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Private lending can generate mas-sive cash flow with all these benefits, along with the security to allow you to enjoy the life you’ve always dreamt of.

What is private lending? A private lender is somebody (who is not necessarily licensed) that under-stands the secrets of private lending, and how to use OPM (Other People’s Money) to make a ‘spread.’

Private lenders borrow money at a lower rate and lend it out at a higher rate, making a nice profit or spread, just like the bank!

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George AntoneOver the past five years, George has established his reputation as an expert in the fields of private money lending and trust deed investing and has become a national sepaker and teacher on the subjects.

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Published in Los Angeles by Manifest Media Partners (temporary mailing address: HRS, Inc., c/o Realty411, 490 First St., Ste. C, Solvang, CA 93463). ©Copyright 2007-2011. All Rights Reserved. Reproduction without permission is strictly prohibited. The opinions expressed by writers and col-umnists are not endorsed by the publishers and/or editorial staff. Before investing in real estate, please seek the advisement of a trusted financial adviser, attorney or tax consultant. Real estate investing can be risky and may result in loss of capital. Please invest responsibly.PRINTED IN THE USA. GOD BLESS AMERICA Connect to our virtual network on many websites, including:

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Ready to Exit Out of Your Day Job? Chris Clothier Shares Some Tips to Do Just That

Many investors begin their real estate career part time with the hope of one day turning their

hobby into a full-fledged business. Their goal is to be financially independent so they no longer have to work at their corpo-rate job. To help readers who are yearning for a way out of the rat race, we asked Chris Clothier, co-owner of MemphisInvest.com, to share his secrets on how he was able to turn his pastime into serious profit.

The Clothiers (Chris and his brothers, Kent and Brett, led by their father, Kent Sr.), have been real estate investors col-lectively for 51 years. About 10 years ago, their real estate investments went from be-ing a hobby into a full-fledged business.

In a short amount of time, their portfo-lio has grown to include over 120 rental properties. (Additionally, they have sold 193 properties to investors worldwide in 2010; and have closed 102 properties so far in 2011.)

So how were they able to expedite their success in a short amount of time? The first step may sound simple, but its importance cannot be stressed enough. From their ex-perience as investors and property man-agers, the Clothiers realize that organiza-tion is crucial for success. Chris explains: “Only after tracking and keeping clear re-cords can investors evaluate their business and take it from the status of hobby into a real wealth-building machine.”

Next, it’s important to keep tabs on property expenses. Maximizing monthly cash flow can be an investor’s ticket out of a corporate job, so keep close tabs on all costs. “Keep an eye on such items as tax appraisals, which affect tax rates, and insurance quotes,” Chris advises. “Each of these factors come right off the top each month. Keep track of them and periodi-cally make sure you have the best rates to drive up cash flow.”

Investors also need to be proactive when

dealing with vacancies. In this respect, Chris has learned tough lessons about keep-ing rentals fully occupied. “The first loss is the best loss,” he says and explains: “Inves-

tors have to understand that the first offer from a qualified tenant might be the best offer if they are in a tough rental market.”

He adds that many investors make the mistake of holding out for higher rent even

after a qualified tenant may request a rent reduction. Before saying, “No way,” Chris advises investors to think carefully.

“One vacant month can be the difference between a good year and a bad year,” he warns. “So if they are quality tenants, work with them and get them in your property.”

For the security of your properties, it’s im-portant to reduce risk as much as possible; just keep in mind that a certain amount of risk is good and needed for growth. In business, as in real estate, a fine line exists between expansion and risk.

Chris always advises investors to “use le-

verage to help build your portfolio.” Now, more than ever, leverage is im-

portant given today’s lending climate and rates. “Rates will not always remain this low and banks are very open to helping investors with good credit acquire loans at good rates. Get them while you can.”

If you dream of leaving your job for suc-cess in the real estate industry, then Chris recommends you surround yourself with the most successful real estate investors you can. “Listen to their advice,” he rec-ommends, “it’s one of the wisest moves you can make.”

Chris does exactly that both in his per-sonal and professional life as a coach with Fortune Builders, one of the fastest-grow-ing educational companies (not to mention #37 on the Inc. 500 list). He thinks hiring a mentor makes a lot sense from a point of reducing the learning curve and holding

yourself accountable to your goals. For the Clothier family, they rely on

valuable friends (some of their business mentors, who have helped their real es-tate investing com-pany, go back to the late 1960s). They also spend a lot of time participating in mastermind sessions with other entrepre-neurs and business owners. One thing to note is that the road to success may not always be easy, but if one stays diligent,

the path will eventually lead them in the right direction.

— Interview by Andre Sanchez

The Business of InvestingTurn the Hobby into Full-Time Profit

Maximizing monthly cash flow can be an investor’s ticket out of a corporate job, so keep a close eye on all costs.

Left to right: Brett Clothier, Chris Clothier, Kent Clothier, Than Merrill & Kent Clothier, Sr.


For more information, contact: 901.751.7191

Meet MemphisInvest.com

DATE CITYMay 26 DallasJune 1 San FranciscoJune 2 San JoseJune 15 Los AngelesJune 16 Santa AnaJune 17 San DiegoJuly 28 AtlantaAug 16 HoustonAug 18 DallasSept 16 & 17 Memphis

Would you like to learn more about investing in the Memphis market? Be sure to meet the Clothiers in person when they visit your city.

The Business of InvestingTurn the Hobby into Full-Time Profit

According to the Bureau of Statistics and the Department of Social Security, if you fol-lowed 100 people throughout

their lives and observed their financial sta-tus at retirement, you would discover that only five percent were financially set and ready to retire. Another five percent would have to continue working to make ends meet, 36 percent would be deceased and the re-maining 54 percent would be dead broke.

Sobering statistics aside, there is a way to increase your wealth without be-ing chained to your desk all of your life: passive income. Passive income, otherwise known as “mailbox money,” offers a stress-free way of life, one that many seek but few find. Once you’ve tapped into the power of pas-sive income, you won’t look at money or investing the same way ever again.

Gary Boomershine and George Antone, expert real estate investors and lenders, work with average individuals who are seeking ways to improve their passive in-come stream. Teaching their students how to set up and replicate the most effective way to create a passive income, students learn, step by step, a process of wealth cre-ation that many only dream of.

As an investor, you work hard to create a passive income for your family. When you first started, you had to attend semi-nars, take classes, and learn everything you could about how to be a successful real estate investor. You had to learn the tech-niques that work with different markets.

Life as an investor now means search-ing high and low for suitable properties, spending time and money marketing, talk-ing with a lot of people to discuss the deals, submitting a lot of offers, and dealing with a lot of headaches.

And then finally, locating a funding source...as fast as possible. Investors get

to deal with taxes, tenants, repairs...all the headaches. And they get paid last. Always.

Compare what you do now to what the banker does. The banker has to learn secret strategies of banking; how to shift risk to real estate investors. All they have to do is tell the world that they have money to lend and the leads flow in. They don’t have to

deal with tenants, look for deals, or anything else but simply create mon-ey out of thin air. Best of all, they get paid first! But you couldn’t be a banker, banks lend money out of the deposits that they receive...or do they?

