Realty411 Featuirng Terica Kindred

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TERICA KINDREDFounder & CEO of

From Local to Global Learn to Invest Outside Your

Backyard to Accelerate Cashfl ow

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The FUTURE of The Real Estate

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Realty411guide/reWealthmag is published in Santa Barbara County by Manifest Media Partners © Copyright 2007-2011. All Rights Reserved. Reproduction without permission is strictly prohibited. The opinions expressed by writers and columnists are not endorsed by the publishers. DISCLOSURE: Publishers are not responsible for performing due diligence on the opportunities offered by advertisers. Before investing in real estate, seek the advisement of a trusted fi nancial adviser, attorney or tax consultant. Real estate investing is risky and could result in loss of capital.

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contents 6 Ready to Buy Differently with HomeUnion? 9 Spring Has Sprung, but Has the Market?10 Realty Auctions with RealBay.com14 From Local to Global: An Investor’s Journey17 Retire in Style with Property Partners 118 Find Real Deals in Just Four Simple Steps19 Kaaren explains How to Control Your Retirement20 Lease-Option Deals with Black Belt Investors22 Learn About the Rental Property Analyzer23 Bill Gatten Shares His Wisdom 24 Note Buying Made Easy with Asset Ventures26 Buy, Hold & Rent in Cleveland with Sean Whalen28 Investing in Dallas with Tom Wilson30 Is It Honest to Use a Land Trust?31 WhiteRock Capital Creates Wealth in CA & AZ32 Premier Equity Group Offers Twice the Cashfl ow33 Is Flipping Property Good for Your Wealth?34 Market Spotlight: Discover San Antonio, TX36 Is the Phoenix Market Starting a Recovery?37 Sam Sadat Dishes Words of Wisdom38 Going Global to Meet Investor Demand41 Diversify Your Portfolio with Stocks44 How Hard is Your Money Working?

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Question: What makes HomeUnion dif-ferent in the cashfl ow real estate invest-ment market?Answer: HomeUnion is a platform to re-duce the risk of remote out of state real es-tate investments. We study markets, iden-tify cashfl ow zones and quality providers in that area.

The turn-key providers are put through a stringent certifi cation process with six-sigma approach before their properties are made available to our investors. Our goal is to establish single family real estate as a legitimate alternate investment class.

Q: Do you have specifi c markets you pre-fer over others? And, how do you know where to invest?A: We have a proprietary analysis process for every market. At a macro level we look at employment rates, employer diversity, population growth, and a number of other city and economy factors. At a micro level we look at neighborhoods and properties within an “investment zone”. These prop-erties are typically to the left of the mean prices in the bell curve but not at the tail. It is an optimum balance between high rent to price ratios and risk. We have six markets nationally that are on our platform

Q: Does your company manage the prop-erty for clients?A: Our providers manage the properties, we provide oversight and continued diligence

on provider performance. We also provide consolidated portfolio reporting for clients that have bought properties in multiple lo-cations. Clients will also receive ongoing important economic information on the zones where they have invested.

Q: Have you been investing in real estate for a while?A: The founders have been involved in many facets of the real estate market for over a decade. Founders come with an ex-tensive background in mortgage, real es-tate, investment banking, process manage-ment, and technology. Our unique value proposition lies in the quality of due dili-gence that we perform in the selected in-vestment zones and the turnkey providers in our investment property market place. We are able to share some of the best prac-tices across multiple investment zones and improve overall quality.

Q: Tell us a bit about the people behind HomeUnion Services?A: The founders are engineers, MBAs — serial entrepreneurs with a track record of building and scaling successful companies. This is their third company in the real es-tate space. The goal is to bring profession-alism, trust, and transparency to the single-family real estate investment space. Our primary investor is Soma Enterprises, an $800 million global infrastructure develop-ment company.

Q: What are some challenges to providing investors with great cashfl ow properties?A: The challenges lie in selecting the right partners in the markets that we like. We place a high bar on the prop-erty providers. They need to have a critical size, i.e manage several hun-dred properties, credible property management metrics, good fi nancial

strength and impeccable investor ref-erences. The market is full of real estate gurus that peddle great properties and then disappear into the sunset. The investor is left holding the bag with a less than ade-quate local manager.

Q: What type of fi nancing is available for your deals?A: There are preferred Fannie Mae lenders in every market. In addition there are sev-eral non-recourse lenders that will lend to IRAs or international investors.

Q: What is the fi rst step to get started?Investors can register online at www.home unionservices.com or call (866) 732-3220. We have customer service professionals who work with investors to help them build the right real estate portfolio.

Q: Do you have any advice for new in-vestors starting out?In the market investors can either be day traders and stock pickers or invest with a well-rated mutual fund or money manager. For most people it makes more sense to take the latter strategy. In the real estate in-vestment business this means working with a trusted company that has done the due diligence for them so they can reduce the

Q: What are some challenges to providing investors with great cashfl ow properties?A: The challenges lie in selecting the right partners in the markets that we like. We place a high bar on the prop-erty providers. They need to have a critical size, i.e manage several hun-dred properties, credible property

Question: What makes HomeUnion dif-ferent in the cashfl ow real estate invest-ment market?

on provider performance. We also provide consolidated portfolio reporting for clients that have bought properties in multiple lo-

Remote Investing with HomeUnion


HomeUnion Services is a unique investment platform pro-viding high income single-family cash fl ow homes na-tionally for real estate investors. The company brings

together a network of property providers who have an excellent track record and are certifi ed through an extensive due diligence process. HomeUnion Services offer tenanted properties and they stay on as property managers after the purchase. This ensures a single point of accountability and signifi cantly reduces risk for out of state investors. In addition, rent and maintenance guar-antees are available on homes in some markets. HomeUnion pro-vides post-purchase market intelligence, portfolio analysis, and management oversight for investors. Single family real estate is rapidly evolving as a le-gitimate asset class, yet it still does not enjoy the abundance of decision support data that surrounds other asset classes. Their goal is to bring legitimate analysis and transparency to the investment process. We recently interviewed Ravi Renduchintala, a partner with HomeUnion Services, to learn more about their due diligence process.

Continued on pg. 45

Ravi RenduchintalaPartner, HomeUnion Services

Now thereÕs a way to remotely invest in single-family cash ßow homes for high income positive cash ßow. HomeUnionÕs unique Investment Marketplace provides

transparent visual access to the best national cash ßow Real Estate Investment Opportunities.

HomeUnion platform brings together a supply chain of CertiÞed Property Providers. The Property Providers sell fully tenanted properties to investors and

stay on as Property Managers. Several homes come with rent guarantees and maintenance warranties. HomeUnion provides post-purchase market intelligence,

portfolio analysis, and management oversight to the investor.

Try HomeUnionÕs unique Investment Platform and discover a whole new way to unleash Fully Managed High Income Cash Flow Real Estate Investments.

CashFlow Zones CHICAGO, ILMEMPHIS, TN

ATLANTA, GA

BIRMINGHAM, AL

KANSAS CITY, MO

PITTSBURGH, PA

More to Come

More to Come

HomeUnion Services (CA DRE Lic# 01526904) operates investment property market places for traditional and IRA based property investing. The company is not a Financial Services, Legal or Tax Advisor Company. For any such services please seek help from appropriate professionals.

More to Come

email [email protected]

Call (866)732-3220

TAKING THE RISK OUT OFREMOTE INVESTING

Visit www.HomeUnionServices.com

HomeUnion Services 2 Park Plaza, Ste 770 Irvine CA 92614

Remote Investing with HomeUnion

Spring has Sprung

One of the repeated questions I have been asked is, “Is it time

to buy real estate and if so, where?”

In Silicon Valley there is a lot of talk about how the economy is recovering, rents are up, unemployment is down and everyone is ex-cited about the fi nancial uptick expected with the F a c e b o o k I P O . Northern Califor-nia real estate inves-tors that have been sitting on the sideline are wondering, is this the right time to buy? My answer is a resounding YES! And that has been my same an-swer even through the darkest of times.

For most passive investors, real estate investing should not be a onetime event timed perfectly like a game show contestant trying to leap onto a moving object or face landing in the muck. We saw what hap-pened when families bet their fi nancial future on apprecia-tion and many are still living with the wounds today.

Instead, investing in real estate ought to be a long term plan of buying cash-fl ow prop-erties in several markets over a several year period. This simple risk mitigation tech-nique may not bring you the highest returns, but will allow you to sleep at night knowing you have cost averaged your purchases. It’s taking investing step-by-step instead of making one giant leap.

The point I want to make clear is that American real es-tate has been on clearance over

the past four years and if you haven’t been buying when it was on sale, don’t wait too much longer because the prices will be going up. The rule of buy low and sell high still ex-

ists. And the unfortunate truth is that the only way you

know you are at the bottom is when you have past the bottom and

you are looking back.

Now to the second part of

the most commonly asked question, “Where should I buy?” That depends! Really, what you need to do is plan your exit before entering the real es-tate market. You need to know how long you plan to hold the properties. Are you buying for cash fl ow and wealth building? Or do you need to be more ac-tive in real estate right now to replace your daytime job?

I typically tell people that they should invest in two-to-three growing metropolitan areas that are geographically diverse from each other. For example, don’t buy in three California cities, but rather if you can fi nd cash fl ow in California, pick one city in California and also purchase someplace different like At-lanta. Having your investments in different major metropolitan markets will reduce the risk of your losses due to local eco-nomic failures. When I look into a new investment market, I analyze and look for seven key success factors: 1. Strong De-mographic Growth, 2. Strong and Diverse Economy Sectors,

but has the real estate market?by Lori Greymont


Continued on pg. 42

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Real estate professionals fl ood to RealBay.com for its Spring 2012 launch, and the silent buzz begins.

RealBay.com is a unique real estate online marketplace, which has arrived to serve as a revolutionary platform in which its members can not only market their real estate listings, but also market themselves as real estate professionals and real estate service providers.

The company just signed industry gi-ant Trulia as a marketing sponsor. Trulia will help drive traffi c to RealBay.com by promoting their launch to their millions of members.

“We anticipate about 40,000 members within the fi rst few months of our launch based on all of our strategic partnerships,” says Stephan Piscano, RealBay.com CEO and co-founder.

We recently sat down with Piscano to get an inside look at how RealBay.com came to be and what void it will fi ll in the current marketplace.

Upon review, www.RealBay.com will serve as an online marketplace in which its members both “RE Pros” and “Everyday Joes” can list their properties on the site for sale in the form of live bidding auc-tions or listing-style property offerings. There are currently a few competitors out there offering RE auction services online but none of them that we have found offer the ability to connect in a social network setting while doing so.

“One of the goals we had here was to try to really bring the entire experience of buying a home online, not only with the research process as you can do on Real tor.com and others, but to actually allow you to make a buying decision and buying ac-tion, all from the comfort of your home, and do it all for free,” Piscano explains.

“I feel like everything that I have done throughout my life and in real estate was to bring me to a point in which we could

create this,” he adds.Piscano manages an investment fund

based in Napa Valley, Calif., he fi rst got interested in online real estate in the sum-mer of 2008 when he began seeing aston-ishingly cheap properties in Detroit, MI, selling on eBay of all places for as little as $2,500 or less.

This was at the height of the market crash and Piscano was greatly intrigued.

“I nearly purchased several of those cheap homes I saw on eBay, but I said to myself, if they are selling them online that cheap they must be buying them some-where else even cheaper”.

Piscano, from the other side of the coun-try, began cold calling asset managers and listing agents in Detroit on nearly a daily

basis trying to round up inventory to pur-chase and then liquidate instantly online. He purchased his fi rst home for $600 (a duplex) and sold it less than a week later on eBay for $6,900, and after that, he was off to the races.

These experiences were condensed into a short two-year period that yielded consis-tent results of success and profi ts.

From 2008 to January 2011, Piscano es-timates he engaged in more than 250 online real estate transactions, most of which be-ing through eBay. Throughout this process Piscano realized the many gapping holes that were in eBay’s system, as it related to real estate. On Ebay they had ramped fraudulent bidding activity. Bidders would bid properties up, win the auction and then

RealBay.com Set to Launch this Spring!

Article by Bonnie LasloEleakis & Elder Photography

Stephan Piscano, CEO/co-founder of RealBay.com


never pay and never be heard from again. One could report these members to eBay, and they would issue a non-paid item strike to that bidder, but they would not refund any fees to the seller. So the investor would be out $100 to $150 for the listing. Also, eBay had problems with fraudulent sellers auctioning off properties they did not even own. Because the cheaper homes were typically sold via quit claim deed, it would be months before victims realized that they had paid through Paypal for something that they did not actually own. By then, they typically could not track down the criminal that had sold it to them.

All of that mistrust created a market-place that by 2011 was hurting the overall industry, as well as the properties.

Piscano envisioned a web site that had verified ownership of all properties sold, verified bidders in which if you had a fraudulent bidder on the site, you could auction that same property again for free in confidence — basically Piscano wanted a site where real buyers and real sellers could connect with trust and have it all take place online — from this desire RealBay has been born.

Piscano searched other competing sites and actually had some of them contact him allowing him to list on their sites com-pletely for free just to get the inventory. He found that none of them, in his opinion, “Got It”.

“The competing sites are all charging a percentage of the transaction after the fact — Either with a buyer’s penalty (premium) or acting as the list agent and trying to pocket more money from the seller — That creates a negative scenario for all the users of those sites, which hurts all the members in my opinion — At RealBay it is always free to bid, no buyers penalties or premi-ums, and our sellers never pay fees after the transaction it is simply free that is it!”

Piscano and his partners believe that this strategy of nearly making the entire mar-ketplace free will create exceptional moral in which more transactions will take place at higher rates as well.

Piscano working with his trusted busi-ness partners, Patrick Madison and Reece

Madison began to craft the details of the site while he set up meetings with the top web site designers in Silicon Valley to de-sign what would become in their minds “The Future of the Real Estate Industry”.

“There is no other website out there like this,” stated Piscano.

The website includes features necessary to change the way real estate professionals do business online over night. Some of the most notable functionalities are:

•Real Estate auc-tions with live bid-ding, like eBay. The auction can be set at different timelines, and buyers can con-tact sellers in real time to get critical information about the properties.

• O p e n s o c i a l networking, l ike Facebook, allow-ing members and RE pros to market themselves to po-tential partners and clients.

