Now anything you buy in addition to that, you should weigh, is it better to buy the rental and put 20% down or is it better to put that money into a syndication? If you’re going to focus on multi-family rentals, you’re probably talking small multi-family. That’s going to be two to four units. Just make sure you’re doing that in an area that is not crime ridden, not full of problems from problematic tenants and is an area where you’re seeing population growth. One of the benefits of a syndication if this syndicator is good is they’re more likely to have done their homework on the area that they’re investing in because they have a lot of money going into it. So if the person’s good, they avoid buying into bad areas, which you as a new investor can easily wander into.
And if you look at most problems in real estate, it comes from someone that bought in the wrong area. So it all depends on your goals, how you’re going to vet the performance, if you’re trying to maximize your capital, how much time you have to put into it. There’s active and there’s passive and there’s a scale in between and you have to ask yourself how much you’re willing to do. You also have to be an accredited investor in most syndications, which you may not be. In which case it becomes a very easy answer. You should be buying your own properties. But if you’re looking at a small multi-family and you can buy it on your own and man, house hack is just staring you in the face. Just buy a triplex or a fourplex every single year. Don’t make this complicated. Get the best one that you can. Live in one unit, rent out the rest, then buy another one next year and rent out the one that you were living in right now and you’ll end up accumulating rental properties for five to 10% down instead of 20 to 25% down and your capital will go much further.

Paul:
Hi David. My name is Paul Charbonneau and I live in the Dallas Fort Worth area and I invest in Pittsburgh, Pennsylvania. My partner and I started this about two and a half years ago and over that time we have purchased 20 single family houses and we used private equity to purchase those and right now we’re working on our first refinance. And if we refinance 10 of them, or half of them, that will pay off the note and we will own the other 10 scott free. So, so far, so good. Everything seems to be working according to plan. But my question to you comes from a tax perspective. I work full-time W2 job and right now I could only take the tax loss for the passive income. It cannot offset any of my W2 income the way I’m reading it. And the only way to get past that hurdle is to become a real estate professional.
And I was looking up what that entails. And you can correct me if I’m wrong, but I think it says more than 50% of the personal services you perform in all businesses during the year must be performed in a real estate business you materially participate in. So that would tell me that maybe if I worked at a title company, I’m in real estate, but that’s not anything that I have a personal stake in. So I think that doesn’t qualify, but I would like clarification on that. And then the other thing says that you have to spend at least 750 hours in the calendar year in real estate services or businesses and I think I qualify on that aspect. I could easily do real estate all day. So the question that I have is can I reduce my hours at my W2 job? And let’s say I go part-time to a thousand hours a year. At that point, if I work 1,001 hours on real estate, do I qualify as a real estate professional under the IRS guidelines? And then the second part of that question is going to be, how do they look at the number of hours that you worked? Does scouring Zillow count? Talking to my property management group? I assume that works. What about talking to my realtor? All of those conversation emails. What constitutes as working 750 hours? Look forward to hearing your answer. Thank you.

David:
Hey there Paul. Thank you for this. First off, you’re asking the right questions. I love that you’re saying how do I do this, not am I doing this or can I do this or I can’t do this. You’re asking the right question. You’re also asking it in the right forum. Thank you very much for posting this on Seeing Greene. If you guys would like to also ask a question, just go to biggerpodcast.com/david and you can ask a question just like Paul. Now Paul, I do need to preface this by saying this is not legal advice. I am not a CPA and so I don’t know exactly what the law is. Now, I can understand the law as you read it and that is my understanding of what you said. Very similar to a 1031. I know most of the main stipulations, rules and regulations. Where you get tripped up with legal matters is in case law.
Now, in many cases in the law, if you guys have never heard of the phrase case law before, you have a hard and fast rule such as you have to perform 750 hours a year doing real estate related activities or you have to spend more than 50% of your time on something that you would be materially affected by. Something along those lines. However, sometimes there’s ambiguity in what would be materially affected or what would be considered real estate related activities. That’s where case law comes into effect. Now, case law is when judges look at a specific case and set a precedent saying, hey, in this case we found that this work did not constitute real estate related activity or this case it did. So your question about Zillow is a great question. Would that count? We would have to ask a CPA who knows the case law on that specific situation.
Has there been a person that claimed to the IRS, I’m a real estate professional because I looked at Zillow for houses as part of the acquisition part of my business, and if so, how did the court rule in that specific case? That then determines precedent or what we call case law. Now, coming from law enforcement, I had to study this laboriously. I was constantly learning case law when it came to use of force, evidence, rules when it came to the fourth amendment, which is really big in law enforcement. Search and seizure. If we find evidence of a crime on someone, there’s certain times where it’s admissible in court, there’s other times where it’s not admissible in court and you had to learn the case law to know how to make your case stick. That’s the same in the situation that you’re in here. So I’m going to tell you that you should run this by a CPA before anything that I tell you is something that you go put into practice.