Gary and George teach their students lending strategies they call The Banker’s Code. Through their compelling program, in-

dividuals learn how to use the banker’s secrets to generate pas-sive income safely and without working as hard as they did as investors. Their students have achieved an incredible rate of success; they have learned how to become the bank.

Private lending magic hap-pens when you use a combina-tion of OPM (Other People’s Money) and leverage. You can increase your wealth by doing exactly what the banks do. As a private lender, you have three different lending options, which can be combined with other strategies to in-crease your passive income exponentially:

1Debt financing - This simply means that you lend money out at a percentage and

collect repayment of principal plus interest on a monthly basis.

2 Equity financing - You charge a per-centage of the investor’s profits.

3 Combination of both - You collect both a percentage on a monthly basis and a

percentage of the profits as well.When you combine these lending strate-

gies with arbitrage (spread) and leverage, your profits are greatly increased; all with-out signing a loan, spending your own mon-ey or even getting your credit checked.

For example, using arbitrage alone, sup-pose you borrowed $100,000 at 8 percent and loaned it all out at 15 percent. The spread would net you $7,000 at years’ end after paying back your funding source. Not too impressive, perhaps, but when you add leveraging into the mix, that’s when you really get to see private lending magic in action.

Let’s say you leveraged the original $100,000, which you borrowed at 8 per-cent, four to one at the same rate, which increased the financing to $500,000 total. Lending out the half million at 15 per-cent interest would pay out $35,000 at years’ end, even after paying back your source(s).

Throughout their time spent teach-ing more than 250 students how to become

private lenders, Gary and George have devised a blueprint for suc-cess that they are sharing with oth-ers. They are of-fering an exclu-sive opportunity to a limited num-ber of individu-als through a free

one on one strategy session. In this session, Gary and George will teach you the most efficient method of providing passive in-come available: private lending.

If you’re a “take charge” type of indi-vidual who is willing to strike when you find the right opportunity, now is the best time to take advantage of this fabulous offer, as the current market is a highly profitable one for private lenders. Private lending has existed for decades because it’s safe, it’s lucrative and it’s scalable. If you’ve been looking for the missing key to generating passive income without all of the headaches, you’ve found it!

Check out www.justlikethebank.com and start enjoying the freedom today that a passive income stream offers.

A safe, lucrative and scalable blueprint for financial security



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Support:(888) 888-3612

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Support:(888) 888-3612

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The Banker’s Code

Gary Boomershine and George Antone

by Anita Cooper


The Banker’s Code If you are a real estate investor, agent, broker, homeowner or renter, you have often been presented with a contract to sign. How many times have you had that contract reviewed

by your attorney before signing? Need-less to say, that contract was written by

someone else’s a t t o r n e y, a n attorney with their interests in mind, not yours.

Most of us do not call an attorney to review our documents, much less to simply ask a question or to find out our rights because of the high hourly costs. Often we

don’t know whom to call. What if call-ing an attorney was

not a financial issue but a simple step as a prudent business-person to get the advice and help that you need to make the best de-cisions? Just think of the things you could speak to an attorney about: asset protection, loan modifications, short sales, landlord-tenant issues in multiple states and identity theft, just to name a few topics. What if you could access a top-rated attorney in any area of law, whenever you wanted, AND attorneys in ALL fifty states? This is where Pre-Paid Legal (PPL) comes in. PPL is built on the insurance model where you pay a monthly fee and then have a menu of avail-able services that are covered under your plan. But unlike a very costly health and auto insurance, Pre-Paid Legal has built a successful and affordable service. And un-like other types of insurance, members are encouraged to use their memberships, and use them often!

To encourage the Pre-Paid Legal mem-ber to use their plans right away, they offer a comprehensive will at no charge, and en-courage you to call an attorney to ask any

concerning questions. When was the last time your health insurance company called you to ask you to please use your policy? In fact, you may utilize your plan for most things the same day that you sign up and some pre-existing issues are also covered. For last ten years, my family and I have been using the Pre-Paid Legal Life Events Legal Plan. This has helped us with the day-to-day issues that come up for every-one: The speeding ticket, getting a rental deposit returned for our college-aged son, resolution to the credit card company dis-crepancy.

As for helping me as a real estate inves-tor, I could not even begin to say how many times that I have used the service, or could even begin to calculate how much money I have saved by doing so. Actually, it would be difficult to calculate the savings because I can’t say I would have used an attorney at $200 to $500 per hour every time I needed advice on a landlord-tenant issue or have

Affordable Legal Protection for Investors

Continued on pg. 54

by Lori Ellen Fouts

Market Spotlight: JACKSON LOCATION: Jackson, Miss. COMPANIES: HomeStar, LLC Premier Equity Group, LLC CONTACT: Julie Harrison (601) 291-0689 Justin Harrison (205) 616-3761

Q: What kind of opportunities are you seeing in your market? Julie Harrison: Simply put, great cash flow. Our investment team has established relationships in our community that allow our company to acquire qual-ity single family houses in stable neighborhoods, complete with renovations, leased and set up with property management.Our price points are hard to believe sometimes. For example, our investors are able to pick up a 4 bedroom, 2 bath full brick newly renovated house for $67,000, with an average rent of $875, which are great for 20 percent down financ-

ing. Our bread and butter cash houses can be acquired for $48,500, with an average rent of $750. It’s really hard to beat! Mis-

sissippi property taxes are among the nation’s lowest, also contribut-ing to the great cash flow equation.Q: How is your mar-ket handling the eco-nomic slump? Justin Harrison: It re-ally depends on who you’re talking to. Our

company and other investors in our com-munity are having great success. Jackson, Miss., was not a bubble town, we were never inflated like other high-appreciation and over valued areas. We are still retail-ing houses, therefore we still have great comps and a good mix of home owner-ship in the areas where we are providing investment properties. The banks are the one’s taking the bath. We continue to pick up their discounted inventory, get the prop-erty rehabbed and get it performing again. We’re not sure how long its going to last, but we are going to take full advantage of this slump. Q: What is the best part of being an in-vestor in your city? Julie: The demand for Jackson and our houses has been awesome, we stay sold out. Investors from across the country are coming in weekly. We have met investors from California to Australia, investors from almost every state have contacted our com-pany at some point. I have built high-end new construction houses for 30 years, mil-lion dollar homes. Now I’m buying middle income houses and have become a more

Julie Harrison

Q: Are there any special financing or programs avail-able that inves-tors should know about? Justin: It’s becoming more of a cash game

everyday. With that be-ing said, we still have 20% down financing available. We keep our transactions clean,

no creative financing, it just doesn’t work long term. A 20% down purchase runs about $17,000 out of pocket and includes closing costs. Most investors can get up to four mort-gages. We do have fi-nancing available for properties over four, but you have to have strong

cash reserves.Q: What tips or ad-

vice do you have for our readers? Julie: As always, due diligence is key in any venture and the understanding that we are in a long term investment period. Buy and

hold what you can within your means. With our company, we love for our investors to come visit us and see all the upside to Jack-son. We want to meet you and see you face to face. We want you to see what you’re investing in. Remember this is a long-term rela-tionship. We want you to be comfort-able with our team and we want to be comfortable with the investor.

buy-and-ho ld investor. I wish I would have started 20 years ago, in the last three years I’ve c o m p i l e d 2 5 free-and-clear rentals. I’ve never had so much fun with real estate. Q: Why should investors buy rentals in your area? Julie: You have two key components, the MARKET and the TEAM, the team is invaluable. I would say we are bit seasoned, we’ve seen it all at this point. We’ve drilled down to the best areas that yield the best re-turns. We really believe in buying a rental property in a home ownership area, ver-sus buying a rental property in a rental area. We like to have neighborhood pride.