•Professional networking exposure like LinkedIn allowing members to have con-nections, receive recommendations, and truly market themselves as well as their listings online.

•Multiple video tutorials for speed and ease of understanding. The markets are al-ways changing and education is key. The resources are available for learning. Topics will include what other investors in your area are doing to learn what is working and what is not. Trends are different and local-ized to specific areas.

•Allows users to search real estate ser-vice providers in the specific target crite-ria.

“In effect we want to be seen as a one-stop-shop to meet all your real estate needs online allowing members to not only mar-ket their listings but market themselves as real estate pros,” Piscano says.

A survey was conducted among real es-tate professionals about their opinions on

which facets of the website caught most of their attention. According to real estate in-vestor Patrick O’Donnell, his top five are listed below:1. Free membership to bid on property and no buyer fees.2. Beginning property inventory of 4,000 providing buyer variety.3. No cost for business professionals to market themselves through the social network.

4. Low-cost auctions starting at ap-proximately $5 per property.5. Access to local resources, service pro-viders, auction, and social atmosphere all in one place. In addition, auction winners are provided with a list of local product and service pro-viders in the local area at no charge. This proves to be an excellent retention feature as the buyer and/or investor most likely will be in need of a contractor, agent, or general service providers in the area. The time saved in researching this information is also money kept in the buyer’s pocket. Piscano notes that nearly 100% of the buy-ers who buy cheaper online real estate are outside of the state that they purchased the subject property, making this need very dramatic. The buyers looking for invest-ments and/or assets will be able to search using detailed search fields like location,

“In effect we want to be seen as a one-stop-shop to meet all your real estate needs online, allowing members to not only

market their listings but market themselves as real estate pros.”

Continued on pg. 42

WE UNDERSTAND THAT EACH REAL ESTATE INVESTOR HAS THEIR OWN GOALS AND TARGETS FOR RETURNS ON THEIR INVESTMENTS. We have tailored our programs for your

been put to the test and can be put to work for you. Discover which program is best for you.

YOUR INVESTMENT ISPROTECTED

Great Properties For You To Invest In

Beyond Real Estate, A Bigger Vision of Helping

We offer real estate investment in Birmingham, Atlanta, St. Louis and Kansas City. These are real estate investment markets where our cre-ative real estate program produces you positive

Benefits & Features: every step of the investment process is handled for you

you buy property at steep discounts, real estate deals

investment property

RISK SOLUTION

Depreciation All properties have at least 25% equity to protect

Down Zero Money Down up cash and can allow you to Payment purchase multiple investment properties.Stress

management companies in the area your investment property is located in.

Vacancy We offer a 6 month mortgage guarantee.Repairs Before you close we will rehab the investment

property for you. This will minimize your need for immediate repairs.

Negative All of our investment properties are positive real Cash Flow

CREATIVE REAL ESTATE INVESTMENTSNo Money Down

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What risks do investors take by working with Zero Money Investments and how does Zero Money Investments mitigate those risks?

Actual House Sold

á Atlanta á Memphisá Jacksoná Indianapolisá St Louisá Kansas city

www.outestate.com

866-488-1820www.zeromoneyinvestment.com

WE UNDERSTAND THAT EACH REAL ESTATE INVESTOR HAS THEIR OWN GOALS AND TARGETS FOR RETURNS ON THEIR INVESTMENTS. We have tailored our programs for your

been put to the test and can be put to work for you. Discover which program is best for you.

YOUR INVESTMENT ISPROTECTED

Great Properties For You To Invest In

Beyond Real Estate, A Bigger Vision of Helping

We offer real estate investment in Birmingham, Atlanta, St. Louis and Kansas City. These are real estate investment markets where our cre-ative real estate program produces you positive

Benefits & Features: every step of the investment process is handled for you

you buy property at steep discounts, real estate deals

investment property

RISK SOLUTION

Depreciation All properties have at least 25% equity to protect

Down Zero Money Down up cash and can allow you to Payment purchase multiple investment properties.Stress

management companies in the area your investment property is located in.

Vacancy We offer a 6 month mortgage guarantee.Repairs Before you close we will rehab the investment

property for you. This will minimize your need for immediate repairs.

Negative All of our investment properties are positive real Cash Flow

CREATIVE REAL ESTATE INVESTMENTSNo Money Down

Top Markets!

What risks do investors take by working with Zero Money Investments and how does Zero Money Investments mitigate those risks?

VacancyRepairs

NegativeCash Flow

Actual House Sold

á Atlanta á Memphisá Jacksoná Indianapolisá St Louisá Kansas city

www.outestate.com

866-488-1820www.zeromoneyinvestment.com

Terica teaches how to Invest Out of StateFrom Local to Global

Terica: Yes, I grew up in a real estate family, so I always knew I was going to end up in real estate. I was looking at a triplex [in my original deal] and all I had was an ‘offer letter’ from Deloitte, the company I worked for before I went out on my own. They wouldn’t take my ‘offer letter,’ but at Sun Trust they would, and that’s when I bought the property. And it was a lot cheaper and I got more bang for my buck. That’s when I realized that, although my father — who’s been in real estate for over 40 years — he usually does a lot of investing in his own back yard; for me it was

a little different. Although I was working in LA, I thought that I might as well leverage my income and buy something bigger and better and cheaper outside of California. And so, I invested in properties in Atlanta and also in Texas. That’s how the business was built. It started in 2006. A couple of friends from Deloitte wanted me to help them out and teach them how to invest. It started from a network of friends, family and acquaintances. I remember the day I got my fi rst client that I didn’t know and now the majority of them are unkown. We have a waiting list for all of our properties and there’s a new program we’ve just cre-ated that I think is noteworthy. We have a thing called a VIP Flip program. That started because some clients were saying, “Well Terica, you’re fl ipping the deal. How do I become YOU in the transaction?” So I created a program where my clients and I joint venture together. We buy, fi x and fl ip houses to fussy housewives of Atlanta.

The average out-of-pocket for my VIP

Don’t be deceived by Terica Kin-dred’s youth, inside lies an expe-rienced investor with millions of

dollars worth of deals under her belt. Her fi rst transaction, at age 19, was based in At-lanta, GA. By the time Terica turned 24, she was a self-made real estate millionaire.

A native of Southern California, Terica understands the needs of long-distance in-vestors who choose to do deals far away due to economics. She started purchasing out of state and managing long-distance fl ips her-self while still living in Los Angeles. Terica has purchased, renovated and sold proper-ties throughout California, Alabama, North Carolina, Texas, Tennessee, Georgia, Mis-souri and Indianapolis.

Her company Out Estate Investments, is a full-service fi rm offering multiple prod-ucts, including her popular Zero Money Investments. “It’s basically a ‘no money down’ investment program where we help investment buyers acquire houses,” she ex-plains. Terica adds: “The program incorpo-

rates a rent-to-own strategy, where the type of people we put in [the homes] want to buy the property for the future. They usu-ally have bad credit, so we enroll them in a credit repair program.”

One of the advantages to this program for investors is that they are able to cash out on their deals. Tenants benefi t because it’s cheaper to own than to rent in the markets they’re investing in. The deals sold by Out Estate Investments have 25% equity at the close of escrow, which is one of the many advantages to this program.

Recently, Terica moved to Atlanta, the city where her fi rst deal was done. She trav-eled south to zero in on this thriving market. I caught up with Terica recently to discuss her new book, The Global Millionaire, and to learn about her company’s brand new fi nancing option for foreign investors and their VIP Flip Program.

Question: Did you really do your fi rst real estate deal at the age of 19!?


Flip Program is about $25,000. He’s going to be able to do about three deals. The aver-age net profi t on those deals is $10,000 in six months. So on those three houses, he’s making $30,000 in six months. So in twelve months he’s making $60,000 dollars. It’s basically what I did personally to get out of Corporate America. And I’m not telling people to get out of Corporate America; but we put you in a position where, if you want to leave, you have residual income that matches your corporate dollars. If you put all of my programs together, I can help anyone — with some money and some credit — get out of the rat race.

Question: You work with clients all over the world. Describe the type of investors who make up your typical client base?Terica: Our typical client is a corporate guy who wants to invest, wants to get out of the rat race, but they don’t have the time to fi nd property. They’re stressed. We help them put together a strategy. We provide private

by Isaac Newkirk III

the end of the day: to wake up every day and know that I’m changing the lives of genera-tions of people. A lot of the tenants that we help are fi rst g e n e r a t i o n home own-e r s . T h a t ’s huge. We’re changing a generation of people and I ’ m r i g h t there on the f ront l ine . In corporate A m e r i c a , there are so many lay-ers of bu-reaucracy and politics that you never really get to see the full impact. I’m able to make decisions myself. I’m able to maintain a high level of integrity and not have to worry about all the things that come with corporate [in-volvement].

Question: The fact that you learned all about real estate from your many family members already involved, how much of an advantage do you consider that?Terica: My dad’s in real estate, all my un-cles and aunts. Back in the early 1900s, my great grandmother built houses on her land in Mobile, AL, and rented them out. My family also owns land that they sell timber and hunting rights to government, investors and other individuals. That’s a big advan-tage because I’m not afraid of the investing scene. I meet a lot of people who are strick-en with fear, that’s why they don’t act. A lot of people who go to seminars, they’re working and they get all excited, but they don’t move. I think the thing that freezes people is fear. I’ve been around investing and entrepreneurship all my life, I’ve never seen my dad go to a 9 to 5 ever. Knowing that helps me not be fearful. I have a higher risk tolerance than most and technology doesn’t scare me.

Question: Do you ever call on family members for advice?Terica: Yes, all the time. I call my dad the most because he’s really good. My dad Continued on pg. 27

that you never really get to see


fi nancing, property management, tenants, construction, the whole ball of wax. So that way they can sit back and be hands free.

Question: I know the foreign investor market is exploding. Do you assist many foreign investors?Terica: Yes, we do have many international investors. With the foreign buyers, it’s a little different, only because they’re not able to get traditional fi nancing. But they want to invest as well and right now their only option is to put down 100 percent out of pocket. We also have in-house fi nanc-ing resources that allow our investors to put down 40 to 50 percent with an interest-only rate of 5 to 9 percent with an eight-year balloon. This is really popular because it allows dollars to be leveraged. Investors really benefi t from being able to get fi nanc-ing that they would not otherwise be able to obtain.

Question: How does the Atlanta market compare with markets in other parts of the country?Terica: I’m partial to Atlanta because our fi rst investment opportunity occurred there. It was a purchase in Snellville [a suburb of Atlanta]. I’ve been investing in this mar-ket now for ten years. I think that Atlanta is one of the best markets in the country: mainly because of all the job opportunities that are available. And so, as an investor, you want to be put in a place where your tenants will stay gainfully employed and also be in a position to purchase if you ever want to liquidate. Also, it’s a lot larger than any other southeast market and, when we look at Atlanta, it’s the entire metropolitan area. And the metroplex has about 5.9 mil-lion people. So it quadruples the opportuni-ty to have access to great inventory as well as polished tenants. It’s a win all around.

Question: What are the biggest advantag-es being in your own business?Terica: Time. Time. Time. At the end of the day, I can go [home] to visit my little doggy and I don’t have to tell anybody about it. I love having the freedom of time. That’s worth its weight in gold. That’s a fi nite re-source we have. We don’t ever get it back. Having freedom of time is huge. Number two, being able to spend every day doing something I’m passionate about. I’m very passionate about real estate; about making a difference in the communities we serve. Everything we do is socially conscious at

moved out to Atlanta as well. He has a new portfolio, he’s Mr. Southside [of At-

lanta]. Whenever I have any properties on the Southside, I always call him. My uncle, he’s in the Philippines now. He has a hotel out there. He’s involved with owner fi nanc-ing and things like that. Back in Los Angeles, he was telling me about his owner fi nanc-ing program and that’s how I came up with my international program.

Question: I can’t let you get away without telling us about your book that’s coming out.Terica: The book is all about not being in your back yard. My dad and I, we’ve had so many fi ghts about this topic. He’s what I call ‘old school.’ And ‘old school’ tells you, do what you can see and

nothing else. What I’ve learned is that you can defi nitely make some huge profi ts going outside of your comfort zone, going outside of your back yard. If you live in California, not being afraid to go and invest in Atlanta. I teach people all about that. I’ve also started businesses on fi ve different continents, so I have signifi cant experience on entrepreneurship in general, not just here in the states.

Question: How would you advise a new investor to go about getting into this busi-ness?Terica: I would say step one, get educat-ed. Knowledge is power. Read some good books. If you don’t have access to those tools, there are seminars out there, boot-camps, etc. At least get your feet wet. Join an investment club, where there are other investors around. And, without sounding biased, call me. We’re a one-stop shop. Contact us at 866.488.1820 or online at OutEstate.com and what we’ll do, for free, is look at your circumstance, look at your goals and put together a comprehensive strategy just for you. And you can learn as we do it for you. But I wouldn’t recom-mend you go out there and just do it. I had tons of support, I grew up in real estate and I still lost over a half million dollars. I’ve lost big. So the education I have right now cost me a great deal of money.

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Retire In Style, Here’s How

Dannenfeldt, based out of Dallas, anchors the retirement funds or other cash assets on behalf of his clients into the purchase of residential real estate. The potential an-nual return on investment is 12 to 16 per-cent.

As of February 2012, occupancy rates for about 8,500 houses managed through Property Partners I are 97.4 percent. The company also manages about 32,000 mort-gage notes with a default rate of about .4 percent.

A typical Property Partners I client is between the ages of 45 to 65, earning a six-figure income, has at least $100,000 in investable assets and is not an experienced real estate investor.

“They are people that have been used to doing the traditional things like stocks, bonds, and mutual funds,” Dannenfeldt said. “And they’re dissatisfied with their returns. They are tired of taking losses. They’re worried about what they’re going to do for retirement.”

Unlike many of his competitors, Dan-nenfeldt’s company also takes an active role in the management and maintenance of clients’ real estate investments. Repre-sentatives handle payment of taxes, insur-ance, repairs and any problems that may require the eviction of a tenant. This lit-erally creates monthly passive income for investors.

Property Partners I purchases mainte-nance contracts and weaves the cost into their clients’ initial investment. Using maintenance contracts can save thousands of dollars in one transaction, Dannenfeldt said. A roof for which a general contractor would charge an independent real estate investor $3,500 costs Property Partners I about $700 through its maintenance con-tracts.