What I can tell you is what I would do if I was in your situation. Part of why I am an entrepreneur now instead of just working the W2 job is because everything that I do is real estate related. I have a real estate sales team. The David Greene Team. I have a real estate loan company, The One Brokerage. I do real estate investing myself. I’m now raising money and helping invest it for other people. That’s Greene Capital. I write books about real estate. I make podcasts about real estate. I make YouTube videos about real estate. I write books about real estate. All of this stuff is real estate related so that it’s not hard for me to qualify as a full-time real estate professional so I save in taxes in a big, big way. You could do the same thing. The question is, is your W2 job holding you back?
And this is the case for so many people, Paul. I think you’re this prototypical, awesome example of a BiggerPockets member. You love real estate, you bleed real estate, you eat and breathe it, you can’t get enough of it. You listen to all the podcasts, you love to talk about it at barbecues. You’re the guy that all your friends come up to you because you have all the real estate answers and they’re fascinated by it. But yet you still have a foot or maybe a foot and a half in the corporate W2 world that stops you from being the full-time professional. I don’t think working at a title company would qualify because that’s still your W2 job. However, what if you started a title company, hired one even part-time person to work in that title company, started talking to realtors or other investors and saying, “Hey, when you buy a house, let me do your title work. This is the offer I can give you. This is the service I can give you. This is the price that I can give you that’s better than other people. Bring me your business.”
Even if that business isn’t making you money hand over fist, what if the hours that you put into running it start to qualify you as a full-time real estate professional? Now again, I don’t know the case law on this so I cannot come out and tell you this is all you got to do. Just go do this. I’m not a full-time professional. I’m not a CPA. I would have to run this by my CPA to ask, but these are the kind of questions that I ask. If I’m acquiring properties, if I’m refinancing properties, if I’m doing X or Y in business, would that qualify? When they tell me this would or this wouldn’t, now I know what direction to put most of my time in and the question becomes how do I make that profitable.
What most people do is they say, what’s profitable? How do I go do that? Well, you often paint yourself into a corner where now you’re not a full-time real estate professional. I don’t think you need to jump completely out of your W2 job, but I do think you can start a side business or a couple and start moving in that direction. And as those companies become more profitable, you can start to take more weight off of the W2 foot and put it onto the foot that’s in the 1099 world until eventually you can jump in all the way. Thank you for asking such a great question. I’m glad that our listeners got to hear a little bit about how that works. If you’re listening to this and you love real estate and you don’t love your W2 job, you’ve got more options than just completely quit your job and go full-time into investing or be stuck in a job you hate forever and never get out of it.
There’s a whole spectrum of stuff that you can do and I’m a really good example of someone who lives inside that spectrum. I’ve got tons of different revenue streams where I make money through real estate because there’s so many different ways that you can do it and I’d like to see more of you doing the same thing. So if you’re not happy with your W2 job, but you also wouldn’t be happy being a complete risk filled full-time investor, find a job that is somewhere in the middle like an escrow officer, a title officer, a loan officer, a loan processor, a real estate agent, a buyer’s agent, a showing assistant, a real estate administrative assistant, a contractor, a handyman, a CPA, a bookkeeper. I could go on, but there’s a lot of different people that work within this industry that serve it where you could start to dip your toe and get involved so you could be closer to real estate but not completely dependent on rental income to pay your bills. Paul, let me know if there’s anything I didn’t answer in your question. Please submit a follow up question if that’s the case. And also I would encourage you to post this on the forums on BiggerPockets so other people can weigh in.
All right. Thank you everyone for your questions so far. We would not be able to do this show without you. And in fact, my love and appreciation for you and those that have submitted their questions to biggerpockets.com/david has reminded me that I needed to turn the light green of everything I do with BiggerPockets. By far, I have the hardest time remembering to change the light from green to blue. So if you’re watching this on YouTube, no, it did not just skip to another video. I just remembered to turn the light on. But hopefully this different ambiance captures your attention and keeps you interested as my monotone, baritone, calming voice may be putting you to sleep so you can get more out of this real estate cornucopia of information that we’ve put together for you.
All right, in this segment of this show I like to read some of the comments that we’ve gotten off of our YouTube channel on previous episodes. A lot of these are funny or nice or sometimes they’re even mean and that’s fun to share too. So as you listen to these, please leave a comment for me on YouTube. Let me know what you liked, what you didn’t like, some insightful information that you got out of this or just something clever and humorous that I can read on the next show because it’s always better when we can spice the information up with a little bit of flavor and funny.