It all starts with picking a good house and ending with strong property manage-ment. Our turn-key approach tends to work

the best. We handle the transaction from start to finish. You have a performing in-vestment from day one.Q: What makes your company unique? Julie: Experience, thirty years of building has helped establish our in-town relation-ships from bankers to contractors. Over-coming obstacles and backing up our work separates our company from our competi-tors. To back that up, we offer a one-year warranty on repairs. Yes, we are that con-fident in our houses. Going back to the TEAM concept, when you buy from us you join our team. You become an investor with us, it’s a long-term relationship

Log On to Our Private NetworkFREE to Join * LIVE Chat Availablehttp://realty411guide.ning.comFind Events, Deals, Friends & MOREQuestions? [email protected]

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Meet Our Affiliates, Property Managers & On-the-Ground Teamsin Cash Flowing Cities, such as:• Houston, TX• Phoenix, AZ • Cleveland, OH• Indianapolis, IN• Birmingham, AL• Kansas City, MO• Butler County, OH• and Many Other Areas!

Janelle Harrison, baby Willow & Justin Harrison in Jackson, Miss.

Nice rental home in Jackson, Miss.

Premier Equity Group Team: Chris Donaldon and Justin

Harrison at the Masters.


Wealth

Serving the Needs of Accredited Investors - INSIDE: Information to Grow and Maintain Your Wealth

A Special Edition from

the Publishers of Realty411

Vol. 1 • No. 1 • 2010

Shares His Secrets!

WealthReal Estate

Serving the Needs of Accredited Investors - INSIDE: Information to Grow and Maintain Your Wealth

A Special Edition from

the Publishers of Realty411

Vol. 1 • No. 1 • 2010

Words of Wisdom fromMasters of Real Estate16 19 Maverick Investor Group

Reveals the Next BIG Thing 35 Bruce Norris Prepares for Annual“I Survived Real Estate” Charity

Shares His Secrets!

Rent your property FASTHIRE Dorfman Property Management

Our Available Services:

Q: Tell us a bit about Dorfman Property Management, how did the company come about?Jeff Ader: Dorfman Property Manage-ment was founded 35 years ago by Martin Dorfman and his daughter Miriam Ader to manage family owned properties as well as provide fee based property management ser-vices for Indianap-olis investors.

Q: From an inves-tor and managers point of view, what are some common mistakes that in-vestors make?Ader: Overpaying for a property and not doing research about rental amounts. Other

common mistakes are purchasing in a high crime or undesirable neighborhood and not doing a thorough rehab.

Q: Do you have many clients from out of state and other countries?

A d e r : Ye s , w e service many cli-ents from Cali-fornia as well as Arizona, Florida, Hawaii, Illinois, New York, Ohio, Georgia and many more. In addition, we have clients in Italy, Austra-lia, France and Japan.

Q: Why do you think people should have rental properties in their portfolio?

Ader: First of all, it’s always important to diversify your investment portfolio. Hav-ing different asset classifications, such as real estate, stocks, bonds and precious met-als, helps reduce risk in your overall invest-ment portfolio.

Secondly, people can build wealth and accumulate a high net worth by buying and holding rental properties over a period of time. Here is a simple example of why rental properties can be such a powerful wealth generating investment:

Exhibit A: $20,000 lump sum @ 5% inter-est at the end of ten years equals $32,578

Exhibit B: $20,000 cash outlay on a $100,000 rental property, which leaves $80,000 financed with 5% appreciation per year at the end of ten years equals $82,889

Outstanding property management is essential for success and with over 35 years experience, Dorfman Property Management is the industry leader in Indianapolis. The family-run company has owned investment properties since 1960. Jeff Ader, a Dorfman executive, tells us why the company is so special.

Dorfman Delivers Success

Continued on pg. 16


Northern California Based Real Estate Investment Club Expands

South to Meet a Surge in BusinessKathy Fettke relocates to

Malibu & opens new branch

Malibu, Calif. — Real Wealth Network, the internationally-known real estate invest-ment club headquartered in Walnut Creek, Calif., has expanded its offices to South-ern California. For the past six years, Real Wealth Network has assisted its members in increasing their wealth through quality education, resources and finding turn-key, high cash-flowing investment properties nationwide. “We need to have a presence in North-ern and Southern California to be able to accommodate our investors,” says Kathy Fettke, CEO of Real Wealth Network.

“Eventually we will include New York and Chicago as well, but this is a good start.” The expansion came shortly after Fettke returned from Sydney, Australia where she met with over 300 prospective inves-tors who have since purchased hundreds of units in the United States through her net-work.

While in Sydney, Fettke appeared on CNBC’s Squawk Box and was inter-viewed about the U.S. housing market. “The show hosts were amazed that properties could be purchased for less than $50,000 and be rented for $750,” Fettke re-calls.

“They’re not u s e d t o t h o s e

prices in Sydney or Singapore. We hope to continue to educate people locally and internation-ally about the opportunities that exist for real estate inves-tors today.”

Fettke, along with her hus-band Rich, director of busi-ness development, and their 11-year-old daughter, Krista, moved to Malibu in Decem-ber and have been busy setting up a new home and business branch. Director of operations, Ron Manabat, remains at the Walnut Creek office to oversee the Northern California home base.

The Real Wealth Network team plans to host monthly live events in both Northern

and Southern California.The Real Wealth Show, a Top 10 weekly

podcast on iTunes where Fettke shares her veteran real estate investing advice, is con-tinuing to build an international audience in over 25 countries.

As an investor, Fettke is practicing what she preaches. Malibu is a high-priced mar-ket so she chose to rent a residence and buy additional rental properties instead.

Explaining her logic, “The mortgage on our $1.2 million Malibu beach home would be twice what we pay in rent. Instead, we are us-ing that $1.2 million to buy in-vestment properties outside of California, which bring us three times what we pay here in rent! It’s all about cash flow. Renting our primary residence and buy-ing rentals in more affordable

markets puts $8,000 more per month in our pocket.” Fettke is a prime example of how savvy investors can reside in their dream city and fund a lavish California lifestyle with out-of-state rentals.