“[Clients] will not ever get any kind of phone call ever on, ‘You owe me money

for maintenance,” Dannenfeldt sa id . “And we do all that work with our own in-house employ-ees.” The firm also mitigates vacancy risks for its investors through an income r e n t a l g u a r a n t e e . Investors can use a modest portion of their monthly profits to purchase the guar-antee. This step will keep the monthly rev-enues coming even if the property becomes vacant due to a renter moving on or being evicted.

Property Partners I representatives work with qualified attorneys who can help in-vestors legally shift their assets. The law-yers also help clients create the corporate structures necessary to limit their financial liability in the event that a tenant or visi-tor to the owned property is injured or has another type of legal claim.

The company protects its investors as well as its reputation by conducting a thor-ough financial analysis before working with a client. Dannenfeldt wants to ensure that each investor has reserve accounts of liquid assets in case of unexpected job loss or another financial emergency before he invests into purchasing real estate. Like-wise, Property Partners I strongly encour-ages potential clients to use existing assets such as retirement accounts rather than borrowing money to invest. Some excep-tions apply, such as for investors who have at millions in assets and wish to take on some debt to purchase multiple properties rather than use up all cash reserves.

“As a corporate decision, in today’s economic circumstances I am opposed to

debt,” Dannenfeldt said. “So I would rath-er someone purchase one property for cash instead of three properties with debt.”

Dannenfeldt encourages clients to think of buying real estate that they do not intend to live in as a business.

“For example, people buy a franchise

like a McDonald’s,” Dannenfeldt said. “And they don’t buy McDonald’s because they want to buy the hamburgers. They buy McDonald’s because there is a sys-tem in place to produce results, which is income to them.”

Property Partners I representatives thor-oughly study the demographics of each market before setting up investors with properties in the region. Their goal is to be-come the number one provider of safe and well-maintained low-income rental hous-ing in each market they target, without get-ting involved with government-subsidized programs such as Section 8.

“Over the last three years, we’ve com-pletely phased out of Section 8,” Dannen-feldt said. “The reason being that we have seen across the country some really dra-matic cuts in funding that people qualify for because of the cutback of funding in those programs. So before that had become an issue, we had already started phasing out.”

Once someone begins renting a home managed by Property Partners I, they typi-cally stay in that residence or move to an-

In a down economy, buying a property for investment purposes and renting it out to a tenant might seem a risky proposition. But Chris Dannenfeldt and his team at Property Partners I are helping people

across the country create passive income through residential invest-ments and literally “save their retirement.”

by Stephanie Mojica

Continued on pg. 25

Chris Dannenfeldt

Yes, YOU can do dealseven if you have no money,credit or experience.

Got your a t t e n -t i o n ? The title of this

article works because it’s what investors are always seeking, but not only are they seeking

“real deals,” they are always in search of new ways of find-ing them. Before finding a real deal, however, one must know what a real deal is. Seems logi-cal, but it’s a basic principle of real estate investing that’s frequently underrated, or flat-out ignored and overlooked by novice and experienced inves-tors, alike.

A real deal is very specific.

It’s specific to YOU. A “real deal” defined is a property that meets your criteria and a seller that meets your terms. Any-thing outside

of that is not a real deal. There are two parts to what consti-tutes a real deal. First, what’s your criteria for an investment property? Is your investing in-tention “cash” or “cashflow?” Being clear about your inten-tion can significantly impact the price and terms of your deal. Once your intention is es-tablished, what type of proper-ty will create your intention? In

what area(s) are you willing to look for this type of property? And what price range are you willing to consider? Knowing your property criteria is first.

Second, what are the mini-mum terms you’re willing to consider? If your intention is to create cash through short-term strategies such as wholesal-ing or “fixing and flipping,” is

a 20% return on your invest-ment in 90 days your minimum terms? Or, is it $20,000? Or, is it 20% of market value? If you’re intention is to create cashflow through lease options or “buy and hold,” is $200 of net cash-flow per door your minimum? Or is it a 20% overall cash-on-cash return? Knowing your minimum terms completes your criteria of a real deal.

You get to choose. Nobody has any say in your criteria, but you. A deal for me might not be a deal for you, and vice versa. A real deal defined is a property that meets YOUR criteria and a seller that meets YOUR terms. It seems counterintuitive to most, but the more narrow the focus of your criteria, the more real deals you will find. Once you know your criteria and your terms, you can begin your search for real deals.

Locating properties that meet your criteria is the easy part. Locating property owners willing to sell to you on your terms is the hard part, and lo-cating these property owners is key to creating wealth in real estate. There’s only one way to find property owners willing to sell their property to you on your terms, and that is to mount an ongoing search to seek them out. Finding such owners is not for the weak-willed person who gives up at the first experi-ence of resistance, by the way. Successful deal finders pos-

sess determination, persistence, timing and an extraordinary willingness to work hard. Hav-ing said that, here’s how to find real deals in 4 simple (I didn’t say easy) steps:Step 1 - Establish your prop-erty criteria and the mini-mum terms you’re willing to accept. You should’ve done this already. If not, read this

article from the beginning and follow the instructions in para-graphs two and three before continuing to...Step 2 - Identify property owners that need to sell, as opposed to those that want to sell. The center of every real deal is in the owner’s motiva-tion to sell. No motivation? No deal. “Want” is not moti-vation. “Need” is motivation. Motivated sellers can be found just about anywhere, however, your greatest likelihood of lo-cating clusters of motivated sellers will be through notice of default (NOD) records, pro-bate records, expired listings, inheritance records and out-of-state owners (absentees). Convenient resources for these records can be found at www.EpicProDownloads.com Step 3 - Keep your name, contact information and a consistent message in front of these property owners. Avoid the games and gimmicks that many real estate investors play. Advertise only what it is that you do.

•Immediate debt relief.•No commissions.•No repairs required.•Close fast.

Be straight with people. Tell them what you’ll do, then do it. It’s appreciated.

As previously mentioned,

Find Real Deals in 4 Simple Steps

Continued on pg. 27

by Matt Theriault

One of the first questions you will be asked when invest-ing is: Do you have an IRA or 401(k)?

If the answer is yes, then the next question is: So who decides where your money gets invested?

The answer should be you. Many do not realize that there is a way to have control over your own retirement funds.

It has been available for years, but very few people know about it or understand it. We know you’re not one of those individu-als, or at least in the next 10 minutes will not be fully in the dark on this interesting subject. IRA owners after reading this ar-ticle will find value in the knowledge and resources to empower them with a wealth-building tool.

In today’s financial environment, the knowledge can be worth thousands to mil-lions of dollars for a normal household family. It is a newfound business skill for thousands, or at least a topic worth discuss-ing with a professional in the future.

Many business owners and real estate investors have created profitable busi-nesses, especially in today’s market. After researching the information, we will show you how to get started in a matter of min-utes.

So here are the basics: You must open or have an IRA account

(Individual Retirement Account). There are two main ones to choose from

Traditional or Roth. With a Traditional, you take the tax deduction when you put money in, and pay taxes when you pull money out. The Roth is the opposite; taxes are taken when money is contributed, but it is tax free when pulling the money out. The Roth IRA is a very powerful account to have because one can use, for example, $100 to invest, and if those funds create a large profit, no taxes are paid on it.

Individuals can transition current IRA accounts to a self-directed IRA custodian. A new account can also be opened. Kaaren Hall is the president and founder of uDi-

rect IRA Services LLC. She is an expert in the field and has a high priority on educa-tion. This is a good aspect for a custodian to have, as being able to communicate and ed-ucate a client on how to use their accounts is the most important part of having a self directed IRA. A person has to understand the rules and having an educated custodian to hand hold you through the process. This is not only necessary, but it is a must. Then you research and find assets, projects, and/or companies to invest in to grow the funds. Many people purchase real estate, give pri-vate mortgages, buy precious metals, buy companies, etc., as some of the investment projects.

Hall states, “Remember you are the one making all the decisions, you’re the advi-sor, and it’s not on someone else’s shoul-ders. The Securities Exchange Commis-sion (SEC) promotes public awareness on letting the public know to be careful, and what type of recourse is available. So in our welcome packages we supply helpful information, and also educational links on our website.”

Final step, when you decide on where to place your funds, review your intentions with your custodian to ensure it qualifies and all rules are being followed. This is the most important step, and it’s wise to have a set of expert eyes looking over your intended investment. These companies are in place to answer questions and to guide you along for proper uses to keep your self-directed IRA in compliance.

“Anyone can visit www.IRS.gov pub 590, which talks about IRA guidelines and goes over the rules,” according to Hall.

After reviewing www.uDirectIRA.com, any individual can go to this resource loca-tion for free information. There are many advantages for the public to convert their existing IRA accounts to self-directed, and many people already have.

“Because a self-directed IRA lets you in-vest in anything (except life insurance and collectibles), there are hundreds of possi-bilities,” states Hall.

With a background of over 16 years of real estate experience, Kaaren Hall has as-

sisted her nationwide base of clients for many years.

She is also president and founder of uDi-rect IRA Services LLC, and speaks at many real estate club meetings and events to edu-cate the public on how to use self-directed IRA accounts. She is a sought after expert in the field and has assisted national real estate experts with their own deal structur-ing and accounts. The service and fees are the aspects to consider when choosing a custodian. Having access to the experience and knowledge is the added value with this company.

After many years of building her busi-ness, Hall’s life has gotten much easier now that her children are older. This allots for more time and expansion on educat-ing the public on harnessing the control of their own retirement futures. Hall is a busy mother of two, and she travels throughout California for real estate events.

There are many employees who are no longer at their original job locations and are looking to rollover their 401(k). Some in-dividuals are looking to rollover from their employer plans, and self-directed IRAs are an option for people to become educated on, in order to better their lives and their family finances.

The old saying that knowledge is power is obviously visible now to many, due to Hall’s hard work and sharing of her years of experience with every day people who can benefit from it the most.

Hall confirms, “I am here to enlighten readers about the self direction process in an effort to inspire them to be more proac-tive about their own retirement.”

Visit www.uDirectIRA.com for more infor-mation or to get started.


by Bonnie Laslo

I CAN Control my Retirement Account?

Kaaren Hall

LEASE OPTIONSMake Waves in Real Estate


Sensei Gilliland is a man who be-lieves in diversifi cation. His real estate investment fi rm, Black Belt Investors (BBI), derives its name

from his fi rst real passion of the martial arts. As a martial arts instructor and owner of several martial arts schools, he puts in some very full days managing his real es-tate investment opportunities. Originally involved in the rehabbing (fl ipping) of real estate properties, Black Belt Investors has over the last decade also developed an af-fi nity for lease option properties.

The lease option plans came into vogue because so many people desirous of pur-chasing homes were fi nding great diffi culty in qualifying for loans. Lease options, at a minimum, gives potential sellers an oppor-tunity to get a retail price for their property and an enhanced monthly cash fl ow. In a lease option, a property owner and tenant agree that, at the end of a specifi ed rental period, the renter has the option of purchas-ing the property, but not the obligation to do so. It is the ‘obligation’ at the end of the agreement that makes the lease option dif-ferent from the lease purchase, where the renter is required to follow through with the purchase.

Lease options can provide tremendous advantages for both buyers and sellers.

bringing in larger gross rents compared to other landlords in the neighborhood.

There is a big difference in the way the deposit and the rent premium are viewed by sellers and buyers. The buyers are think-ing in terms of their future home, and con-sider these items as equity. The sellers are considering these items as sort of a hedge against default, a guarantee that the deal will go through because if it doesn’t, the payments will be retained as income. This is what makes the lease option deal a win-ner all around.

There are various market conditions that dictate the proper time to sell using the lease option process. If the market is ac-tive (there is a big demand for sales) and the prospective buyers understand and ap-preciate the value of home ownership, but just can’t do it on their own, lease options are a valuable alternative. Slow markets can mean either the re-sale market has de-creased signifi cantly or there is a diffi culty in the acquisition of lender fi nancing. In this case, if an investor wants to sell and increase their ROI (return on investment), the lease option is an excellent strategy. Actually, this strategy is so potent that BBI believes there is no time when its use is not a viable proposition.

BBI helps in the following areas.•They can fi nd and acquire the prop-erty for the client at deep discounts•They can organize contractors and rehab the property if needed•They can use guerilla marketing tactics to fi nd a tenant/buyer

•They can do all the lease option agreement paperwork for the client•They can put their property management component to work taking care of the cli-ent’s asset

Sensei Gilliland considers it to be all in a day’s work, albeit a rather lengthy day’s work. But there’s so much more of the story to be told. Why not drop by www.BlackBeltInvestors.com and begin to get an eyeful for yourself.

Benefi ts for the buyer include:•You get the opportunity to buy a home when your credit is seriously impaired

(and the opportunity to substantially repair your credit)•You can save up for a down pay-

ment on the home while living in the home (often times the down payment is very low)•A portion of the rent or rental premium is added to become a forced savings •At the end of the option, the tenant is not obligated to purchase the home

Benefi ts for the seller include:•Collecting rent on the home while it would otherwise be sitting vacant•The opportunity to receive a high pur-chase price•The ability to sell your home instead of just renting it•The opportunity to increase your cash fl ow and receive a higher rate of return •Having some of the landlord/seller respon-sibilities be assumed by the tenant/buyer•The ability to sell a home in a challenged market (slow re-sale market)

Black Belt Investors are particularly keen on the moneymaking aspects of lease options. Initially, there’s the upfront (and non-refundable) deposit. This is the option fee that represents an agreement (between seller and buyer) to purchase the home at a fi xed price at a later date. In most markets, sellers will add a monthly rental pre-mium (non-refundable) to in-crease the investor’s cash fl ow. This can be applied to the principal balance or to build a down payment (whichever the tenant/buyer prefers). And, of course, there’s the equity from the sale that’s paid at the end of the option period when the home is pur-chased. The landlord/seller has made mon-ey at every stage of the lease option process (the beginning, middle and end). This gives an investor a big advantage over the com-petition: increasing monthly cash fl ow and


Black Belt Investors, The West’s Top Ranked Resource For Successful Cash and Wealth Building

www.BlackBeltInvestors.comVisit Black Belt Investors at:

The West’s Real Estate Investor’s ClubTop Ranked

3 Reality Based Education, Training & Coaching to Keep You in Tip Top Shape

3 Exciting Diversi�ed Topics �at Revolve Around Real Estate and Business Opportunities

3 Networking to Help Build Your Team & Sharpen Your Skills

3 A Connection to Keep You Engaged and Motivated3 Discounts From Local and National Businesses to Help

Increase Your Margins3 Support From Black Belt Investors to Assist You 5

Days a Week3 All �is Information at Our Club Meetings and More!