First comes from R. “I will unsubscribe if you ever get rid of the Seeing Greene episodes. These are the best ever.” I love that I get to read comments about me that are always positive. And I’m sure as you guys are listening to this, you’re thinking that. Does David just pick the nicest stuff about himself? Well, you’ll never know unless you go to YouTube and read the comments for yourself and leave one for me. R, I don’t know who you are, but I do know that that was a very nice thing to say. So I will try to make sure that you never unsubscribe and we will continue to make Seeing Greene episodes and hopefully make you a lot of money.
The next comes from Pewmeister, whose name alone has already got me chuckling a little bit. “Awesome episode as usual, David. Also, I ordered your book. I’m currently in law enforcement. I’ve gotten into investing. I’ve developed such a passion for real estate. I’m starting the courses to get my realtor license this week. Thanks for all the value that you have brought to the BiggerPockets community.” There’s something about people getting out of law enforcement and into real estate right now. I’m definitely seeing a trend. I might have been the first person to take the Oregon Trail and now everyone’s following me. I’m not sure what it is about these two professions that end up going hand in hand. My buddy Daniel Delrill told me there was some movie and I think Harrison Ford played a homicide detective that was also a realtor on the side. So he’d be on his phone putting deals together when he was at the crime scene. And there was definitely more than one moment where I was doing something very, very similar. And so if anyone knows the name of that movie, please go into the comments on YouTube and post it so that we can get a feel for what it is about Harrison Ford’s character that is drawing so many BiggerPockets members into taking a similar path.
The negative comment comes from Uli Mooli. We are on a role with the names today. “This was great. Any idea for you for new content would be to review other people’s advice to see what you agree and would improve.” Ooh, Uli Mooli. I got to say I like this. You start having me review other people’s advice and I get to critique it and maybe disagree with it and maybe offer a alternative opinion and you might start seeing a little bit of beef popping up in the real estate community. I’m okay with that. I think that’d be fun if we brought some people in and we had me give commentary and what I thought about their advice. I made reaction videos to people. Like Patrick Bet-David is a guy I respect a lot, but he made a video on how you can’t really trust your realtor because usually your realtor is working with the other realtor more than they’re working for you.
And I made a reaction video that described that happens less than 1% of the time that we even know the realtor that we’re dealing with on the other side. That happens at the ultra high end luxury community where a handful of realtors will sell 20 million houses and they all know each other. But to the general person, the realtor you’re working with probably sells three houses a year and they’re working with someone that sells six houses a year. They never cross paths. But I like it. That’s what I’m getting at. I like this idea. So if you would like, Uli Mooli, you can help us by going to biggerPockets.com/david, giving advice that you’ve received about a question you have and asking me what I think about it. Maybe we can start the trend there.
And our last comment comes from Gerald Smith. “I wish I knew of you years ago. I’m 75. Great advice.” Well dang. Thank you Gerald. I really appreciate that. It’s not every day that you hear a 75 year old tell you that you’re giving good advice so I will take that to heart and you made my day. Thank you for that. We love it and we appreciate your engagement so please keep it up. Like, comment and subscribe on YouTube. And also if you’re listening on your podcast app, whichever one it is, take some time to give us a rating and an honest review. We want to get better and stay relevant, so drop us a line. All right, let’s get to another video question.

Hieu Bui:
Hey David, this is Hieu Bui. I’m from Augusta, Georgia and I just want to say I really enjoy your format here. I’m always looking forward to a Seeing Greene episode. So kudos on that. Very good job. So about me, I am a full-time real estate investor now and I currently own about 20 to 30 doors here in Georgia. And because I’m a full-time real estate investor, I don’t have a high taxable income on paper due to write off and depreciation. So for all of my residential properties, one to four unit, I always used a DSCR lender to finance all of my properties. So that’s my wheelhouse. But recently I purchased a seven unit apartment and I know that my lender will not refinance it. I bought it with private money lender. But the DSCR lender would not refinance it because it is not residential. It would be commercial since it’s more than five units.
So my question for you is how do I go about refinance this property with a commercial loan or some other option when I don’t have a high taxable income? What would my option be in that case? And this property would cash flow really nice because, just some rough numbers, the total income will be 5,500 bucks per month and we currently only owe about $400,000 on it for the private money lender and we also bought it at a very good discount. I think we’re going to be at about 65 to 70% ARV after we fix it up. So the worst can happen, we can always sell it if we cannot refinance it. But I’m curious to see what is your experience with refinance a multi-family, which you don’t have any taxable income. So I appreciate it. Thank you. Have a good day.

David:
Well first off Hieu, I’m sorry to hear you got stuck there. If you were using my team, we would’ve told you not to buy a commercial property to try to use a residential DSCR loan. Maybe next time you can talk with your lender before you close on the property. Even if you’re going to refinance it, I’d give that advice to everyone. Don’t buy the property or do the thing and then run to the professional and say, “Help. I screwed up. What do I do?” Go to them before you close. When you’ve got a contractor who’s going to do the work, run it by the agent and say, “What would the ARV be when we’re finished with this?” Or when the property’s in escrow, ask the person, you’re going to refinance it, “What would you need to know about me?” That’s what I do. I don’t ever walk into it and just hope that the person at the end of the day is going to be able to bail me out.