To sign up for a free membership, visit www.RealWealthNetwork.com. Be sure to download the free report, “7 Steps for New Real Estate Investors.” To hear the CNBC interview, please visit: http://www.cnbc.com/id/15840232/?video=1678724672&play=1

Savvy investors can reside in their dream city and fund a lavish California lifestyle with out-of-state rentals.

The Fettke Family in Malibu, Calif.

Kathy Fettke talks U.S. real estate in Australia.


by Linda Pliagas


Northern California Based Real Estate Investment Club Expands

South to Meet a Surge in BusinessKathy Fettke relocates to

Malibu & opens new branch

Malibu, Calif. — Real Wealth Network, the internationally-known real estate invest-ment club headquartered in Walnut Creek, Calif., has expanded its offices to South-ern California. For the past six years, Real Wealth Network has assisted its members in increasing their wealth through quality education, resources and finding turn-key, high cash-flowing investment properties nationwide. “We need to have a presence in North-ern and Southern California to be able to accommodate our investors,” says Kathy Fettke, CEO of Real Wealth Network.

“Eventually we will include New York and Chicago as well, but this is a good start.” The expansion came shortly after Fettke returned from Sydney, Australia where she met with over 300 prospective inves-tors who have since purchased hundreds of units in the United States through her net-work.

While in Sydney, Fettke appeared on CNBC’s Squawk Box and was inter-viewed about the U.S. housing market. “The show hosts were amazed that properties could be purchased for less than $50,000 and be rented for $750,” Fettke re-calls.

“They’re not u s e d t o t h o s e

prices in Sydney or Singapore. We hope to continue to educate people locally and internation-ally about the opportunities that exist for real estate inves-tors today.”

Fettke, along with her hus-band Rich, director of busi-ness development, and their 11-year-old daughter, Krista, moved to Malibu in Decem-ber and have been busy setting up a new home and business branch. Director of operations, Ron Manabat, remains at the Walnut Creek office to oversee the Northern California home base.

The Real Wealth Network team plans to host monthly live events in both Northern

and Southern California.The Real Wealth Show, a Top 10 weekly

podcast on iTunes where Fettke shares her veteran real estate investing advice, is con-tinuing to build an international audience in over 25 countries.

As an investor, Fettke is practicing what she preaches. Malibu is a high-priced mar-ket so she chose to rent a residence and buy additional rental properties instead.

Explaining her logic, “The mortgage on our $1.2 million Malibu beach home would be twice what we pay in rent. Instead, we are us-ing that $1.2 million to buy in-vestment properties outside of California, which bring us three times what we pay here in rent! It’s all about cash flow. Renting our primary residence and buy-ing rentals in more affordable

markets puts $8,000 more per month in our pocket.” Fettke is a prime example of how savvy investors can reside in their dream city and fund a lavish California lifestyle with out-of-state rentals.

To sign up for a free membership, visit www.RealWealthNetwork.com. Be sure to download the free report, “7 Steps for New Real Estate Investors.” To hear the CNBC interview, please visit: http://www.cnbc.com/id/15840232/?video=1678724672&play=1

Savvy investors can reside in their dream city and fund a lavish California lifestyle with out-of-state rentals.

The Fettke Family in Malibu, Calif.

Kathy Fettke talks U.S. real estate in Australia.


by Linda Pliagas

Dorfman Delivers, pg. 14

ordinates rehabbing vacancies and maintenance of occupied properties. In addition, she communicates with owners to provide guidance about their investments and with tenants to solve problems on a daily basis.Q: What makes your property management unique and why

do you think your company has grown so much?

Ader: Our company has exten-sive knowledge of Indianapolis investment properties both ur-ban and suburban, resulting in the ability to advise investors as to the best areas to maximize rental income and reduce ex-penses.

We also have the capability of managing a large volume of in-vestment properties yet are able to provide personalized services to individual owners. Our leas-ing and operations manager, Rhonda, personally reviews every tenant application along with overseeing the details of the rental process.

Rhonda’s attention to detail and expert knowledge of the marketplace has resulted in re-altor referrals from all over the country. Our philosophy is that by being responsive to prospec-tive tenants seven days a week, and being readily available to set leasing appointments, maxi-mizes the ability to quickly lease rentals.

Having different asset classifications, such as real estate, stocks, bonds and

precious metals helps reduce risk in your overall investment portfolio.

As you can see, you are utilizing the power of leverage and appre-ciation of real estate, which can turn $20,000 into $83,000 at the end of 10 years, as opposed to a savings account that will leave you $33,000. This doesn’t even take into account a positive cash flow of $200 per month, which would add an additional $24,000 of income over the 10 year period. This clearly shows how powerful rental property can be as a long-term investment.Q: Tell us about Invest Indy.com, when did you decide to branch out and start the property sales di-vision of the company?Ader: After managing hun-dreds of properties over the years for many individual inves-

tors through Dorfman Property Management, it became appar-ent that investors needed guid-ance in selecting, rehabbing and managing their rental properties for maximum returns. The con-cept of a turn-key real estate in-vestment company that locates, rehabs and positions the prop-erty for positive cash flow in the Indianapolis area was born. InvestIndy.com was formed to help clients locate quality prop-erties, at great locations with the best cash flow returns and with ABSOLUTELY NO EFFORT on their part.Q: How long have you been in-vesting in real estate? Ader: I personally began invest-ing in 1976. Q: Tell me about Rhonda and her role in the company?Ader: Rhonda Steele is the head of company operations and leas-ing. She is responsible for all aspects of the leasing process as well as supervising leasing agents and office staff. She co-

The Dorfman team: Jeff Ader and Rhonda Steele attend a real estate event.


There are many ways to acquire real estate investments with zero money down. 360 Investments® shares their secret recipe on how their clients are adding mul-tiple real estate investments that generate positive cash flow and have built-in equity, without having to put any money down. 360 Investments® provides their clients the entire ingredients, including all the funds necessary to purchase and renovate. Then, they walk each client through the entire direction and process to hold their investments long-term for excellent monthly cash flow while their built-in equity continues to grow. For information, visit www.360Investments.net.

The SJREI Association provides the education and networking necessary to enable individuals to make wise, profitable investments.

Whether you have yet to purchase your first investment property, or are working on your hun-dredth deal, you’ve found the Bay Area’s most dynamic investors association.

At our monthly meetings we host guest speakers who are experts in their fields, providing insightful and current information for real estate investors.

In addition, the SJREI Association meetings are an essential tool to assist with building a compre-hensive real estate team.

With three chapters spanning the bay, SJREI Association offers excellent programs and network-ing opportunities at a location close to you.

Our Mid-Peninsula Chapter meets in Foster City, the South Bay Chapter meets in San Jose, and the East Bay Chapter meets in Pleasanton.

The SJREI Association strives to provide its member with the latest, up-to-date information on real estate investing. We are a one-stop-shop of re-sourceful information for the novice and the experi-enced real estate investor.