(951) 280-1900

FREE webinars and teleconferences.

Black Belt Investors is a full-time professional network o�ering its members education, networking, business referrals, consult-ing and exciting cash and wealth building opportunities. Whether you’re a white belt investor just getting started or a black belt investor looking for new resources, we can assist you in reaching your goals.

Corona/Norco, Riverside County – Meet the 2nd Wednesday of the MonthDowney, Los Angeles County – Meet the 2nd Thursday of the Month

Black Belt Investors, The West’s Top Ranked Resource For Successful Cash and Wealth Building

www.BlackBeltInvestors.comVisit Black Belt Investors at:

The West’s Real Estate Investor’s Club

111 222 RRR OOO UUU NNN DDD SSSTop Ranked

3 Reality Based Education, Training & Coaching to Keep You in Tip Top Shape

3 Exciting Diversi�ed Topics �at Revolve Around Real Estate and Business Opportunities

3 Networking to Help Build Your Team & Sharpen Your Skills

3 A Connection to Keep You Engaged and Motivated3 Discounts From Local and National Businesses to Help

Increase Your Margins3 Support From Black Belt Investors to Assist You 5

Days a Week3 All �is Information at Our Club Meetings and More!

(951) 280-1900

FREE webinars and teleconferences.

Black Belt Investors is a full-time professional network o�ering its members education, networking, business referrals, consult-ing and exciting cash and wealth building opportunities. Whether you’re a white belt investor just getting started or a black belt investor looking for new resources, we can assist you in reaching your goals.

Corona/Norco, Riverside County – Meet the 2nd Wednesday of the MonthDowney, Los Angeles County – Meet the 2nd Thursday of the Month

by Gary Geist

A few years ago, a young man practiced his craft, day in and day

out. Every chance he got, he was perfecting his technique and approach. Every swing, every club, every shot, under all kinds of conditions; his swing was always the same. His name was Jack Nicklaus, arguably one of the best golf-ers of all time. When you look at his whole career, his best trait was being consis-tent — always fi nishing at the top. The same trait needs to be the cornerstone of your real es-tate investing career.

So the question is: “How does consistency apply when you are investing in real es-tate?” First and foremost, consistency means you have a well thought out approach you always use to evaluate new deals. This prevents you from forgetting key components or data from your analysis on properties you really like. No matter how long you have been investing in real estate, you must remove your emo-tions from the process (good or bad feelings you have about the property). If possible, each deal must be evaluated on the same baseline (or identical sets of data) so you can do proper comparative analy-sis between properties to fi nd the “best deal”. To do this you need the same approach (or software model) just like the professional golfer’s magic swing.

HomeReplay, LLC has developed an Excel-based analysis program combining over 75 years of real estate investing experience and analysis of thousands of investment properties. Continued on pg. 42

This software tool is easy to use and forces a consistent approach to analyzing each property that enables the investor to have repeatable success in all types of market conditions. Key elements of this approach include — property selection, property evaluation and reporting, cost analysis for long-term investment purposes as well as calculating renovation costs prior to renting the property. Furthermore, the software pro-vides the investor with realistic estimates of the property value in its current condition as well as after repair value, all of which are good data points for comparing multiple

properties prior to purchase.One of the best ways to achieve a stable,

repeatable process for evaluating property is to have a software tool that addresses all of the issues, such as — Which property to buy? How much to pay for this property? What are the repair costs going to be? And what is the expected value after repairs? These questions and more are answered by HomeReplay’s exciting new software product called Rapid Property Analyzer (RPA). This software tool provides a sys-

Powerful Software forAnalyzing Real Estatere

sour

ces

Realty411Guide.com PAGE 22 • 2012 reWEALTHmag.com Realty411Guide.com PAGE 23 • 2012 reWEALTHmag.com

CONTACT USBILL GATTEN CENTERfor Wealth & Education6520 Platt Ave., St. 548West Hills, CA 91307

1 800 409 3444FAX 1 800 967 [email protected]

Bill GattenRenowned AuthorNational Lecturer

& Investor

stant by those who use the law to accomplish nefarious ends. Whether we’ve done anything wrong or not, defending one’s self in court often costs more than losing the case would; and the Prius-driving, apart-ment-dwelling polyester-suit-wearing “Consumer Advocate” knows that his prey (you and I) will likely give-in and settle with him/her for thousands of dollars, at least a third of which goes to him/her, just for stop-ping the (unfortunately) judi-cially-condoned extortion.

Anecdotal to all of this, an action that I was involved in a few years back had to do with a homeowner in Virginia who came to us with a real prob-lem and asked for our help. He needed $96,000 cold-hard cash with which to bring his mortgage current and stop a foreclosure on his $400,000 home in Virginia (he had never made a single payment on his mortgage since its inception two years earlier, and he had thwarted foreclosure by re-peated BK fi lings). He agreed that for the $96,000 he would gladly equity-share his home with us on a 50/50 basis. He had about $100,000 equity once the loan was brought cur-rent (which we did for him). We all agreed that the $96,000 would be forgiven in exchange for the 50% ownership interest in the property and there would be no monthly premiums paid to us (we assumed we’d make our money on future apprecia-tion). Upon consummating the transaction and giving him (Mr. Williams) a fresh start, he con-tinued his pattern of not mak-

Let’s start this article off right. First of all, take this simple test:

a. Are you in business?b. Do you have employees?c. Do you have a teen-aged driver? d. Do you own property?f. Do you manage real prop-erty?g. Do you drive a car?h. Do you have assets that oth-ers are envious of?i. Are you considered a profes-sional?j. Do you have a steady in-come?

If you answered YES to any of these questions, you are a walk-ing dart board in legal parlance. Americans today are being as-sailed by a group politely re-ferred-to as Contingency-Fee at-torneys, or so-called “Consumer Advocates,” a sweet sounding term perhaps, but a term, which all too often means, “Let’s fi nd someone who is innocent and sue him anyway until he runs out of money and has to pay us to stop suing him.”

In my not-all-that-humble opinion, the American legal sys-tem is out of control now a days and the Average Joe has to be more protective and proactive now than ever before. The com-mon hard-working American citizen must remain constantly on the alert relative to protecting his hard-earned assets for those who spend large portions of their lives and their parents’ money in the study of Juris Prudence.

We non-attorney types all spend our lifetimes trying to acquire money and other assets for our family’s fi nancial wel-fare and safety, but it can all be snatched away from us in an in-

Are You A Target For A Lawsuit?

by Bill Gatten

Realty411Guide.com PAGE 22 • 2012 reWEALTHmag.com Realty411Guide.com PAGE 23 • 2012 reWEALTHmag.com

Continued on pg. 43

asset protection


Are you looking for the right investment? Are you caught in the confusion of what is

working with the greatest return? Have you heard people talking about investing in notes?

There are so many questions and maybe even a mystery to this form of investing. Questions such as, “Is this a good time to in-vest in notes? What the heck is a

note and how do I make money? Where do I find them? Where do I go to learn about notes?” These are the questions I asked my-self when I started. I found I couldn’t go to one place for all the answers I needed. With all my knowledge in real estate and real es-tate investing, it was not an easy journey to learn what I know. I spent 7,000 plus hours learning the business and researching this industry. I started Asset Ventures with the sole purpose of bringing the blueprint to success for investors in notes.

Asset Ventures has become a leader in working with experienced and novice in-vestors, to educate them in acquiring notes as a solid investment. We are setup to pro-vide a complete one stop, done for you, knowledge-based note company headed by national speaker and trainer Tony Mar-tinez.

Although notes are always a good in-vestment, there has never been a better time than right now to get involved. With the collapse of the housing industry, the banks are overloaded with bad debt/collateral. The note still has value if you buy right and offers investment opportunities like never before.

“One man’s trash is another man’s treasure”

As an investor you can begin with very little capital. Plus, your yield or return on investment can return incredible results. Most real estate investors are challenged in this market, competing with others to

park their investment dollars. Competition for investment oppor-tunities can be very difficult and limited in this volatile market. The note business has fewer players because of a general lack of knowledge.

Understanding the differences and ad-vantages helps note investors keep the best

kept secret to themselves. Asset Ventures provides our investors everything from A to Z.

We know all the secrets. Therefore, we established Asset Ventures as a full-service and training company to mentor educate and service our clients. With experience handling over 1,000 notes, we provide the insight to this unique opportunity.

In an attempt to enter into the note busi-ness, here are seven of the biggest secrets to note investing to keep in mind:

Secret #1 Appreciation VS AmortizationAppreciation is tied into the strength of the economy (it can go up or down) where amortization is constant. In the retail side of selling; pricing and timing are pivotal to your exit strategy. Many investors became real estate rich and cash poor — limited op-tions when the market changed.

Amortization means buying right, which allows you to always make a profit.

There are several exit strategies with lower risk and shorter terms if necessary, based on the investors’ individual needs. As the bank, you control the deal from a distance.

Secret #2 - How much does it cost?You can leverage your risk while using less initial capital, usually just a few thousand dollars. Experience high ROI’s of 12% or more guaranteed (generally more). You will see lower maintenance costs — no re-

pairs, no personal time and no labor. You will have much more buying power. You are not tied into how everyone else is do-ing business — while letting your money work for you.

Secret #3 - How do they WorkA note is a document that states: I.O.U. and dollars are owed. The note also details the amount owed, interest rate, and years to repay a debt. The note controls the deal — much like the Wizard of Oz from behind the curtain. With proper knowledge the note is difficult to erase. The loan doesn’t go away. The owner may lose the property, but the note remains. When you buy smart you have a safe and low-risk investment. You can purchase at deeper discounts than most wholesalers and investors on the retail side, typically for pennies on the dollar.

Secret #4 - Where Do Notes Come FromThe banks are flooded with bad debt, which creates note buying opportunities as they rush to sell off collateral. The banks know they will get less money from a foreclosure or short sale. The banks are overwhelmed with non-performing (delinquent) notes and they can’t sell to each other any longer as the collateral is undervalued.

Secret #5 - You can leverage the note to obtain ownership of the propertyWhile notes can be bought through seller/private financed, probates and lawsuits, the investor can position themselves to be first in line to obtain the property. This can be done in several different ways and usually less of an investment than buying retail. #6 - Why the Banks Sell So CheapThere has never been a better time to buy right as the banks inventory is flooded and they must sell cheap. The bank’s cost for collection activities are not cost effec-tive relative to the result. The banks have to freeze liquid assets to carry bad debt (NPNs). Selling allows the banks to cre-ate more dollars for new loans. The banks want to avoid future lawsuits and simply don’t want the problem any longer.

There is also the TVM — Time value of money (worth more today than 30 years from now). Notes offer investors the secu-rity and benefits of real estate without the burden of maintaining a rental property! Avoid the 4 T’s: Tenants, Toilets, Trash, and Termites!

Is it a Good Time to Invest in Notes?

by Tony Martinez

Tony Martinez

Secret #7 - How do I Make Money?There are several exit strategies possible with a note. 1. Settlement – borrower to settle at large discount 2. Re-sale Re-sell note to a third party investor 3. Modifi cation – Creating long term ROI 4. Deed in Lieu of – Taking ownership of the property 5. Foreclosures – Creating leverage 6. Sell the property – Sell, refi nance or short sale

If you are looking for the best way to invest with returns of over 12% then this is for you. Notes can mature at a much higher rate.

Asset Ventures doesn’t promise you ex-traordinary returns each and every time; however, there have been returns at over 100% or more in some cases.

If you want to learn more or invest in notes, please contact us. Feel free to visit our website at www.assetventuresllc.com. Or, if you still prefer the personal touch, please feel free to contact our offi ce for a free consultation on all our services at 855-798-1411.

other company-managed property. Some tenants become homeowners in a lease-to-own scenario.

“It’s traditional in the areas that we do rental properties that it’s very rare for peo-ple to move more than a few blocks away

from where they grew up,” Dannenfeldt said. “So we feed into locations that have that kind of cultural bias where then we can keep people with us for the long-term and also attract their family members into our system as well.” For more information, please visit online: PropertyPartners1.com

Retire in Style, Here’s How pg. 17

National REIA elects Tim Norris to 2012 Board of Directors

Congratulations to Tim Norris, an investor and president of the National Real Estate Insurance Group and Affi n-

ity Group Management, for his recent appointment to the Na-tional REIA’s Board of Directors. Norris continues his com-

mitment of service to the National REIA, he is a former board member of the Cincinnati REIA. The National REIA (Real Estate Investor’s Asso-ciation) is a 501(c) 6 trade association made up of investment clubs throughout the United States. The interests of ap-proximately 40,000 members are represented by the National REIA.

One of the changes that Norris is excited about is the implementation of local chapters within the organization, which he feels will help drive memberships into the organization. Realty411/reWealth magazine is a member of the Santa Barbara REIA, a club affi liate of the National REIA.

Want to Make a Fortune in Notes? We have the Blueprint for Success

www.assetventuresllc.com (855) 798-1411

entures LLC

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Meet Sean Whalen, the CEO of BH&R (Buy, Hold & Rent) Properties

in Cleveland, Ohio. He started his company three years ago, ostensibly to take advantage of the market downturn, but he’s no rookie. Whalen has been involved in real estate for 20 years.

He grew up in a depressed area of Cleveland. His family eventually moved, but his dad maintained the management of the property they owned (and lived in) and eventually deeded the property to him. Whalen decided to maintain his residence there and work on the property. It was a fortuitous decision as the neighborhood began to transition with the infl ux of artists and new restaurants. Whalen points to the fact that the neighborhood had distinct boundaries that set it apart from other

communities, and this greatly aided its transition. The area is now one of the most expensive in Cleveland and Whalen’s career was born.

He says the market in Cleveland has defi nitely leveled off, as there was no bubble to burst in the area, as happened

in so many other markets (including Los Angeles, San Francisco, and New York). All of his investors are from outside the area, most from outside the country (e.g. Canada, China, Australia). Rather than selling to a potential residential customer, Whalen specializes in selling to investors (typically they buy more than one prop-erty, he says).