I want to tell them about what I’m doing. And oftentimes they’ll say, “Well it’s not going to work this way but it would work that way,” and I have time to make the adjustment while it’s an escrow. So that’s a little quick tip for everyone out there. Now, there is some good news here. What I hear you saying is you bought a commercial property that cash flows very strong by commercial terms, that has a very solid loan to value ratio. I don’t see why you can’t just get a commercial loan on this commercial property. I might be missing something because you’re saying that your DTI isn’t that solid, your debt’s income ratio, but it usually doesn’t need to be on a commercial loan. They’re probably not even going to look at that. Much like we don’t look at them on DSCR loans. So I’m just not sure why you wouldn’t be able to refinance this into a commercial loan and maybe even pull out more of the equity than you put in like a commercial BRRRR. Those work too.
I’m racking my brain trying to think about why you wouldn’t be able to do that because I’m wondering … Maybe you just didn’t think about it because you don’t get the 30 year fixed rate. That could be the case. You’re probably going to be looking at a 5/1 ARM, a 7/1 ARM, maybe a 10/1 ARM. That’s just how commercial properties work. Double side note, this is why DSCR loans are so amazing and why we do so many of them. Because you don’t get the adjustable terms with the commercial underwriting. You get the residential 30 year fixed rate terms with the commercial underwriting. So it’s really the best of both worlds and this is why I’m buying so many properties right now specifically with this product because I don’t know how long it’s going to last. At a certain point, lenders will pull this off the market.
The only thing I can think about is you don’t like that adjustable rate. But if you’re going to sell the house now, why not refinance it into an adjustable rate mortgage with a fixed rate for five, seven or 10 years and sell it at the end of that period of time. Unless you think that prices are going to go down over the next 10 years. That’s kind of hard for me to see a scenario like that happening with the inflation rate that we have right now. Man, this would be a great one for us to have you back on with a coaching call so I could dive deeper. But yeah, I would just say find a commercial lender and refinance it that way. You could reach out to us. We’re happy to do it for you. Or you could talk to loan officer that you have already and see if he has a connection with a commercial lender. Just finance it that way and move on to the next property. Thanks Hieu.
All right, our next question comes from John Nunguster. John is from Thousand Oaks and has a rental property here in California. Thousand Oaks is in Southern California if you guys didn’t know that. Has one home and is looking to BRRRR in East Texas. There’s so many Californians that are all looking to invest out of state. It’s almost ironic that I wrote a book called Long Distance Real Estate Investing as a Californian who at one point had to do the same thing. “David, I feel like we are kindred spirits. I’m currently employed as a deputy sheriff. I’m also a blue belt in jujitsu.”
All right, let me just stop you right there, John. I’m a … Not only am a white belt man, I’m a clear belt. I haven’t gone to class in over three months. I’ve been traveling, buying properties and super busy with a 1031. So let me not give this fake impression that I’m a jujitsu master. But thank you because I am interested in it. I just haven’t put enough time into it to say I’m good yet. “I’m currently trying to build a portfolio to replace my current W2 income and I’m really feeling a calling towards building a team of law enforcement officers as private money lenders to buy real estate and become financially free. Do you have any tips on this?” Okay, I’m going to answer the first part of your question then get to the second. You need to look up Brian Burke. Brian Burke was a staple on the BiggerPockets platform when I first started getting into it almost 10 years ago now, and he was a law enforcement officer, I believe in the Santa Rosa area. I don’t remember which police department. It doesn’t really matter.
But he left to become a full-time syndicator. I believe he runs Praxis Capital and he’s a very good investor and more importantly a good guy. Brian’s a person I look up to as a mentor. He’s someone that I go to and say, “Hey, tell me what you think about this,” or, “What do you think I should do different?” I really, really respect Brian and I’ve never heard a bad thing said about him by anybody on the platform. So if you guys are hearing Brian’s name for the first time, give him a call and say that David Greene said he’s an awesome dude and you want to follow him and also search for blogs he’s written or any books that he’s written on the BP platform. He’s a great template of how you can do it.
All right, getting to the rest of your question. “Maybe you get this all the time, but I feel like you would be an amazing guy to grab a beer with and rack your brain for an hour or so.” All right, I do get that all the time. Let me just address this right now. For one, I don’t drink. I never have. It’s not like I’m an alcoholic or I have a conviction against it. I just don’t think it’s a very good idea and I have enough vices in my life like food for one, which is a struggle for many of us all the time. But I don’t need to add more vices by getting into drinking. So for all the people that have offered me a drink or said to go grab a beer, just know I was not rejecting you. I was just rejecting that offer because I don’t drink. And thank you for that. As far as racking my brain, this is the best place to do it. That’s why we do these Seeing Greene episodes so that everybody can rack my brain all at one time.