You found REI Voice™: the Voice of the Profitable Real Estate Investor and the most recent endeavor of SJREI Association™

.For questions or to contact online, visit:http://www.reivoice.com/contact-us

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Syndication Secrets

people’s annual salary!How did Lindahl acquire so many

properties and accrue an abundance of cash flow in such little time? Using a sophisticated technique that investors call OPM (Other People’s Money).

By offering accredited investors an opportunity to join him on deals, Lindahl was able to reach the destination to real estate riches much faster. He estimates he’s raised more than $30 million in capital from investors around the world.

modest three-unit rental in a depressed area of Boston. He soon made a goal to acquire 1,000 units as quickly as pos-sible, so he transformed himself from “a dead broke landscaper” into a savvy syndicator.

Within a short time frame, he was managing millions of dollars worth of assets on a national scale. In fact, it only took him 3 1/2 years from the time he started investing to be able to retire and enjoy a monthly income larger than most

Known as the “Apartment King” and the leading authority on commercial real estate invest-ing, Dave Lindahl currently owns more than 7,500 multi-

family units in some of the nation’s best emerging markets. His private acquisition firm, the Bostonian Investment Group, also owns interests in retail centers, self storage facilities and office buildings

Like most investors, Lindahl started out small. His first purchase was a


Dave Lindahl’s Syndication Secrets

Learn How to Grow Your Portfolio FASTER

Investors can also control much larger real estate deals than they would have, had they not participated in the syndica-tion.

Q: Dave, we know you come from a very close-knit family. Were your sib-lings and extended family some of

your early investors? Lindahl: When I started investing, I be-came partners with my brother and sis-ter, but they weren’t my investors. When I started out, my siblings were all broke, so they did not have any money to put into my deals. That’s why I had to go after investors. My father, who told me to stay away from real estate when I first started, actually became a very large investor in many of my deals and still is.

Q: Is it a good idea to start with friends and families when raising capital for syndications?Lindahl: Doing business with family mem-bers can be a great way to start, but when family and friends are involved there can be more emotional involvement in the deal. I do see a lot of my students start with family and friends then graduate to larger investors.

Q: Organizing syndications takes a lot of skill, expertise and marketing flair.

His success came so quickly and profoundly that soon others began to re-quest his knowledge, which led Lindahl to become a top educator in the industry. He has shared the stage with such lumi-naries as Tony Robbins, Robert Kiyosaki and Donald Trump. In fact, Trump asked Lindahl to write a book on commercial real estate, “Trump University Commer-cial Real Estate 101: How Small Inves-tors Can Get Started and Make It Big.”

Lindahl has also authored numerous other books and courses including such best sellers as Emerging Real Estate Markets, Apartment House Riches, and The Real Estate Marketers’ Tool Kit.

What’s most surprising is that Lindahl was at first reluctant to accept responsi-bility for other people’s money, but he re-alized it was the only way he could reach his goal of amassing 10,000 units. So, he set out to formulate a program to stream-line the process and ensure maximum success.

We recently caught up with Dave in be-tween his travels to discuss syndications and their importance in growing a well-balanced real estate portfolio.

Question: When did you discover the power of real estate syndication?Dave Lindahl: I started syndicating more than seven years ago, when I realized that it was easier to buy bigger properties than smaller properties.

I was self-funding my own deals before that and I realized I was going to need a lot more money to reach my goal. By then, my objective had changed from [owning] 1,000 units to 10,000 units. I re-alized the more I could get other people to partner up with me, the more deals I could buy.

Q: From an investor’s point of view, what are some positive aspects to ac-quiring properties through a syndica-tion?Lindahl: Joining a syndication is great for busy investors because they don’t have to deal with management, they can have passive income and participate in the ap-preciation of a deal.


Tell us how your bootcamps and self-study courses help investors learn to package it all together?Lindahl: They basically take you step by step throughout the whole process. First of all, I show you where the money is so you know where to find it. A lot of people don’t know anybody with money because

they are hanging around in the wrong places. So I show my students where to locate people with money.

Secondly, I prepare my students on what to say when they attend events or locations where there are people with money. I teach them the initial introduc-tion and how to offer an opportunity. We never ask for money, we always offer op-portunities.

Next, we teach how to close for the second presentation, which is usually a lunch or dinner presentation. There you lay out exactly who you are and what you do. Of course, my students also learn how to structure deals properly.

One important thing to note is that if you’re going to be pulling in money in a deal, you have to consider the Securi-ties and Exchange Commission (SEC). A good part of the training is how to stay within the boundaries of SEC regulations. People always ask me: “How do I avoid the Securities Exchange Commission rules.” I always say, “You don’t, you just

“The Real Estate Business is Really a MARKETING Business”

follow their rules, which are easy rules to follow but you have to know what they are.”

The most important part of my syndication training is how to man-age the deal and how to manage the investors. Now, I’m not speak-ing about how to be a landlord, I’m talking about how to be an asset manager. Because as a syndicator, you have to manage your investors, which can be more difficult than managing properties.

Q: Really, that’s interesting, why is that, Dave?Lindahl: Because of the emotions, because of the personalities. And it’s always the person who puts in the least amount of money who is always the biggest pain in the butt!

Q: It must be such an awesome feeling to know that people place such trust and high regard in you and your deals for them to invest with you.Lindahl: It is. But when I first started, I didn’t really want to be responsible for other people’s money. It took me a while to start offering opportuni-ties so that others could come into my deals. But a lot of people wanted to be involved and I realized it would give us the ability to do more deals. However, a lot of responsibility goes along with having other people’s money, and it takes time and special-ized knowledge to be able to do that properly.

Q: What comes first: The deal or the investor?Lindahl: Both. The real estate business is really a marketing business. You need to be marketing all the time. You should be marketing for deals and you should be marketing for money.

If you don’t have [monetary] commit-ments for any deals that may come up, when you go to negotiate for one, sub-consciously you will negotiate from weak-ness because you know you don’t have the money. A lot of people actually self-sabotage themselves by doing this.

I’ve heard, “If it’s a good deal, the mon-


“The Real Estate Business is Really a MARKETING Business”

ey will come,” but it’s always a good idea to be marketing for both at all times.

Question: Your private acquisition company the Bostonian Investment Group is known for acquiring large multifamily complexes and I know you also invest in self-storage facilities.

What other type of properties do you like to acquire?Lindahl: We also buy triple net lease (NNN) properties, office buildings and retail centers. Actually, retail centers are our favorite type of property acquisition at the moment.

Q: What is your current investing

style, are you buying and holding or are you doing short-term deals by re-positioning ?Lindahl: It depends on the market and the type of property. We typically like to hold and maximize the appreciation since the deals we acquire have strong cashflow.

Q: Donald Trump asked you to write the book on commercial real estate for his educational series, how was it to work with him?Lindahl: Donald is a true delegator. If you’ve ever seen “The Apprentice”, he is just like the way he is in on the show. He’s tough, but fair and down deep he’s actu-ally a very caring person.