He gets his customers the old fashioned way: by word of mouth from having previously done a good job for a customer. He has a lot of relationships with affi liates

in the business and through traditional advertising. He fi rmly believes in the necessity of thinking outside the box due to the economy becoming increasingly smaller and the market becoming global. The properties of BH&R are turn-key; the investors buy, BH&R re-habs the property from top to bottom, and then, they adver-tise for tenants. From there, the in-house property management component of his fi rm takes over (continuing to provide for the property as if it has never been sold). Essentially it’s a worry-free, hands-free operation for the investor.

In years past, BH&R had done substan-tial business with the government through its Section 8 Housing Program. That represents a much smaller segment of their

Meet Sean Whalen, communities, and this greatly

Buy, Hold & Rent in Cleveland


Continued on pg. 42


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Buy, Hold & Rent in Cleveland there is a strong element of timing involved when locating motivated sellers. The most ef-fective way of getting this as-pect of timing to work for you is through consistent marketing. Direct mail, classifi ed advertis-ing (both online and off) and websites are the tools of the trade. Use them all. Regardless of the “silver bullet” that was just promoted by the last guru that came to town, it’s still a numbers game. The more mar-keting mediums working, the better.Step 4 - Answer the phone. Seems simple enough, but it’s this step that’s most frequent-ly missed. There are many schools of thought on how an investor should receive incom-ing calls, but in my book there’s only one way. Answer the phone when they call you. There’s no better time to talk with a moti-vated seller than when they call you. Because they called at a time when it was convenient for

them, you’ve got their undivid-ed attention and they are ready for your solution to their need.

Investor Tip: Pick up a “cheapy” dedicated cell phone exclusively for the purpose or your motivated seller market-ing. Place this phone’s num-ber in all of your ads and use it nowhere else. When it rings, you’ll know... game on!

In summary, a real deal de-fi ned is a property that meets your criteria and a seller that will meet your terms. By knowing, and sticking to, your property criteria and minimum terms, fi nding deals isn’t so dif-fi cult. Take it from someone that has transformed their investing business (0 to 60+ deals) in the last eighteen months adhering to this wisdom.

It’s amazing once you know exactly what you’re looking for and where to fi nd it how much more often it appears. To your success!

Matt Theriault is an author, entrepreneur and host of the

fastest growing real estate in-vesting podcast on iTunes. Visit www.EpicProfessionals.com for more information and to re-trieve his free real estate invest-ing course “How to Do Deals — No Money Required.”

Terica teaches how to Invest Out of State, pg. 15Find Real Deals, pg. 18

What I’ve learned in real estate is that the only way you learn is when you lose. And so I would say, ride the backs of other people so that you can shorten your losses.

Question: For as long as I can remember, the key to personal wealth has always been real estate. Is that still the case?Terica: I think so. I think it lies in the diversifi cation. When you compare stocks to real estate, the returns are slower, but right now, you’re able to get double digit returns secured, and the tax shelter aspect [of real es-tate], plus you have leverage, so you don’t have to use all

your money, but you have the benefi ts of the entire asset. It’s a gold mine.

Question: What are your goals for 2012?Terica: My personal goal for this year is to remain healthy. Professionally, I want to con-tinue making an impact in the lives of the middle class inves-tor by helping them build real estate portfolios that get them out of the rat race. I want to convert all of the ten-ants we have into home owners so they can build a legacy for their families. I would like to continue to expand into more markets, thus creating new jobs, revitalizing more commu-nities and doing my part to help America rebound from this de-pression.

To reach Terica Kindred, prin-cipal of Out Estate Investments, please call: 866-488-1820 or email [email protected]


I don’t recommend being a real estate investor…un-less you have a well-de-fined strategy, quantitative

goals and are dedicated to go by the numbers and not by unsup-ported advice or emotions.

My engineering training and 30 years of experience manag-ing high-tech profit centers in Silicon Valley taught me how to analyze for the best return on investment in any mar-ket.

Today, the principles of analysis remain the same. Anyone can do it, however, one needs to be very disciplined and educated about the submarkets and products, or ride the coattails of someone who is.

The primary parameters for selecting the best investment markets are:•Rent to purchase price ratio•Population growth and inward migration•Employment growth and business climate•Housing affordability•Location•Cost of living•Rental market•Current and projected market conditions

Now that speculative investing for fast profit has gone the way of the last super-model, the wise investor is focused on cash flowing assets and safe harbors.

Are there markets that have weathered the down-turn well, are superior in many of the parameters above, and have had rela-tively calmer waters dur-ing these past few tumultu-ous years? Indeed, my experience in more than 1,800 unit transactions, over 35 years

has revealed that Dallas / Fort Worth is one of the best real estate investment markets in the United States; that is why I chose it for most of my personal portfolio long term holdings.The strengths of Dallas / Ft. Worth are:•Business and financial capital of the South. •The highest rent per invested dollar for a major economic center in the United States, and therefore, the highest cash flow•One of the lowest risk and safest harbors in the United States for real estate•Lowest housing price decline from peak; only US single-digit depreciation metro•Fourth largest and one of the fastest grow-ing MSAs (Metropolitan Statistical Area) in the United States. Projected to double population to 12 million by 2030•Broad-based economy that has had double the employment rate growth of the United States during the past decade•No. 1 ranked business climate in the Unit-

ed States•No state in-come tax• L e a d i n g MSA for cor-porate head-quarter relo-cations and expansions•Second lead-ing MSA in US for For-tune 500 cor-porate rev-enue•Most afford-

able housing of top 20 cities ($116,000 median Q3 2011)•Central location in the United States at-tracts companies desiring time zone and distribution competitive advantages•DFW airport is the third busiest in the world•One of lowest cost of living major MSAs, yet above average household income•Highest millionaire growth rate in the United States•Strong rental market (95% occupancy Q4 2011 for single family homes)•Very landlord friendly

Yes, the national economy crisis has affected even DFW, but not significantly compared to other MSAs. Texas is the sec-ond most populous state, so there are in-deed many home foreclosures, especially since there is such low housing costs and consequently a high percentage of govern-ment backed loans, but in spite of this, the Texas delinquency and foreclosure rate is relatively low compared to other states. I believe that these factors are another strong indicator of whether a metro has hit bottom yet, and that many cities and states have farther to go, so selecting the lowest risk metro is as important as seeking high current cash flow.

During the last two decades the appre-ciation average was about 5% per year. With a five to one leverage with 80% loans investors got a 25% return on their down payments, in addition to the high cash flow. Historically, the last economies to slow down, are the first to go back up.

I don’t know when DFW will start ap-preciating significantly again, but I believe it will be before many other areas, and our window of opportunity to invest optimally in any leading area may be shorter than we think.

In this economy, I prefer to invest in homes over commercial and multifamily products because homes have more liquid-ity, are generally lower risk, appreciate faster, and one can build a “mutual fund” by buying in various neighborhoods rather than putting a lot of eggs in one address.

Why Dallas / Ft. Worth is One of the Best Metros in the US

by Tom Wilson

Tom Wilson

Las Vegas Worst Dallas Best


Even in a good region, one must be very careful though in selecting the right product, neighborhood and professional service and management team. Make sure you rely on resourc-es that have a lot of investment experience in that region.

If I’ve learned anything in investing, it is that variations in performance from the median

can vary tremendously in any general geographical area, and only experienced profession-als can help you minimize that risk.

I believe that the wise will not wait and see, but act to grasp the best opportunities of our lifetime before they are gone.

Dallas / Ft. Worth Education Field Trip, May 4-6, 2012

Multiple Speakers including Dallas Chamber, Property Managers, Product Suppliers, Lenders & 3rd Party Investment Experts

your questions on site? That is certainly a different experi-ence indeed!

This concise, action and value-packed weekend is sponsored by The Real Es-tate Guys and it will sell out quickly. For information and a special discount offer, visit www.tomwilsonproperties.com or call 408.867.1867.

Parachuting surely is a dif-ferent experience than

just reading about it. Dallas/Ft. Worth is a much sought-after investment city, one that you can certainly read up about. However, how many times can you see it and have multiple experts teach-ing you, touring with you, and available to answer all of

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by Randy Hughes

I have been using Land Trusts for over 30 years, but every now and then someone will challenge me as to the purpose and “honesty” in us-

ing a Land Trust to hold title to real estate investments. Let’s clear the air.

Recently I was talking to a real estate in-vestment club owner about speaking to his club regarding land trusts. He said, “We do not believe in using Land Trusts because they are dishonest.”

He then went on to explain how some-one had come to his club and spoke about Land Trust and that led him to believe that

the use of a Land Trust was for deception and taking advantage of people.

I told him that I was sorry that he had been misinformed about Land Trusts and that he should reconsider their use and benefi ts. I went on to review with the club owner why it is important to NOT have your name in the public records as owner of real property:

1. A group of investors may be purchasing several properties for a special purpose and it may be that the desired result can be best accomplished if the objective is not made public.2. Co-owners might desire that the interest of each benefi ciary must be kept private.3. An individual owner might not want to be hassled with inquiries regarding the property.4. A real estate investor might not want his competitors to copy his acquisition tech-niques.5. Real estate investors do not want their tenants to know they are the “owner” of the

property (helps with day-to-day management and lease renewal negotiations).6. Co-owners want to know that a lien or judgment or divorce of one owner will not affect the title to the property.7. Out of state owners can avoid probate and other legal issues upon death — smooth transition of succession.8. A group of heirs can inherit a property held in a land trust with ease of management (by the di-rector) and no need for a partner-ship agreement and a partnership

tax return9. Co-operative housing corporations may elect to hold title to their land and buildings in a Land Trust. They could then issue ben-efi cial shares to their residents in place of stock certifi cates —simpl i fy ing control and re-cord keeping.10. When a Trust-ee of a Land Trust signs the mortgage (that gets recorded in the county court house records) the debt will not show on the bor-rower’s credit re-port. Land Trusts have been used by American citi-zens for over 100 years for good reasons. There

Is It Honest To Use Is It Honest To Use Is It Honest To Use Is It Honest To Use Is It Honest To Use Is It Honest To Use A Land Trust?A Land Trust?A Land Trust?A Land Trust?A Land Trust?A Land Trust?

are many legitimate reasons to use a Land Trust for privacy and asset protection. No one will protect your assets like YOU will. Learn all you can now because “old and cold” matters.

Ever since 9/11 it gets harder ev-ery year to be pri-vate and protect your assets. Do it now! Don’t delay! I have written a report titled, “50 Reasons To Use A Land Trust” and will send it to you for FREE. Email me with “50 Rea-sons” in the sub-ject line and I will return this report to you immedi-ately. My email is randy@realestate forprofi t.com

There are many legitimate reasons to use a Land Trust for privacy and asset protection.

Randy is a full time real estate inves-tor who purchased his fi rst rental house in 1969. He has purchased

over 200 houses and teaches other investors how to put their properties into Land Trusts for privacy and asset protection. Randy is a national teacher, author and mentor. Randy writes the only Land Trust Newsletter in the county and is the founder of the Land Trust University (an institution that teaches real estate investors how to set up and adminis-ter their own Land Trusts). Residing in Il-linois (the granddaddy state of Land Trust Law), Randy knows more about Land Trusts and how to link them to other entities than anyone else in the America today. Reach Randy at www.realestateforprofi t.com or by calling him at 1-866-696-7347.

There are many legitimate reasons to use a Land Trust for privacy and asset protection.

leaders

White Rock Capital Creates Wealth for Investors

extensive experience in raising capital, arranging project funding, and creat-ing “win-win” financing for real estate investments. His efforts have enabled Whiterock to maintain a stable source of ready funding for the company’s increasing list of projects.

Whiterock Capital, Inc. provides individuals and organizations interested

offer. Patrick leads the company efforts in the Inland Empire.

Established in Southern California, Edrosolan, who has a life-long affinity for Arizona, and in particular the Phoenix

area, has also identified and developed significant business opportunities and expertise in the Phoenix market.

In constantly changing market places, Whiterock Capital has the experience and capacity to perform on multiple diverse projects simultane-ously. Working wholesale deals, ex-ecuting multiple “fix & flip” projects, preparing “rent ready” properties for

long-term hold strategies and managing property are everyday activities to satisfy the needs of their many investors and joint venture partners.

Many of Whiterock’s initial projects were rehabilitation projects. Drawing upon years of Patrick’s experience as a prop-erty manager and home inspector, the company continues to focus on ways of reducing and elimi-nating expenses, while improving the quality and salability of the refurbished home. Consistently, the bottom line of each and every project is enhanced, secur-ing the delight and satisfaction of their respective venture partners.

Edrosolan, who has exceptional expertise in various ways of raising capital, has been able to maintain a stable source of ready funding for the company’s in-creasing workload. Edrosolan provides

Whiterock Capital, Inc., started 2012 off with a BANG, This is one of the fastest-growing companies

in the real estate market, and it’s one of our top picks for 2012. What’s driv-ing the big increase in investor interest surrounding this company? Whiterock Capital is aggres-sively expanding into both the Phoenix and California markets. The brand-new company purchased hun-dreds of properties in the Phoenix area alone last year, and it’s on pace to double in 2012.

Whiterock Capital, Inc. was born from the passion that only real estate investing can inspire. Yet, the owners are grounded enough to accelerate company growth by taking advantage of the many benefits that today’s diverse market opportunities present.

Benefits include an ample supply of deeply discounted properties, historically low interest rates, and a growing demand for starter homes and cashflowing rental properties.

Richard Edrosolan, founder and CEO, met Anthony Patrick several years ago at a real estate investment seminar. While discussing their mutual interests and phi-losophies on real estate, they realized that they had much more in common than just investment strategies.

Soon thereafter, a successful business model was developed and a vital new company born.

Based upon the diverse and well-sea-soned experience that each of these men brought to the company, financial success was attained at the earliest stage of this relationship. Although Edrosolan has wide experience within California and states in the South and Southeast, Whit-erock chose to focus initially in Southern California, specifically in the tremendous opportunities the Inland Empire has to

by Lawrence Ruano

Richard Edrosolan

Continued on pg. 45


Anthony Patrick and Richard Edrosolan

achieve greater cash fl ow for a fraction of the cost of the investment. In high property value areas, to earn a positive cashfl ow may require a property purchase of several hundred thousand dollars. In comparison, these two markets provide investors with affordable cashfl ow opportunities.