And this now begs the question, what the heck does rack someone’s brain mean? You hear this a lot. It doesn’t make any logical sense. Does anyone know where this phrase rack your brain comes from? Now I’m worried more about that than I am the question. Let’s get back on the topic here. “I have been an avid follower of BiggerPockets for several months now and even read your book on out-of-state investing.” How funny, I mentioned that earlier. “I’m currently reading Brandon’s book on creative financing and I’d like to know if you have any tips for me. And my question is, do you ever meet with the people one-on-one to chat about real estate and mentor a newbie?” Great question here. This is actually something I get asked all the time, probably several times a day. Maybe more. I’ll get a DM or an email or someone saying, “Hey, will you be my mentor?”
So let’s take a minute to break this apart. First off, BiggerPockets itself functions as the best mentor you could ever have. I’m sure you already know that because you know a lot about me. You know that I like jujitsu, you know that I’m a former law enforcement. So clearly you’re already listening to BiggerPockets and anyone hearing this advice, you’re in the same boat. Otherwise you’re going to be hearing it. Just keep in mind that BiggerPockets was formed to be that mentor you never had. To give you a place to go ask questions like the forums. We write books so that you could go read them so that you wouldn’t have to talk to another human being because all their information is put into their book. This podcast was meant to feel like you’re part of a conversation between a real estate investor and another real estate investor, and you get to be the fly on the wall and listen to what they say.
Seeing Greene particularly is something where you can come in to ask questions just like this. So this is already a form of mentorship. Now, there’s another form of mentorship that goes deeper that’s really more like an apprenticeship. An apprenticeship is a situation where someone experienced and knowledgeable in a skill passes down their knowledge and their skills to someone else to develop that person so that they can then go make money. Now, in my opinion, an apprenticeship is the best way under God’s green earth, no pun intended for Seeing Greene, to learn anything. That’s what jujitsu is. You get this instructor who knows a lot that walks you through the techniques and tells you to move your foot here, move your hips this way, grab here instead of there, grab with this part of your hand and not that. There’s all these details that they have learned over years and years and years of doing it. That’s how martial arts are passed down.
It’s done through the apprenticeship model. Now, the apprenticeship model made sense when the person teaching the apprentice was going to get something out of it because the apprentice was then going to work for them. Now, you may have already understood this, John, but I think a lot of people don’t, and that’s why I’m getting into this at a deeper level. In today’s world, you’re not going to learn the martial art from the black belt so that you can then go teach in the school. Most people are not interested in working for the person that they’re teaching. So instead of compensating them with their labor in the future, they compensate them with money right now. This is why I pay 150 bucks a month to belong to the jujitsu gym. This is why people may pay for courses where someone’s going to teach them, hey, here is how you do what I do in the real estate space.
Now, BiggerPockets is this amazing paradise of awesomeness because very few things here cost money. This is why we do it. We’re giving free information because we have such a big reach that the company can still afford to keep the lights on just by the sheer volume of people that are there, the ads that they sell, stuff like that. But if you’re approaching someone and wanting to be a mentor that you don’t know, it’s very rare that someone’s going to say, “Yeah, I was hoping that I could take some time away from managing all the stuff I already have going on to teach a different person that I don’t know.” And so the odds of you getting a mentor from that approach probably aren’t that great. What I would recommend, what I do, what the successful people I know do is they are more clever than that.
So for instance, I’m going to be in Scottsdale hosting retreats where I’m teaching the people how to invest in real estate. That’s a great way to get to know me better. If you go to BP Con and you see me sitting down somewhere and you come sit down and hang out in the conversation, that’s a great way to get to know me better. If you have a friend of a friend and you end up … There’s a couple guys that literally joined my jujitsu gym just because they were like, “If I’m rolling with the guy, I have to be able to ask him questions.” That literally happens is they will come to me and try to talk about real estate in class. Now, I’m not saying I want a bunch of stalkers. That actually can become problematic. I’m giving you examples of how you can use your creative abilities to build a relationship with someone rather than just emailing them and saying, “Will you be my mentor?” And probably not getting a response.
Another way that I’ve seen that people can do really well is they will go make friends with the people that are in my company that I rely on. All right. So guys like Kyle Renke who’s my chief operating officer or Christian Bachelder who runs the One Brokerage with me. Krista Keller, my assistant. These people contact me every day and play a very big role in my life. If you make yourself valuable to them and one of them is like, “Dude, this person’s been super helpful. They sent us this thing, they gave us this connection, they provided us with this resource that I wouldn’t have been able to get this thing done without them.” You make my friends like you, you’re going to make me like you. So if you really, really want a mentor, you need to think about how you can get in their world.