Q: Besides Trump who are some other real estate leaders that you admire?Lindahl: My first mentor was a guy by the name of Mark Shavell from Cape Cod, Mass. He really introduced me to con-servative investing and commercial real estate.

I also look up to Sam Zell out of Chi-cago. He is known as “the grave dancer,” because he made his billions buying in markets just like these, markets that are

down. Q: Besides commer-cial real estate, your ex-pertise is also in locating emerging markets. Can you give readers a tip on how to locate a booming area?Lindahl: It’s all about job growth and an increase in population. We follow and read the business periodicals on a regular basis and also re-search demographic trends.

Q: Do you have any other tips or suggestions for our readers?Lindahl: Putting together a syndication allows investors to use leverage and acquire larger deals using other peo-ple’s money as equity. It also gives investors confidence to

get into larger deals knowing they always have the resources behind them.

— Interview by Linda Pliagas

Receive Dave Lindahl’s “Insider Secrets to Creating Wealth” for FREE, simply call 1-800-559-8590 or visit:www.DavesOffer.com/Realty411

Upcoming Events by Dave Lindahl

PRIVATE MONEY SYNDICATION San Diego, CA ... May 20-22

FORECLOSURE BOOT CAMPChicago, IL ... June 3-5

MANAGING THE MANAGER Boston, MA ... June 10-12

COMMERCIAL TRAINING ACADEMY Boston, MA ... July 15-17

APARTMENT HOUSE RICHES Boston, MA ... September 13-16

Where Do You Buy Now? The Search for a 10% growth Market


by Charles Salisbury, MBA

All successful investments begin with a plan of action and steps designed to support your ob-jective. The more time you put

into finding the right investment, the more experience you’ll get. And, like all other things in life, you will get better at find-ing great investment opportunities. Mak-ing mistakes is part of the process because there is no perfect process or perfect in-vestment. People are different and invest-ments are different. Results vary over time because markets shift. What worked yes-terday might not work the same next time. So, being adaptive and flexible is important when searching for the right place to invest your money.

Looking for a growth area in real estate is no different. I will share with you the way I look for undervalued markets so that you can mimic me or use my experience as a resource to add value to whatever you’re doing.

My initial goals are to locate areas in the U.S. where growth is almost predictable because certain infrastructure investments have already been made. Growth areas are identified by new roads or the widening existing ones to handle increased traffic. Usually the growth areas are suburban as an established and aging community finds its citizens looking for better schools, bet-ter shopping and newer recreation facili-ties. Corporate America also searches for urban flight and growth to determine where they are going to expand and build those new superstores. County governments usu-ally lead the way by identifying urban ar-eas that are primed for growth. They fund newly created redevelopment areas, which include new roads, freeways, industrial parks and schools. That attracts major re-tailers and businesses.

In looking for growth that will support my 10% property appreciation objective, I am a follower, not a leader. Corporate America and local governments determine where it will be and create the growth mar-

kets that I seek. You can find these markets through various ways, including reading national publica-tions like Forbes and For-tune, which identify growth trends and publish must-read information like “The 10 Hottest Urban Growth Markets” or “The Best Places To Retire.”

Many other publications will also identi-fy growth areas. I occasionally receive tips from residents of a local area who tell me about all the activity going on in their com-munity. When you live in a growth area, you can’t help but know it. You can see and experience the growth.

If you don’t live in a growth area, but want to locate them, you can find out where Wal Mart and Kmart are building their new super centers or find out where those new building supply houses are locating new stores. Lowe’s doesn’t build large stores to sell building supplies unless there is a need. Using common sense and knowing what to look for will be important in your search for growth markets.

The final test for me is an actual visit to the area. Go there, rent a car and travel the area. Talk to local residents and businesses and ask about plans for the future. The lo-cal residents know what is being planned by reading their local newspaper. It costs money to do research, but the reward will be a pay back for many years to come.

Because the demographics change over time, it is always advisable to return to the TenPercentDown.com website to locate the new areas of interest and see a selection of homes in the 10% growth areas. Also, the tax benefits may change over time. Despite the fact that you are only putting 20% down payment and using 80% of other people’s money (OPM), you’ll enjoy 100% of the tax benefits. For example, you can depre-ciate your investment property over 27.5 years, deduct the interest on your mortgage

loan and property taxes paid. Additional expens-es such as repairs and the 10% property man-agement fee is also a tax benefit.

I’ve had people attend my $39 seminar and tell me that they were of-fered real estate courses for $5,000, which will

teach them how to make a “fortune rehab-bing foreclosures.” There are TV programs glamorizing the role of “simple folk” who can “flip” properties and get rich. It’s good entertainment, but it’s only for the pro-fessionals. If you’re not in the real estate business full time and able to do most of the work yourself, then it’s not for you. The risk is too great and the profits are too small. You don’t need to spend money to learn how to loose money under the false impression that you will “make a fortune.”

Real estate is the number one investment in America and you can ensure your future by building a secure investment real estate business. You can also lose money by mak-ing bad decisions and in real estate you own the mistake when you own the property.

The program that I outline in my book, “The Incredible Investment Book: The #1 Way to Invest in the #1 Investment in America,” is conservative and very disci-plined. It is designed to avoid common mis-takes and protect your investment. Faith in yourself begins with having faith in some-thing or someone that has stood the test of time. The advice in my book was inspired by every mistake I made in real estate for the past 30 years. I wrote it to save you the headaches and heartaches I’ve endured in the quest for real estate success.

Register online at www.TenPercentDown.com for complimentary reports on any areas the company is buying in and/or researching. For more information about Charles Salisbury, please contact him directly at: 949-910-6028

You Won’t Go Wrong If You Follow “Our Buying Formula”

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You’ve read my advice column in this publication since it started. You may have seen me on national television or heard me on over 100 radio stations. When it’s time to invest, be sure you are properly prepared to avoid mistakes. Knowledge can save you thousands of dollars and many sleepless nights. Since 1974, I’ve helped thousands invest properly. Now it’s your turn.

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Take the Fear Out of Real Estate Investing

You’ve gone to the seminars. You’ve bought the courses. You’ve dialed in for numerous webinars. You’ve bought and read

the books and magazines. You’ve talked with your friends, your spouse, and even local REALTORS®. Yet you still have not bought your first investment property. Why not?

Why is it so Hard to Get Started?How about a one-word answer: Fear!What are you afraid of? For many new

investors, the fear is captured in the two pic-tures below. Which one captures your fears?

Where Did My Money Go? This article has more questions than an-

swers, because only you know why you have not yet started. We hope this article pro-vides some insights and suggestions to help you get started on a path that will provide long-term financial safety, se-curity, and the freedom to enjoy your life.

First, invest in information and knowledge. Fear often comes from the unknown, so a good cure for fear is knowledge and information. Even though we joked about attending seminars and read-ing books, knowledge is critical. Our website contains a number of educa-tional articles on real estate invest-ment.