For example, a newly renovated 3 bed-room, 2 bath investment property in Bir-mingham with a purchase price of $60,000, and a monthly rent of $850, minus a prop-erty management fee of $77, minus $40 insurance, minus $80 taxes, nets a monthly cash on cash return of $653, which is an annual return of 13%.

Premier believes that one of the keys to the success of their company is their in-house property management team.

Also, transparency is very important. Owners have access to a web portal, get online statements and can receive direct deposit of rents. For these important ser-vices they charge only 9%.

One Company, Twice the Cashfl ow


Continued on pg. 45

by Isaac Newkirk III tion, ranking 49th and 50th, respectively. Investors

have migrated to the South due to low price points, strong rental

markets and low prop-erty taxes. Both mar-kets have huge upside potential as big devel-opers are coming in,

there are six different major automobile man-ufacturing plants and

modern medical facilities, which serve to stabilize the rental markets.

Their mindset is to take the investors “concerns” out of the equation, and offer a “hassle-free” investment process. That’s easier said than done, as you know.

They offer a unique product to investors, one that simplifi es buying a house, imple-menting a top-quality rehab, leasing it out, and placing it with their in-house property management team. This process ultimately leads to steady positive cash-fl ow.

In the smaller niche markets, you can

Premier Equity Group has been one of the most suc-cessful providers of cash-fl ow investment properties

in the Southeast. The company has offi ces in Jackson, Mississippi, and Birmingham, Alabama. They are a full-service operation, providing turn-key investment proper-ties, and other real estate services, for investors all over the world.

Birmingham and Jackson are stable markets and are not subject to the “peaks & valleys” present in more speculative areas. Premier Equity Group acquires properties from multiple sources, including: asset managers, banks, foreclosure sources, short sales and general listings. Because they get the best deals, they are able to pass on the savings to their clients. Both Jackson and Birmingham have also been rated by vari-ous publications as Top 10 Cashfl ow Mar-kets. The property taxes in Alabama and Mississippi are the two lowest in the na-

Justin Harrison - AL 205.616.3761Julie Harrison - MS 601.291.0689

Is Flipping Property Is Flipping Property Is Flipping Property Good for Your Wealth?Good for Your Wealth?Good for Your Wealth?

by Kathy Fettke, CEO of the Real Wealth Network

strategy

TV shows make fl ipping houses look easy, and bootcamps

make it seem extremely profi table every time. But in reality, new inves-tors often get burned on their fi rst few deals.

Everyone wants to make a quick buck, and in theory, fl ipping could be a way to do that. But please heed this warn-ing: Flipping is not for everyone!

Here are some tips to help you decide if it’s for you.

The Real Costs of Flipping PropertyThere are many hidden costs that new investors fail to calculate on the outset:• The cost of funds borrowed to purchase and/or renovate the property• The cost to sell, including agent fees and closing costs — estimate 10%• Holding costs, including on-going prop-erty taxes, interest charges, and insurance• Cost overruns — always allow a 10% cushion for the unexpected• Sales price variations — allow 10% less than what you’re expecting• Estimated profi t — 10% at a minimum (and if this is all you’re expecting, there are much lower risk investments out there!)• Short-term capital gains taxes — poten-tially 35% of your profi t. Always talk to your CPA before making any investment.

As you can see, after you calculate all repair costs, you’ll still need to be able to acquire the property for less than 60% of current market value.

Is it possible? Yes. Is it easy? No.

Buy & Sell VS Buy & Hold At Real Wealth Network, we advocate

buy & hold investing for the following reasons:

• Flipping requires hands-on involvement and most working people don’t have the time.• Successful fl ipping requires that you only invest where you physically live. A buy & hold investor can invest anywhere, have many investments working at the same time, and still make money doing other things.• A cash fl ow rental property can yield over 10% return after all expenses, without the risk of rehabbing and trying to sell at the right time.• Rental income is much more favorably taxed, and capital gains can be avoided upon sale if a replacement property is purchased according to IRS 1031 Exchange Rules.• Growth over time, for both rental income and capital growth, works the same as compound interest; it’s one of the most powerful tools in an investor’s arsenal.

Thirty years ago, one would

have had to put down $13,000 to buy real estate. Today that property would be completely paid off, and would have more than tripled in value. What’s more: you’d be earning at least $13,000 rental income per year! The same power of multi-plied growth is available today simply because prices are so low.

Real estate bought today could very well be worth more than three times its value 20 to 30

years from now. There is no other investment that delivers cash fl ow and capital growth like long-term real estate investments do.

Flipping is a job. Buying and holding property is an investment.

Kathy Fettke is the founder and CEO of Real Wealth Network “The Real

Estate Investors Resource.” Members have access to free

education, resources, and referrals to turn-key rent-

al properties around the United States. Real Wealth Network

has over 8,000 members, so the shear power of numbers al-lows the group to acquire properties at huge discounts.

Membership is free. Kathy is also

host of The Real Wealth Show on KABC

Los Angeles and on iTunes and is a regularly interviewed guest ex-pert on ABC, CNBC, CBS Market Watch and NPR.

The Texas economy and real estate market remains on fi re with inves-tors from around the world fl ocking

to top Texan cities to add rentals to their portfolio for appreciation, cashfl ow and added stability. San Antonio offers one of the fastest growing job markets in the coun-try with a projected 10-year job growth of 12.2%, according to Economy.com. The city also offers lower business and lifestyle costs than comparable areas and a well edu-cated productive workforce. To learn more about San Antonio, we in-terviewed Clay Schlinke, a master devel-oper, investor and CEO/owner of Prosper-ity Homes and Investments (ProsperitySA.com), an online resource for the San Anto-nio real estate market.

Question: What kind of opportunities are you seeing in San Antonio? Answer: San Antonio has remained stable during the past several years and has con-tinued to add jobs and people to our city. Multiple companies have been moving to San Antonio over the past few years and now with the discovery of the Eagle Ford Shale oil and gas reserve, it is helping with the continued growth.

Q: What is the best part of being an in-vestor and buying in San Antonio? A: Due to our economy and great rental market, it is easy to cashfl ow in our city. With the cashfl ow and with the stability of our economy, there will be future apprecia-tion of your properties, which all add up to a great investment.

Q: How is the rental market?A: The rental market is at an all-time high right now. The occupancy rate is 92%.

Q: I understand the military bases pro-vide a great tenant pool and also eco-nomic stability. A: Yes, all of our proj-ects are in close prox-imity — within a 15 minute drive to all of the major bases in San Antonio.

Q. What makes Pros-perity Homes and In-vestments unique in the marketplace? A: We are the only new home builder that specializes in building townhomes, duplexes and fourplexes. We develop our own subdivisions in locations that have high rental demand and are in strong areas for future apprecia-tion. We are able to give the inves-tor instant cashfl ow and even equity when they purchase. We have also been success-ful in setting up our developments so the investor can purchase a fourplex building, but later sell them individually as town-

homes if they choose to really maximize their return. We also provide a full two to 10 year warranty to the investor to pro-tect their investment.

Q: Do you prefer multifamily rentals as an investor? A: I prefer our product because we offer

several advantages to our in-vestors, which means higher rents and higher occupancy lev-els. First our units are set up as townhomes with a garage and backyard. Second, we have 3 bedrooms with 2.5 baths with great amenities that include granite counter tops, concrete stained fl oors, crown molding and built-in niches. Lastly, we also include a park and pool in our neighborhoods. As a tenant you can get everything at one of our developments that an apart-ment can offer, but you also get a garage and yard with no neigh-bors above or below you.

Q: How long have you person-ally invested in real estate? A: I have been investing since graduating college in 1994. I own both single family and multifamily properties.

Q: What do you foresee for the San An-tonio market for 2012? A: Based on the last few years, San Anto-nio has as bright of future as any city in the United States. Our government is very pro business and you can see that when you arrive here. In 2012, and beyond, we will see continued growth and success in San Antonio.

Market Spotlight: San Antonio, TXLOCATION:San Antonio, TXCOMPANY:Prosperity Homesand InvestmentsCONTACT:Clay Schlinke ph: 210.771.0861web: ProsperitySA.com


townhomes, duplexes Clay Schlinke and his family

Phoenix is a great place to in-vest in real estate. On February 9, 2012, CNBC.com released a slideshow on the “Top 10

Turnaround Towns” in the nation. The slideshow placed Phoenix at number two.

Two years ago, Ray Bansal, president of USA Property Investing, a company that spe-cializes in turn-key property investments, had already pre-dicted that the Phoenix met-ropolitan area would be one of the most promising areas in which to invest. This has been proven to be true partially due to the historically low prices coupled with the state’s commitment on supporting economic growth in key industries.

In a recent article published by the Wall Street Journal on March 13 of this year, Thomas Lawler, an independent economist declared that “Phoenix has hit a bottom.” The article also stated that the low prices in Phoenix paired with the upswing in the economy has led to an increased demand in hous-ing, and not just from first-time home buyers. Big and small investors are snapping up the bargains. In fact, one quarter of all properties sold last month was to an out-of-state buyer.

Although it may seem like the window of opportunity is almost gone,

with the right team, investors can still purchase investment properties that will bring them immediate cash flow and long term appreciation. However, investing in an unknown market can be a huge concern for many investors. Ray

Bansal understands this, and with his 20 plus years of general construction and real estate experience, Bansal has developed a turn-key investment system designed to eliminate concerns and doubts for real estate investors.

Through this process investors can choose from fully rehabbed cashflow-ing properties, some already rented, in great family-oriented neighborhoods. The turn-key system allows for USA Property Investing to handle the whole transaction from beginning to end. This includes fully rehabbing the property, scheduling appraisals and inspections, all the way through to tenant placement

and assigning a property management team.

Bansal also knows that for some investors hands-on research is the only way to develop a real comfort level when investing. That is exactly why

Bansal started a Phoenix Investment Property Tour, so investors can meet with him, learn how the company works, the many benefits, and view the market first hand.

By attending the Phoenix Investment Property Tour, investors can view the workmanship of the rehabbed properties, as well as evalu-ate the various neighbor-hoods and view some of the commercial developments currently enhancing the Phoenix economy. Along

with the research and analysis provided by USA Property Investing, investors can now make a truly informed choice. The team at USA Property Investing is fully invested in their clients’ success and can tailor the investments to suit the individual investor’s personal needs.

Don’t have all the cash needed for a purchase? No problem, USA Property Investing has the resources to help you achieve your goals. Many financing options exist, so contact Ray Bansal at (888) 616-3706 to learn more.

Learn about their next tour, at:PhoenixInvestsmentPropertyTour.com

Phoenix Starts Recovery


by Wendy Pineda

“What we can be, we must be,” is one of Dr. Maslow’s famous quotes.

Abraham Maslow is the father of human-istic psychology. He is renowned for his Hierarchy of Needs and Self Actualization theories. Most of his writings are about human motivation and personality. Today, his teach-ings are successfully applied in fields of business, marketing and communication among oth-ers. Maslow was born in New York 1908 and died in 1970.

"If you deliberately plan on being less than what you are ca-pable of being then I warn you, you will be very unhappy for the rest of your life.”

— Abraham Maslow Dr. Maslow believes human

beings have an instinct (need or impulse) that drives them to be the best they can be. On the oth-er hand, he says that the story of the human race is the story of men and women selling themselves short.

So what gives? Let me give you an ex-ample. Imagine drawing a straight line that goes to infinity on both sides, from one end to another. Now think of yourself standing in the middle of this line, which we call point zero. One side of the line starts with plus 1, plus 2, plus 3 and so on to plus in-finity. On the other side of the line, you have negative 1, negative 2, negative 3 and so on to the negative infinity.

Dr. Maslow states that at any given mo-ment, when you are faced with making a decision, you have a choice to move for-ward in the direction of growth (plus side of the line) or step back into the direction of safety (comfort), which is on the nega-tive side of the line. So that if you are at point zero and faced with a challenge that requires a decision on your part. What will you choose?

What do most people do when confront-ed with problems of life? They usually step back into safety or the negative terri-tory. The first such decision results in go-ing back to negative 1. And so they justify by saying, “it’s nothing, I just went back one step, I can always make up for it lat-er.” But here’s the catch that most people miss. It really cost them two steps and not one! They could have made a decision to move forward into growth, which would

have put them on the plus 1, but they chose to step back to safety and landed on negative 1, the difference of two points and not just one, as com-monly believed.

Here’s what’s worse. Every time you make such decisions, the gap between what you could have done and what you ac-tually did grows wider. Dr. Maslow

affirms that all our regrets, anxiety, frustra-tions, unhappiness, anger, depression, etc. lies in that gap which separates growth from comfort or realizing one’s full po-tential from settling for less (selling one-self short.) People take all kinds of drugs for various mental and emotional condi-tions when all they have to do is to pick growth over comfort and security. Speak-ing of which, do you really believe there’s such a thing as security in life? If you think about it, it becomes clear that “security” is a myth. After all, we have very little con-trol over events and what will happen next. Some schools of thoughts recommend the notion that if you want “security” it’s best to seek insecurity! By that, they mean to simply allow things to take their natural course. That does not mean you sit back and do nothing. Rather, you do the best you can but not get attached to the results. Only in this way you would be able to experi-ence a life of joy and fulfillment.

Back to our discussion of why the vast majority of people choose comfort over growth almost every time they make a de-cision in life. Is there any hope of revers-ing this vicious cycle? And the answer is………….. Yes! It’s possible and you won’t need several lifetimes to get it done! You surely can reverse this process but it requires effort initially. But in the long run your life will be a lot more effortless!

Just so we are clear about growth ver-sus comfort, I’ll give a few examples of how people choose safety over growth: 1. You got angry at your son and decid-ed to break off communication a while back. An opportunity arises to sit down and talk things over, but you take the easy way out by going into your comfort zone and watch the ball game. 2. You need to get up early and take care of something important. Instead, you look at the clock and go back to sleep! 3. You find a good property to invest in but at the last minute you’re gripped by fear and chicken out!

Recognition is the half way to transfor-mation. So, first examine your own life and look at moments when you could’ve and should’ve gone for growth but you chose safety. Then realize that the gap where all this negative energy resides is dragging you down. Since there’s not much we can do about the past, we need to take action in the present to af-fect future. For those of us who insist to live in the past, the famous poet, Omar Khayyam has this to say: “the moving finger writes and having writ moves on. Nor all thy piety nor wit can lure it back to cancel half a line, nor all thy tears wash out one word of it.”