When we interviewed Alex Hormozi, he said he spent … I don’t remember what it was. It was more than $100,000 to talk to Grant Cardone on the phone for an hour. And he did that several times. Now, he didn’t just get the information that Grant Cardone gave him. Alex got a relationship with Grant Cardone that turned into a friendship. I’ve seen people do this with other people like Ed Mylet where they will pay a lot of money to get coaching from that person, but in the process of coaching, they develop a relationship which turns into the mentorship that isn’t the apprenticeship model. So just this word mentor is … It’s used very ambiguously and I’m trying to become more specific. You’ve got an apprenticeship and then you’ve got a relationship and each of them have different paths to get there.
So if that’s what you’re looking for from me or from someone else that’s in this space, you’re going to have to think how do you set yourself apart from other people? I appreciate the offer to get me a beer, but that beer would cost me so much money if I had to take time away from the other stuff that’s going on, it wouldn’t make a ton of sense. Now you show up at BP Con, you donate money to a charity that I really like, you become friends with someone that I know, you end up at an event that I’m at and something comes up. Now you’re in a position where you can start to develop that relationship that I know so many people here are looking for. This is how I got ahead is I joined GoBundance and I met a lot of the people you guys have heard on the podcast.
I met David Osborne and Tim Rhode and Pat Hiban. I met Andrew Cushman, I met Hal Elrod who wrote The Miracle Morning and wrote the endorsement for Long Distance Real Estate Investing, which we mentioned here. And a whole lot more people that I haven’t mentioned. But I didn’t go up to them and say, can you teach me everything? I joined the group they were in, I sat next to them, I went and rode snowmobiles with them and went wakeboarding with them and jet skiing with them and listened to their problems and tried to help them through it and we developed a relationship through that bonding process. So hope that that helps. I see that you’re in Thousand Oaks, so I have a team in Southern California. If you would reach out to them, that would be a great way to get the ball rolling with getting deeper into my world. Thanks for the question.
All right, for those of you who have also been dying to know, our producer for the show, Eric, has done the heavy lifting and has found the meaning to rack your brain, which I am now going to share with you. The meaning is to think very hard to find an answer. If you rack your brain, you strain mentally to recall or to understand something. The rack was a medieval torture device where the victim was tied to the rack by his arms and legs, which were then practically torn from their bodies. It’s not surprising therefore, that rack soon became a verb meaning to cause pain. The word was used whenever something or someone was under particular stress and a huge variety of things were said to be racked. The first recorded use of this being specifically applied to brains is in William Beveridge’s sermon circa 1680. They rack their brains, they hazard their lives for it. Where else are you going to get this much real estate information, this much direct advice on finding a mentor and this much historical knowledge on the meaning of phrases like rack your brain than BiggerPockets? That alone should get us a like and a subscribe from you on YouTube and your favorite podcast app.
All right, our next question comes from Nathan Nye. Like Bill Nye the Science Guy. “Hi, this is Nathan from Michigan. Not an investor yet, but hoping to change that soon after listening to the podcast for around six months. Can’t say enough how much I appreciate BP. Truly life changing. Anyways, very curious how you all at BiggerPockets navigate the topic of validation. Many people, including myself at times, thrive on someone else telling them good job. But whenever I find myself locked in this mindset, the tie to someone else’s opinion feels unhealthy and almost takes control of my process. That said, I find it hard to tell myself you did it even with tasks or projects in my daily work. How do you tell yourself I’m doing very well, I’m proud of this, even if others are leagues ahead? How does this one conversation play out when millions are watching like on the podcast or even when you just know you know about an event happening? Would love to hear how you think about this topic. Thank you, Nathan.”
Wow. We are going deep here. This is a great question and I’m not even quite sure how I’m going to answer this. I should start off by saying you’re not the only person that feels this and I appreciate you having the courage to say it. Most of our listeners, me included, will struggle with wanting validation. In fact, I was just thinking about this the other day because there’s a trait in people that will irritate me and it’s usually some form of pride.
When people think that they’re better than other people, when they act like they’re better than me … In general, when anyone acts prideful it gets under my skin and almost every prideful person is insecure. So what I was thinking is when I see pride, what I typically want to do is try to humble that person. But the process of trying to humble somebody usually will hit on their insecurity and make their pain even worse. And this is the problem with insecurity, which shows up in pride, but it also shows up in the need for validation. Now, we’re all created and designed to need this. When we’re little kids, we need our parents to say good job. It’s like a wiring that we have inside us. At least this is how I look at it. That is made by either intelligent design or evolutionary biology, however, you tend to look at it, to keep you alive.