Also, remember that real estate is local. After you learn about real estate investing in general, study specific markets thoroughly. Search the internet and study to pick strong metro areas for investment. Read the article “Where to Invest” to learn how and why to choose the best metro areas for long term investment. Then call realtors and experts in those areas. In-vestigate the seller.

If you are buying proper-ty remotely, you must rely heavily on local experts. Buying from a local seller makes sense, but investi-gate the seller thoroughly. Finally, fly out to see your property and meet the sell-er. A plane trip is much cheaper than buying a bad property.

Now that you have invested in information and knowledge, you don’t have any more

fears. You have reasonable concerns. Let’s address your concerns.

Not Enough Money, Honey?Money is a big concern for many start-

ing investors, and quite legitimate. Let’s talk straight for a few minutes. Real estate is not a get-rich quick scheme. If you do it right, it can be a get-rich slow scheme. Also, invest-ing in real estate is not for people with “no money, no credit, and no job.” No matter what you read or hear from so-called experts, real estate investing requires some capital. So, consider these simple guidelines before you buy investment property.

First, build your cash reserve. You need enough cash to cover at least six months of

expenses. In the course of your life, you will definitely live through a few financial set-backs. Only ready cash can get you through

these difficulties. Build your cash reserve and keep it.

Secondly, invest only 10-25% of your nest egg in investment property. Real estate is not liquid. This is ac-tually an advantage, as it protects your investment from the three in-vestment vampires: inflation, taxes,

and transaction costs. See our article online (www.rbshomes.com) to learn how to protect your investments from these vampires.

When you buy a property, plan on keeping it for at least ten years. If you plan to buy an investment property

worth $100,000 with a 25% down pay-ment, you will invest $25,000 or so. That means you need a total investment portfolio of $100,000 to $250,000.

As you increase your experience and skill in real estate investing, you may choose to in-crease your total allocation to real estate. But

first, start small.Your concerns about fi-

nances may be well ground-ed. Do you have a six month cash reserve? Do you have an investment nest egg of $100,000 or more?

If not, build those first before buying investment property. If you don’t have

enough money to make the investment, then don’t do it yet. Once you have built those funds, then you have the resources to start in-vesting in real estate.

My Property — Oh, No, It’s a WreckThe other big fear is the property itself. The

seller promised you that it is a “fixer-upper in a transition neighborhood in Detroit.” You bought it without even flying out to see it. Now, the contractor tells you the repair costs have tripled and the local realtor says the rent is 50% less than the seller promised you.

Concerns about the specific property are legitimate. Here again, information and knowledge will reduce any fears. To start your learning process, refer to the articles on our website (www.RBSHomes.com).

Some typical concerns include:•Current economic (cash flow) value •Long-term real estate forecast for the spe-cific metro area

•Neighborhood — schools, jobs, and eco-nomic level•Property condition and rehab needs•Tenant and property management

What if Property Values Drop More?How do you know that property values

have reached the bottom? This is a healthy concern, and you can resolve this question reasonably well for any specific property. Read on our website: “Under Construction; the Next Housing Shortage and National Market Stabilizes at a Bottom.”

In 2010, over 33% of all home purchases were all cash, which is a strong indicator of investor buying. But each metro area and each neighborhood is different. Learn the lo-cal market before you invest.

And Lastly, a Few More Things to Fear.Fear can be good when it motivates you

to avoid a serious problem. Remember that waiting is actually a decision. Are you satis-fied with a return of 2% on your cash, when it could be earning up to 10% or even 18% for you. When inflation climbs to 5% or even 10%, which investments will protect your nest egg? Read Major Investing Risks and One Big Decision for this Decade to learn more about the investment vampires.

A healthy fear of taxes and inflation may motivate you to get started soon. Only you can create a strong, safe financial future for you..

Yours in a solid financial foundation,Richard Barrett888-666-6402 | [email protected]

Take the Fear Out of Real Estate Investing


by Lori Greymont

To the buy-and-hold versus fix-and-flip investment models, let’s add one more: flip-and-hold. Buy-and-hold typically referrers to owning rental prop-

erty. The landlord has the responsibility of maintaining the property and receives rental income. In the fix-and-flip model, the “fix” is essential. An investor using this model typically invests in property repairs in order to gain top dollar at sales time.

In a flip-and-hold investment, the inves-tor sells the property without performing repairs and holds the paper (that is, holds the deed while receiving installment pay-ments). This is a seller-financed or land contract sale. When seller-financing ties up a large amount of cash on a single property, it may not be the best income producing strategy. However, let’s look at this strat-egy in the context of inexpensive bulk REO properties.

When purchasing these cheap properties (and by cheap, we mean $10,000 or less each — no that is not an error — ten thou-sand dollars or less each) why not fix and flip? For two reasons: financial and psycho-logical.

The type of home purchased for $10,000, when fully renovated, might be valued at $30,000 to $45,000. Still sounds like a deal, right? The problem is that no likely buyer will be able to purchase the property at that price. There are no mortgages available for under $60,000 — even for a working per-son with perfect credit. There just aren’t. So that means the house you spent working capital on painting, carpeting, and rehab-bing cannot be sold. The best outcome in this scenario is that the house is rented, and you assume the inherent problems of rent-als in low-income neighborhoods. This is the financial reason not to fix a bulk REO house.

The psychological reason not to fix a $10,000 house is based on the psychology of the buyer. A homeowner who invests money, labor, and love into their home is less likely to walk away from a seller-

financed loan than one who has invested only money. Meanwhile, the investor’s out of pocket is limited to the purchase price of the property, selling expenses, and insur-ance. As for delinquent tax bills and other liens, those become the responsibility of the new homeowner and are negotiated as part of closing.

How do the actual homebuyers feel about purchasing a seller-financed home? Velma Williams of Chicago, said to her seller “I never thought I could own a home. It just needed a little work. I feel so blessed I mentioned you in praise time at church.”

Even with monthly payments pegged to 70% of actual rent in an area, and the psychological incentives to make loan payments, some homebuyers fail. In that instance, since the seller holds the deed, a simple eviction is all that is required in most areas to recover the property. Because of homeowner repairs, the property is often resold in better condition than when it was originally purchased by the investor.

With the flip-and-hold strategy, the in-vestor spreads his risk over a large number of properties and stands to realize 15 to 30 years of cash flow at 9% or more interest. Investors who prefer a more passive role, but like the strategy, can purchase seasoned land contracts at a discount. They simply hold the paper and receive the cash flow.

However, as with any high-reward in-vestment, there is risk in bulk REOs. Worse, anyone with an internet connection can claim to have the inside track while de-faming legitimate businesses. The internet is full of web sites purporting to sell bulk REO lists (also called bulk REO tapes); however, some of these lists are fraudu-lent, and others contain truly unsellable properties—burned out shells, vacant lots, and uninhabitable mobile homes. Charla-tans make a living sounding convincing, so how do you weed out the racketeers from the reputable? 1. Get references. Speak with three to five individuals who have purchased lists from the broker you are investigating. What made them happy with their experience and what left them dissatisfied? Even dis-

reputable brokers can arrange for two or three glowing references…but five, now that is difficult. Be certain to ask the refer-ences how they are related to the broker. If they are family, have a financial stake in the broker’s company, or receive a referral fee, beware.