Once you come to terms with your past and realize you can still do something about your future in the present time, then resolve to never again step back into safety when you can choose growth instead. As you begin to make decisions that are more growth based and less on safety, you will see that the gap is get-ting narrower and narrower. Soon you'll gain control of your life and move in the direction of self-actualization, which is, according to Maslow, where you can re-alize your full potential and maintain a happy and fulfilled state of being.

To your success and life of abundance,

Sam Sadatwww.samsREclub.com [email protected]

“What We Can BE, We Must BE”

motivation


Sam Sadat

BuyMemphisForeclosures.com is your ideal source for port fo l io -bui lding and

cash- f lowing propert ies in Memphis , Tennessee and other c i t ies . W e

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By Robert Feol

A few short years ago, business partners Bert Miller and Hans Guenther had a business that was primarily focused on de-

livering retail level homes to end users in Memphis, Tennessee. Their partnership, which has spanned over 20 years, was thriving, as they realized their mission to take on foreclosed, non-performing real estate, revitalize it, and provide desirable housing to their buyers while reinvigorating the tax base.

Then, the credit crisis hit and the two partners found themselves be-ing forced to redevelop their business model.

The so-called credit crisis has challenged today’s modern real estate investor in a variety of ways, but for investors like Miller and Guenther, the fallout was a significant one — the major-ity of their purchasers were unable to buy homes, period.

“It was like the hammer falling,” says Bert Miller. “We woke up one day, and so many of our pending purchases were being challenged or falling apart due to new appraisal restrictions, HVCC rules, etc... Changes in credit were hamstringing families who wanted to purchase their pri-mary residences. We began to realize that our only answer to the problem rested not in waiting and hoping things got better, but in radically revolutionizing our busi-ness model. There was simply no other way to continue our business in its current incarnation.”

Enter the MatrixMiller and Guenther had come to a cross-roads, not just metaphorically, but literally speaking. What do two ‘rehab to retail’

winters with little to no snowfall; •A high rate of foreclosures, al-

lowing properties to purchased and resold inexpensively, pro-

viding an optimum product to an end buyer; •A dollar-based economy;

Miller and Guenther, who already held 300 rental homes between them, had no problem filing in the logisti-

cal blanks, which remained to be identified for them to pro-

duce what is, today, a brilliant success story in the making. They

already had a licensed realty broker-age, which was managing their portfolio

successfully. Why not offer that service to investors in the scope of a truly ‘turnkey’ system that provided investors who wanted to purchase full-service properties in Mem-phis great investment homes that were on-line and performing

Going the DistanceWhat really sets Miller and Guenther apart is their clientele — almost 100% of their end-user sales are to international investors. Miller and Guenther have traveled exten-sively, spending a significant time in Sin-gapore in 2011 working with their clients, and they are scheduled to travel to New Zealand and the United Kingdom in the early months of 2012 as keynote speakers, discussing their turnkey real estate system to foreign investors. The early prognosis for 2012 anticipates Miller and Guenther selling about 150 homes to foreign buyers this year, not counting their domestic out-put and retail, and the end-user sales they still engage in.

Establishing a truly turnkey system wasn’t the difficult part of reinventing the business model — the difficult part, ac-cording to Hans Guenther, was convincing investors that there wasn’t some kind of hidden “angle.”

He adds: “We had so many investors af-ter meeting us and hearing us at seminars ask us bluntly: ‘What’s the catch? What are you guys hiding? This seems to good to be

Hans Guenther and Bert Miller

Going Global to Meet Demand

real estate investors do when their entire target sales group evaporates before their eyes? While any investors would tuck tail and run, or become complacent in trying to

simply find a new way to address the problem of U.S. mortgages be-coming few and far between, the pair opted to ‘take the red pill’ and go a bit further down the rabbit hole, asking a hard-hitting and probing question — if our target mar-ket has disappeared, who then IS our target market?

The answer was found, interestingly enough, outside of Memphis, Tennessee.

Miller and Guenther had focused so in-tensely on their domestic market in their resident city that they had forgotten the whole world was, literally, just waiting for them to show up.

They started to reassess the value of their product, and looked at it in its most con-summate and simple form. Memphis, Ten-nessee real estate offered:

•Incredible cashflow per square foot;•Low purchase points per square foot;•A stunningly high per capita rent al rate (almost 50% of the population of Memphis is comprised of renters seeking rental homes);•A Southern climate, which had mild

Small Real Estate Company Finds Success Taking its Business Model to an

International Audience


Continued on pg. 45

BuyMemphisForeclosures.com is your ideal source for port fo l io -bui lding and

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offer ing prefer red inst i tut ional, pr ivate and owner f inanc ing.

Visit us on the web: www.BuyMemphisForeclosures.com (901) 870-2301

BuyMemphisForeclosures.com is your ideal source for port fo l ioBuyMemphisForeclosures.com is your ideal source for port fo l io

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A division of American Foreclosure

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Memphis’ Finest Foreclosure Experts

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Trading Stocks VS Investing in Stocksby Tyrone Jackson

Can you really earn $8,000 profi t per month trading stocks online? Yes you

can. There’s a reason the really rich own and trade stocks AND buy real e s t a t e . T h e stock market h a s a l w a y s been a place to earn fast, s e x y m o n e y for those that have a fi nancial education. So what’s t h e p r o b l e m ? M o s t Americans never seek to be fi -nancially educated themselves,

therefore they are locked out of the greatest game in the world… investing and trading stocks. For way too long the stock market has been an ex-clusive playground for the up-per class. Today stock research and the ability to trade is just a click away.

There are two major ways to earn money in the fi nancial markets. They are investing, (purchasing shares and letting them increase in value over the long term), and trading (buying and selling shares very quick-ly). The real estate equivalent to stock trading is buying a house, fi xing it up, and then selling it for a profi t as soon as possible.

As a stock investor, your in-tention is to purchase shares of

a company whose annual and quarterly earnings are rising. Historically, increased earnings creates pressure on the stock price to increase. Stocks that

trade above $100 per share have in-

creasing earn-ings. In the

We a l t h y I n v e s -tor pro-gram we refer to t h e s e

c o m p a -n i e s a s

“good dates.”As an inves-

tor, you’re hoping that the company continues to have success and earning in-

creases over a long period of time, let’s say two to fi ve years. When XYZ’s stock price in-creases from $100 to $110 and you own the shares, your investment has increased in value ten percent. That means your $10,000 is now $11,000. In the above scenario you only have a paper profi t. An actual profi t results from selling your shares.

Once a stock price has in-creased, you have several inter-esting choices, you can:1. Sell XYZ stock for a profi t, and enjoy your ten percent return.2. Purchase more shares and ride the wave of success. 3. Find another company to invest in using the same crite-ria that led you to XYZ.

A trader takes a different approach to stocks. A trader is in the game of taking small quick profi ts. Let’s take a look at a company like eBay (ticker symbol EBAY). eBay is cur-rently trading around $37 dol-lars per share. Maureen, a smart, intelligent and attrac-tive real estate investor and entrepreneur, understands that to create real wealth she needs to be diversifi ed. That means owning stocks and real estate. She likes investing in Dow components like MacDonalds, AT&T and IBM for the long term and using a small portion of her investment capital for trading others. One of her fa-vorite stocks to trade is eBAY.

On Monday shortly after the

stock market opens, Maureen logs into her online brokerage account and purchases 1,000 shares of eBay at $37. That’s a total investment of $37,000. She’s willing to sell the shares the second they reach $38 dol-lars and capture a quick profi t.

Maureen is not day trad-ing. Day trading requires that you sit at a computer while the stocks are trading and buy and sells stocks when they increase fi ve to ten cents above your purchase price. Most people who attempt day trading lose money.

Instead, Maureen prefers to volatility trade because the free software in her brokerage ac-count will trigger a sell of her eBay shares while she’s out in the world enjoying her life.

Wednesday, two days af-ter Maureen purchased her eBAY shares, the stock’s price reaches $38 shortly af-ter the market opens at 9:30 a.m. eastern time. The soft-

ware inside of Maureen’s account automatically trig-gers a sell while she is at the gym. When she returns home, Maureen gets an email and discovers she has just earned a $1,000 profi t from the sale of eBay shares. How did that happen? Let’s re-view. Monday Maureen pur-chased 1,000 shares of eBay at $37. Her total investment was $37,000. When the share price reached $38 her 1,000 shares were sold. Maureen’s initial investment of $37, 000 was returned to her account plus a one dollar per share profi t. One dollar multi-plied by one thousand shares equals $1,000.

If Maureen can buy and

diversifi cation

Isn’t it time you added stock market trading to your list of revenue streams?

Continued on pg. 46


3. New Infrastructure Improvements, 4. Easy Affordability, 5. Opportunity for Appreciation, 6. Tightening Vacancy, 7. Sales Inventory is Turning.

Based on these seven factors, I then as-sess the area’s median rent prices. It is im-portant to analyze the median sales price, quality and quantity of the houses in a given area. The areas offer at least a 1.25% or bet-ter rent ratio (monthly rent/sales price) get a second look. When it’s time to buy, I look for houses that will cashflow at just under the area’s median rent. Buying the right property is only a small step in investing success. The biggest factor of profitability is keeping your property rented. A lower rent range will expose your properties to the largest group of potential renters in the area and let you select the best tenants.

So, going back to the question — “ Is it time to buy real estate and if so, where?” — Yes it is the right time to buy. Where? In a market that will provide you stable, depend-able cash flow for the long term.

Contact Lori Greymont at [email protected]

price, square footage, cap rate, asset specif-ics, etc.

The platform lists the assets for auction, and people are able to deal directly with each other.

“I’m allowing the buyer and seller to talk with each other direct and connect without any regulation – This greatly increases the chances of getting a deal done – The other sites won’t do this because they afraid of being cut out of the loop and not getting their fee after the transaction.” according to Piscano.

This helps with the buyer and sellers coming to an executed transaction faster. The website attracts global buyers and each buyer and seller is different and the personal relationship of direct contact is

extremely valuable. Having thousands of connections on

sites such as LinkedIn.com personally Pis-cano knows the value of an online network and wants to allow RealBay’s members to truly capitalize on the exposure the site will allow them to have to potential clients as well. The site will have several varia-tions on the style of listings and auctions users may use. “Own it now” and “Best Offer” selections will be available to peo-ple, according to Piscano.

Currently, the website is open for the public to create accounts at no cost. It is a traffic-based website and sponsored op-portunities will be available soon to spe-cific service providers that would like to be showcased to members when those mem-bers need them the most. “In the future, we envision a site where users pay nothing and we truly become a free real estate marketplace and social network, driven by our members activity similar to Facebook,” Piscano explains. The site will allow for networking con-nections between REALTORS®, investors and different types of real estate service providers in a busy and exciting online marketplace.

For additional information, be sure to visit www.RealBay.com

tematic process to help you evaluate potential property for investment pur-poses.

By using this software the investor evaluates each property the same way using the same criteria. This approach allows the investor to identify his return on investment (ROI) using a standard set of rules for evaluating all properties.

As shown in the table and the charts on page 22, multiple properties are displayed side-by-side in numerous il-lustrations comparing the performance metrics of each. This enables the inves-tor to quickly grasp the relative value of one property over another.

As an investor, this is what you need to be focusing on, relative rates of return and values set on the same criteria.

RPA allows the investor to tailor the software to his individual market and

then evaluate any property he looks at against the same criteria. Hence the con-sistent, repeatable results all profession-als look for to evaluate their work.

Just like the serious golfer who buys the best set of clubs he can, savvy inves-tors need decision-based tools that assist them in making fast, comprehensive and accurate assessments of a potential prop-erty’s value. Gary Geist is a seasoned real estate in-vestor with over forty years experience. He has owned property in several states in the Midwest and currently has large property holdings in Ohio, Indiana, and Pennsylvania. He is the owner of Hom-eReplay, LLC, which is based in the Midwest and provides tools and turn-key investment solutions to investors world-wide. For more information about RPA visit online at: www.homereplay.com

business at present, primarily due the in-creased difficulties of potential clients get-ting financing. Many Section 8 properties have been located in neighborhoods that have added to the problems in acquiring buyer-financing. BH&R determined that buying in the more upscale neighborhoods significantly increased the prospects of a positive return for investors. The much lower turnover rate in these neighborhoods was greatly aided by the tenant base. It’s the age-old real estate mantra of “location, location, location.” Whalen believes that if you focus your efforts in areas where people want to live, you’ll get a different client and a different tenant base. They’re only buying out in the suburbs these days.

BH&R’s investors don’t usually worry about the need to get financing. Almost all deals are sealed with cash; with many clients using savings and retirement funds.

BH&R remains aware of the com-petitive marketplace, but Whalen puts a 20-year plus career on the line. Having only specialized in the Cleveland area, he knows the area like the back of his hand. It’s a people-oriented business and he proudly points to the fact that he’s on a first-name basis with all the people that matter. He recognizes that the over $5 bil-lion in construction taking place in Cleve-land will attract investors from the world over. He wants potential investors to know that he’s there to serve their interests.

Visit online at: www.BuyHoldRent.com


Buy, Hold & Rent, pg. 26

Rapid Property Analyzer (RPA), pg. 22

RealBay.com, pg. 11 Spring has Sprung, pg. 9

ing any payments pre-suming he could buy another couple years of free rent. This time, we waited for six months (listening to his empty promises and excuses).

When we were fi nally able to effect foreclosure, as per our agree-ment, the lis pendens (Notice of Legal Ac-tion) hit the newspaper, immediately luring the so-called “Consumer Advocates” out from under their respective rocks by the dozens. The particular “extortionist” that Mr. Williams selected agreed to sue us for “equity stripping” and taking uncon-scionable advantage of the poor, gainfully employed man who earned approximately $10,000 per month but refused to pay his $3,500 monthly mortgage payment (for two and a half years by this time).

At the settlement conference in court the two opportunists (client and attorney) sug-gested they would settle with us for an even $1 million dollars. When we insisted on a trial, the attorney decided that he’d now settle for an even $40,000. We countered with an offer for him to stick his head in a bucket and requested a jury trial. That turned the tables on Mr. Lawyer, since he was basically broke (as many are), and not getting paid by his client, hoping for a set-tlement and payday. Since he would have had to front his client’s court costs, he just gave up (i.e., Williams vs. Land Partners of American, Va. Est. January 2007).