If your parent doesn’t tell you good job, you don’t know what to do and you won’t do the right things and then you’ll end up dying. In the same way that when your parent says you have to look both ways before you cross the street and if you don’t do it, they yell at you or they spank you. They’re telling you you did not do a good job. And because that is painful to lose their approval, you’re more likely to remember to look both ways before you cross the street and not be dead. The same thing if you eat your vegetables and they tell you very good job. They are training you to do a healthy thing that is hard and against your willpower. Sorry, against your nature, I should say. Against your will, not your willpower. That will serve you well in life so that they can keep you alive.
So this need for validation is tied to your desire to stay alive, and that’s why it’s so powerful. You can’t just get away, get around it. The key is you’ve got to put yourself around the right people so that they’re giving you the right feedback and not leading you down the wrong path, as well as to put yourself in a position where you’re not completely dependent on it because now we’re not little kids and so now this can become a pain. Sometimes when someone tells me good job for something, I’ll spend more time doing it when it’s not in alignment with my goals. Other time I will be making progress with my goals, but I’m not hearing good job. So this is difficult. Here’s a few things I can tell you right off the bat that will help you. Get yourself around other people that are committed to their goals, and it doesn’t have to be real estate.
Get yourself around other people that are committed to staying in the gym. Get yourself around other people that are committed to eating healthier foods. Get yourself around other people that are committed to having better marriages or being better parents or managing their wealth better. The first thing that you can do is when you start telling other people good job for what you did, it will silence the need you have inside yourself to hear it. I don’t know why it works like this, but it’s almost the equivalent of if you’re really hungry but you give someone else food, your hunger can go away and that will help. The other thing is they’re more likely to feed you if they’re being fed. This is just a philosophy I have in life. Don’t go around trying to find someone to be your friend. Go around looking for someone to be a friend to.
Don’t go around saying, “Why won’t anyone love me? Where do I find someone to love me? How do I make someone love me?” Go around and say, “How can I find someone to love? How do I meet other people’s needs?” Because the people that meet everyone else’s needs, the people that are a friend to others, the people that love others by the law of reciprocity will have that turn back to them. To me, that’s what faith is. It’s knowing if you do the right thing that your needs will be met rather than manipulating a situation to try to get your needs met by doing the wrong thing. It’s trusting that if you do the right thing, that things are going to work out for you and then having eyes to see where it did. So when it comes to being locked in this mindset that you talk about, the tie to someone else’s opinion that feels unhealthy and almost takes control of my process, one really helpful way you can get yourself out of that is to go look at what other people are needing, what other people are craving.
How many talented people do you know that are working a job they hate because they don’t have the confidence to get out of it? How many really awesome people do you know that are stuck in an unhealthy relationship that won’t leave it because there’s not anyone telling them that they can do better? How many people do you know that are not happy with their weight, but they’re just too insecure or shy to go running that you can say, “Hey, why don’t I start walking with you every morning? Then let’s start running together. Then let’s go to the gym together.” How many people do you know that are suffering from the same thing that you are suffering from right now, Nathan, that you can be that person to that you’re looking for for someone to be to you? Now, I don’t know exactly how that’s going to work out for you. I just know that it will.
If you focus on putting other people’s needs first and validating them in the way that they need, people will turn around and do it back to you and the universe or God or whatever you believe, intends to smile on that and push blessings your way. I know this was not the tactical advice that you were probably looking for, but I really hope that you would start taking some actions out of faith here and then either DM or email me and let me know if you’ve seen a positive impact from this advice. All right, we have time for one more question.

Seth:
Hey, David. Seth Stevens with Silverback Investments in Cape Girardeau, Missouri. We own a 12 unit apartment building for about a year at this point. It’s third party managed. We’ve been able to raise rents, but overall, the building doesn’t really seem to be doing a lot better than when we first purchased it. So my questions are how long should you give a property manager to turn a property around and what are some determining factors in deciding to switch property management companies? Thanks for taking questions.

David:
Steven, love it. This is a great question. All right, let’s dive into this. First question. I don’t think the right way to approach it is how much time should I give them to turn it around? I like to take almost every problem I have like what you have and turn it into the flow chart. Is it yes or no, if this, then that, right? So the first question I would ask at the very top is, is this something that can be turned around? If the answer is no, switching property management companies isn’t going to help you. If the answer is yes, now you ask the question, how long should I give them to turn it around as well as what progress am I seeing that they’re making? And then when it comes to the progress, now I’d ask the question of like, well, why are they not making progress? I’d work my way down that flow chart.
If it’s a 12 unit property and it’s not in a great area, it might not be the property manager’s fault. Okay. Now just think about your Phil Jackson. You’re the best coach that the NBA has ever seen. I don’t know who the best coach is. That’s debatable. Let’s just say you’re a very good coach and you’re given the worst players in the league to play with. All of your knowledge, all of your skills with people, all of your handling of personalities, all of your brilliant play calling is worthless if the guy on the floor can’t dribble the ball without turning it over or your players can’t shoot and they can’t score. What I’ve found is that the people that perform at the highest levels have to be surrounded by talent. It does not matter how good you are at anything if you’re not surrounded by talent.