The basic lesson to be learned here? Be-cause the property in question was held by a third-party, bona fi de, properly structured title-holding land trust, all claims of Eq-uity and Unlawful Eviction and Wrongful Foreclosure fell on deaf ears. Without the land trust, everything would have turned out completely differently, and in addition to our $96,000 and $25,000 court costs to date, we would have lost the house and been sued for a couple extra hundred thou-sand dollars to boot.

Regarding real estate ownership in par-ticular, some legal advisors will tell you that you do not need to use a Land Trust. They’ll often suggest that you hold title to your real property in an LLC instead. This is not necessarily bad advice by any means; it’s just not great advice. If you are interest-ed in setting up the BEST structure to pro-tect you and your real estate assets you’ll

start with a Land Trust fi rst, then bring in the LLC secondarily as the (or “a”) benefi -ciary of the land trust.

So, what is a Land Trust? Unlike most trusts, the Illinois-type land trust isn’t a trust per se at all. Despite the terminology, the corpus of a “land trust (the entrusted property)” is not vested in a trust: it is in-

stead vested in an entity that is designated to serve as a trustee for the benefi ciaries (not for a trust). Land Trusts are essential-ly privacy tools for real estate asset protec-tion. In other words, they are structured so as to obfuscate discovery by the public of a property’s ownership control.

BiggerPockets Hosts a GroundBreaking Summit

The most sophisticat-ed investors in the real estate industry

are fl ocking to Denver, CO on March 23rd and 24th for the fi rst annual BiggerPockets Real estate Investing Summit 2012. The event, produced by the nation’s most popular online real estate network, will take place at the Colorado Convention Center.

Over 200 years and thousands of deals worth of real estate investment experience will be available to those attending. Scheduled speakers include some of the most renowned investors in the industry, including: Bruce Nor-ris of the Norris Group, best known for his California Market Timing Report;

Geraldine Barry, the head of SJREI Association whose club was winner of the 2010 Award of Excellence from National REIA; and Tah-ani Aburaneh a self-made multi-millionaire real estate developer and author of Real

Estate Riches.“Our goal is creating this unique con-

ference is to provide experienced inves-tors, and those trying to learn, with a no pressure, no nonsense, and no upsell environment,” says Joshua Dorkin, Big-gerPocket.com’s founder and CEO.

Tickets for the two day event, which includes access to all conference ses-sions, are $250. For more information, please visit: http://www.biggerpockets.com/conference.

More Cashfl ow, Less CashLooking for a way to

jump into real estate by utilizing leverage? Then talk to the Gosser Bighaus Team at Guild Mortgage. The team is led by Steve Bighaus and Jason Gos-ser, who specialize in rental property fi nancing.

“We have techniques and loans that many lenders do not offer, and usual-ly don’t even know about it,” Bighaus explains, and adds that they work with many out-of-state investors.

With all the negative me-dia coverage, many investors wrongly assume that investor loans are impossible to get, but that assumption is false. Take a look at some of their numbers:

Gosser Bighuas weekly average:Total Amount Funded: $330,725Equity Partners: $130,275Cash Flow: $1,931.99Gosser Bighuas monthly average:Total amount funded: $1,124,087Equity partners: $468,913Positive Monthly Cash Flow: $8,983


Joshua Dorkin

Jason & Steve

Bill Gatten

Ate you a Target for a Lawsuit? pg. 23

of default. The executed reverse quit claim deed held in escrow prevents the need to go through lengthy and expensive foreclo-sure proceedings and allows the lender to take title to the property, which lender can hold, sell, and/or assign note to a different pre-approved refi nance borrower. Since we loan up to the borrower's maximum loan to value ratio, typically 70% to 75% minus closing costs, that leaves 25% to 30% eq-uity in these properties to further minimize

risk. We hold and escrow the renovation fees with new borrowers and provide a dis-bursement schedule based on the renova-tion list they provided to the appraiser to ensure the added value has been made to the property. Since 2008, we have funded over 100 transactions with 0% default rate. We contribute our 0% default rate to our system in which our funds are only acces-sible to those borrowers pre-approved with our preferred lender, whose experience has proven to close the refi nance loan with these borrowers based on their initial pre-approval qualifi cation.

Now that we have explained our process for minimizing risks through our lending requirements, lets progress to the good stuff, the returns. We offer our investor lending partners 2 points (%) of the loan amount plus 12% interest. We do not pool investor funds together. We match each investing lending partner to the each in-dividual loan. The refi nance process can take between 30 to 90 days therefore, an example, if the investing lending partner funded $200,000, investor would receive 2 points (%), $4,000 plus 12% interest only payments of $2,000 per month. If the re-fi nance closed in about 30 days, the total profi t would be $4,000 plus $2,000 total-ing $6,000 and their $200,000 reimbursed

by C. Han of 360 Investments

As of just recently, a six month Certifi cate of Deposit (CD) interest rate was a whopping

0.45%, a 1 year CD was 0.76%, and a 5 year CD was 1.61%. Checking and savings interest rates are 0.52%. Other banks like Bank of New York Mellon (BNY)

announced last year that they will start charging savings account holders 0.13% for holding their cash. With the stock market drops, many people are moving their mon-ey into a saving or CD just to minimize the loss of capital they experience so frequent-ly in the stock market. Due to many inves-tors lack of resources to other investment vehicles, savings, CDs or mutual funds are their only options besides sticking it un-der their mattress. With high infl ationary times, these measly interest rates are noth-ing: $1,000,000 with savings rate of 0.52% earns $5,200 a year / $433.33 a month.

There are many other investment vehi-cles that offer much higher returns. Many uneducated investors think any returns higher than traditional savings, CDs or av-erage stock market returns are riskier, and that could very much be the case, but you will learn how hard our investors’ money is working for them while still minimizing risks. There are many titles that coin this type of investment activity such as Hard Money Lending, Private Money Lend-ing, Trust Deed Investments, Notes, Being the bank, Mortgages, Bridge Lending and many other known titles. Our investor lend-ing partners earn on average of 20% to 32% returns on their money. Our lending pro-gram is short term, up to 90 days, offered to borrowers purchasing residential (1-4 units) real estate for monthly cash fl ow investment

bursement schedule based on the renova-holding their cash. With the stock market

announced last year that they will start charging savings account holders 0.13% for holding their cash. With the stock market

risk. We hold and escrow the renovation fees with new borrowers and provide a dis-bursement schedule based on the renova-

announced last year that they will start charging savings account holders 0.13% for holding their cash. With the stock market

How Hard is Your How Hard is Your Money Working?Money Working?

Continued on pg. 46

p u r p o s e s . We m i n i -m i z e t h e risk of our loan by only lending to borrowers who are pre-a p p r o v e d for the refi -nance loan.

We send potential borrowers to our pre-ferred mortgage banker to get pre-approved and the banker runs the borrower's credit, fi nancials and then provides a pre-approval letter with their maximum loan amount and loan-to-value ratio. Based on the bor-rower’s pre-approval fi gures, we loan up to the borrowers’ maximum refi nance loan to value minus their refi nance closing costs. These borrowers are real estate investors purchasing distressed properties using our short-term funding so they can make stron-ger offers with quick closings that get ac-cepted. These borrowers add value to the properties through proper renovation there-by increasing its value and then refi nances which pays off our short term loan based on this new higher value. The risks asso-ciated our investment lending program is the borrower’s inability to refi nance due to loss of job/income, death and/or real estate market depreciation lowering value, requir-ing borrower to bring funds to close, which they may not have. We minimize the risk by requiring borrowers to get pre-appraisal report(s) with the approved appraisers on the refi nance lender’s list. We secure our position on title by taking fi rst (1st) lien position with Trust Deed/Deed of Trust/Mortgage (depending on the state). Our closings also require lender’s title policy, property insurance and a reverse quit claim deed executed and held in escrow in case


risk of their fi rst investment. They should not just look at returns on paper — there are a number of factors that may whack those projections. We are doing webinars to edu-cate investors. They can also download our white paper: “Critical Mistakes in Real Es-tate Investing” from our web-site www.homeunionservices.com. We also invite investors to “like us” on our Facebook page (www.facebook.com/homeunion), where we offer several tidbits and research on real estate investments.

Q: Do you have any tips for more experienced investors who may have lost money during the recent bubble?A: Experienced investors are like day traders, they know which stock to pick and when to buy and sell. The single-family real estate market hasn’t had the same level of published research that other markets enjoy. HomeUnion is changing this and experi-enced investors can now tap into new markets and ana-lyze data to reduce their risks without having to fl y all over the country to do this.

For more information, visit:HomeUnionServices.com

true!’ And the fact of the mat-ter is, our homes are general-ly returning net yields of 12% to 15% consistently, which in and of itself is quite remark-able. It is a testament to the adaptability and effi cacy of the system my partner and I designed.”

Miller and Guenther are certainly at the vanguard of the pack of today’s whole-sale turnkey providers. But, beyond their innovative busi-ness model and international

nating international inves-tor, therefore, faces a unique challenge when they fi nd that modern institutional bank fi -nancing in the United States is not favorable to the foreign national who wishes to take advantage of a weak Ameri-can dollar and truly depressed American housing markets, however opportunistic the timing is.

Most banks will just say ‘no’ to foreign investors who want to apply for loans from American banks. Miller and Guenther, again, had an al-ternative answer that was, unbeknownst to them, going to have a dynamic impact on their business and transaction volume — the use and imple-mentation of private lending.

By partnering with a local lender who has just imple-mented a trademarked private lending paradigm created by a local Memphis real estate investor, Miller and Guenther

Besides turn-key rentals, the Premiere Equity Group offers a number of products, business models, and revenue streams that cater to each type of inves-tor, including:

Acquisition Lending: Great products for passive investors, currently offering great returns on short term funding for ac-quisitions.

Cashfl ow Properties: The company’s specialty, setting up quality rental property, qual-ity renovations, in great areas, with their in-house property management division protect-ing the investments.

IRA conversions: Using self-directed IRAs to take advantage of tax saving opportunities.

Pre-rehab purchases and pre-funding: Pre-fund your own deal to insure the lowest possible basis for each transac-tion.

Marketing Program: Pay-ing investors to market for the company and paying up to $1,500 per sale per client.

Premier Equity Group is looking to make 2012 profi t-able for its investors. Premier Equity Group invites you to visit them on the web at www. EquityGroupOnline.com and explore the many investment opportunities available in their Southeastern markets.

clientele, the pair are espe-cially well known for their mastery and implementation of private fi nancing.

Private Financing Paradigms, Applied

As in the United States, for-eign investors are all about le-veraging their capital deploy-ment and insuring they are maximizing the use of other people’s money, whenever possible. Today’s discrimi-

began to offer non-qualifying, non-recourse, private lending for each and every property they offer to investors, re-gardless of nationality. This establishment of what is es-sentially ‘asset based lending’ has propelled their business forward.

Miller and Guenther’s rein-vention of themselves holds critical lessons for us all.

The real estate business in the past few years has faced a tumultuous and rocky path, one which has seen many in-vestors fall to the wayside.

In an industry vertical where only the strong truly survive, Miller and Guen-ther’s partnership demon-strates that adaptability and perseverance truly carries robust and great rewards, for those strong enough to cross the fi nish line.

Visit online www.BuyMemphis Foreclsoures.com


Premier Equity, pg. 32 HomeUnion Services, pg. 6

in participating in the real estate market, either as active or passive investors, a proven experienced team of real estate experts dedicated to assisting investors achieve their goals.

WhiteRock Capital’sTestimonials from Clients:

“Learning the real estate investment business is diffi cult, there are many aspects related to the business not brought out in the “Real Estate Investment Seminars,” as most seminars are a market place to sell ideas, and not the details of investing.

I have worked with both Anthony and Richard and be-cause of their combined knowl-edge, I have gained a better understanding of the business. I have more confi dence in knowing what to do and how

to avoid some of the pitfalls. Also, Anthony and Richard are always available to help in dif-ferent situations.”

~ Edwin Mizunaga

“Since May 2009, I’ve invested with Whiterock in about six projects including fi x and fl ips, wholesale deals, and now “buy and hold” cashfl ow homes in the Phoenix area. In every case, Richard and An-thony have gone above and be-yond to assure the investment was secure and profi table. My plan is to work with Whiterock to acquire ten additional rental properties in 2012.” ~ Joseph Hobbs

To learn how you can benefi t from Whiterock’s experience and rock-solid integrity, go to WhiteRockCapitalinc.com or call 877-228-6060.

WhiteRock Capital Creates Wealth, pg. 31

Local Company Goes Global, pg. 38

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through refi nance closing, generating a re-turn of 36%. If the refi nance took the entire note term of 90 days to close, the total prof-it would be $4,000 plus three payments of $2,000 totaling 10,000, which calculates to a 20% return. Therefore, our investor lend-ing program makes our investors’ money work harder, generating between 20% to 32% returns. Get educated and learn ways to make your money work hard for you by earning higher returns than the traditional savings and certifi cate of deposits.

sell her eBAY shares twice per week she will earn $2,000 per week; $2,000 twice per week for four weeks produces $8,000 per month in income. Instead of blindly placing her profi t from her real estate sales in a mutual fund, Maureen is earning fast, sexy money trading stocks.

Some of the advantage of trading stocks online are no closing costs, no attorney fees, and no credit checks. When you buy and sell the right stocks in a volatile mar-ket, the profi ts are fast, sexy and fun.

Again, Maureen is a volatility trader, not a day trader. She earns big profi ts from changes in a stock price without having to stare at a computer screen all day. How is this all possible? Maureen has a fi nancial education and understands that stock pric-es rarely remain the same throughout the day. They are constantly changing. The rapid changes in a stocks price is called volatility.

Financial freedom is about having and enjoying income from multiple streams.

Isn’t it time you added stock market trading to your list of revenue streams?

When Hollywood actors and Silicon Val-ley executives want to increase their wealth, they turn to Tyrone Jackson. He’s the founder and creator of the Wealthy Investor program. Each month, Jackson teaches beginners and seasoned stock market investors how to produce monthly income ranging from $5,000 to $30,000. He’s also the creator of The Wealthy In-vestor’s Guide to Stock Market audio CD series. Visit www.TheWealthyInvestor.net for details. A frequent radio and TV guest, Jackson has been seen on CNN/FN and NBC’s The Other Half. Send us your feed-back on this month’s column. We’d love to hear from you, email us at: feedback@the wealthyinvestor.net

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