Now, your property manager in this case, let’s call the talent, that might be your actual asset. How nice the units look, what kind of area it’s in. Are there other people that are moving into the area? Companies that are driving up wages and making so people can pay higher rents? Or is there a ton of competition and no one really wants to live in this apartment complex? It might not be the coach’s fault the team isn’t winning. Now, if you’re doing everything right and it’s an amazing unit and everybody wants to live there and you’re getting tons of applications and they’re just mismanaging it, yeah, you need to get another company and need to do it right now. There’s no more time to give them to turn it around. My guess is you’re probably not thinking about if you were in their situation, could you do anything different?
So before you assume it’s the property management company, always start with yourself. What kind of an asset did we give him? What could we be expecting him to do? There’s certain problems that I think anyone just with pure effort and having a good intention can fix. For instance, if they’re having plumbers come out to fix trivial issues and charging you $1,000 when they could be calling a handyman to pay 100, they’re being lazy. Get rid of them. If it’s the expenses are just completely out of control, that’s usually something that the property management has some control over. They’re being lazy. Get rid of them. If everyone that’s applying to live there is willing to pay 895 and you want to bump the rents up to 1200 and no one’s willing to pay it, there’s not much you can do. If tenants are constantly breaking their leases and it’s not just one or two, it’s all the time, well, that may be that they’re choosing the wrong tenants, but it also may be they don’t have much tenants to choose from.
Most of the time, if they have a lot of high qualified tenants, they’re going to pick the ones that are less likely to break the lease. So you’d have to ask some questions. I’d be asking when we have a vacancy, how many people apply for it? I would be saying, how much competition do we have from other units in the area and they should know that. If they don’t even know what their competition is, that’s not a good sign. You might want to move on from them. And then the last piece of advice I’d give you is before you go find another company … Because I feel like you’re moving that direction anyways. You’re just looking for some reason not to at this point. Is ask the company what they would do different than what you’re getting right now.
Okay. So let’s say that you had a house for sale and it wasn’t selling. You had a listing that was the very same scenario you’ve got. You’ve got an apartment complex, it’s not renting for enough. If you came to me as your real estate agent and said, “David, my house isn’t selling. What would you do to sell it?” I would tell you. I would be straightforward. And there’s a very good chance that it wouldn’t be the house’s fault, it’d be your fault. A lot of people list their house too high. They save on not wanting to spend for marketing. They let the house smell bad. They don’t want to have to move their stuff out of it so they’ve got outdated furniture or they’ve got moving boxes, they’ve got stuff that stops the house from showing well, they’re not wanting to actually keep the grass cut or keep it in good condition.
And if you came to me and said, “David, why is my house not selling and what would you do different?” I’d tell you what you don’t want to hear. I’d give you the truth. And I would also say, “I’m not going to drop my commission to make this work for you. You’re going to have to put the work into getting your house sold because my job is to get it sold and this is what it’s going to take.” I want a property management company that would say the same thing to me. “Okay, here’s the problem. You haven’t spent the money on the units that you need to. You’re not marketing it in the right places. The units are not in very good shape. The lighting is really poor and the tenants are going to feel scared coming here at night.” They should have objective information readily available to tell you of what they would do different. If they go, “Well, I don’t know. Let’s just get in here and see what we got. We’ll figure it out.” That’s not the person to hire.
You want them to have a plan going in where they can write out to you specifically, this is what we need to do different. These are the 10 steps we’re going to take if you hire us. If they didn’t have a plan in place, I wouldn’t switch to that company. Thank you for the question there though. I’m really sorry this is what you’re going through. I love it as you struggle with this, once you figure out what it was you needed to change, if you would go in the forums, quote the number to this show and tell people, hey, this was my problem and here’s what I figured out how to solve it.
All right, Thank you again everyone for taking the time to send us questions. This is a wrap to this episode of the Seeing Greene Podcast. As always, if you like these shows, please go to YouTube and leave us a comment letting us know what you like about it, why you like it, and what you want to see more of as well as leave us a review to let us know that you love the show. If you’d like to submit a question, please go to biggerpockets.com/david where you can do so there. And lastly, if you’ve got some more time, please consider checking out another BiggerPockets podcast. We’ve got more Seeing Greene, we’ve got more traditional real estate podcasts. We’ve got a whole library of information on BiggerPockets YouTube channel. We’ve got the State of the Market Podcast, The Rookie Podcast, The Money Show, the Business Show, the Investor Podcast, and probably more that I’m not remembering because there’s so many out there. So check out all of the BiggerPockets podcasts and find the one that resonates with you the most. Thank you very much for your attention and the time that we spent together. I will catch you on another.

 

 

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Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.



2022-10-02 06:02:32

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