Also beware of strangely negative in-ternet reviews about a list broker from anonymous sources. Some racketeers post false negative claims under assumed names. How do you know who to believe? Use the telephone. If you can’t reach a live reference, you haven’t done your due dili-gence. 2. What services does the broker offer to clients? All brokers make some kind of commission, but those that add com-mission without adding value are to be avoided. 3. Deal with top tier brokers. Top tier brokers are one to two steps away from the deeds to the properties and that much clos-er to delivering lists with fresh properties. REO properties don’t just grow stale, they rot. The longer a house sits on a list, the longer it is vacant and attracting undesir-able attention: code violations, vandalism, and physical damage from lack of main-tenance. If you are offered a list of 300 or more properties, most likely those prop-erties have accumulated over a period of time from a variety of sources AND they are old. This doesn’t mean they’re all bad, just know what you are buying. Another way to ascertain the quality of a broker, is to spot check one of the lists. How many entities have owned a particular property since foreclosure? If there are more than two, the property has been bounced from asset manager to asset manager. Not a good sign.4. Use escrow. Only deal with brokers who are willing to place your money in escrow to be disbursed upon delivery of deeds or affidavit of sale. Reputable com-panies use escrow. Why would you settle for less?Lori Greymont is CEO of Summit Assets Group. She offers educational presen-tations around the U.S. plus trains and mentors people new to bulk REOs. Her company sells bulk lists and seasoned land contracts. For more information, call 1-888-440-6826.

Flip & Hold The New, Mature Strategy

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Revival Property Group, LLC specializes in producing turn-key invest-ment property without losing the equity. We concentrate in acquiring under-performing residential real estate in well established neighbor-hoods in the Dayton, Ohio area. We have rehabbed everything from 300 sq. ft efficiency apartments to 5,000+ sq. ft high end homes.

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Question: How is your market handling the economic slowdown?Boehmke: Dayton began the slowdown earlier than other parts of the country due to rise in unemployment. This area did not have the over-investment and speculation of other areas, like Florida or the South West. Statistically, the Dayton area is see-ing some recovery. In 2010, the number of residential listings was down, but sales were up slightly. For people seeking primary residences, tight lending standards have locked many out of purchasing creat-ing a large demand for well-maintained rental homes, espe-cially with three plus bedrooms. There is also a very large de-mand for well-maintained rental homes for Section 8 renters. It is recommended that investors consider buying with the intent to rent, at least for a couple of years. If fair market resale is the goal, investors should plan on maintaining the property for at least 90 days after listing for sale. It is imperative that out-of-state inves-tors have someone “on the ground” to help

them honestly evaluate properties before purchase. Even better, investors consider-ing buying in another city/state should visit to observe first-hand the various neighbor-hoods and types of properties available.

Question: What is the best part of being an investor in Dayton, Ohio?Boehmke: I’d have to say phenomenal re-turns and a great tenant client base. There is a very large Section 8 rental market here. If you are able to offer a well maintained three plus bedroom home for Section 8 renters, you are guaranteed to have it rent-ed quickly and for maximum market rent.

Question: Why should investors from afar invest in your area?Boehmke: Your dollar has four times the buying power here and the returns are dou-ble most areas. There are very few areas across the country where you can purchase a fully remodeled investment property for $35,000 and immediately have rental income of $650 coming in from day one. The best part is we try to make the entire

process easy and simple for the out-of-area investors. When you are buying a rental property from Revival Property Group, LLC you will be buying a fully turn-key investment. We will have already fully re-modeled the home and our property man-agers will have tenant in place or lined up to move in, so you can start earning your return the day you close.

Question: What makes your company unique?Boehmke: We specialize in providing fully turn-key investment properties in the $30,000 to $40,000 price range. Many investors find it hard to believe that you can buy this cheaply, but Dayton is a very unique market. With the economic down-turn and a result of extensive predatory lending, there has been a large supply of foreclosures. When we first started, we were like most investors; we were mainly looking to buy and hold many of these foreclosures for long-term gains. However, we started meeting investors that were out of state and they had tried to purchase these cheap homes, manage the rehab, and find quality property managers from afar. And, rarely were they successful. They either bought a property in the wrong location, were ripped off by illegitimate contractors or had poor quality property managers. Inevitably, they would come to us for help. This was when we found our niche in the marketplace. We decided to start buying up a few extra prop-erties per month and use our contractors to rehab them. Then we used our high-quality

Market Spotlight: DAYTON LOCATION: Dayton, Ohio COMPANY: Revival Property Group CONTACT: Brad Boehmke ph: (937) 252-8764 RevivalPropertyGroup.com

Brad Boehmke


property managers to get them rented. We work a lot with Section 8. Although the pro-gram requires strict rehab guidelines, our contractors and property managers excel at meeting these strict requirements and get through the inspection process quickly. Our goal is to get them occupied as fast as pos-sible. We then offer these properties for sale in the $30,000 to $40,000 range and many of our out-of-state investors and some local investors, start jumping on them. We start-ed this back in 2007, and it has been going strong ever since.

Since we have been perfecting our re-hab process and also our tenant occupying process we are able to turn properties very quickly.

Most of our rehabs take two and three weeks and we usually have a tenant lined up to move in the house within 20 days after we finish the rehab. There have been times when we have a tenant lined up to move in the weekend after the rehab is complete! The benefit to our investors is we are able to offer great, fully rehabbed investment prop-erty for very low prices with strong equity.

On top of that, the majority of the time the tenant in the home is Section 8, which provides a level of certainty to the buyer that the rent will be on time. Plus, due to strict Section 8 requirements, the buyer will also know that the rehab completed on the house met very high demands and has been thoroughly inspected. And the final benefit to the buyer is we have one of our indepen-dent property managers already managing the property. So when the buyer purchases the property there is no change in manage-ment, which keeps any tenant disruptions during an ownership change to a minimum. Also, the two property managers that we use are two of the highest rated and most professional companies in town.

Buyers can rest assured that the same property managers who we entrust our own long-term rental investments to are the same managers who will be handling their properties.

Question: What type of incentives do you currently offer investors?Boehmke: Sometimes we offer investment property for sale that is not fully turn-key. On these homes we offer free rehab man-agement. This means we will bring in our own contractors to get bids for you, help you select the best bid and manage the con-tractors throughout the rehab process. Dur-ing this time, we take pictures and video

of the rehab on a weekly basis to provide you status updates. Then towards the end of the rehab, we start to get the property manager involved so they can start ad-vertising for tenants the day the rehab is finished.

For our fully rehabbed, turnkey proper-ties we always offer free property man-agement for the first year. Once we close on the property, we will pay the property management company for the first year so that you can have the highest investment return possible during that first year. We also offer other monthly incentives for buyers. Sometimes we’ll offer two years of free property management. Or we offer $1,000 of maintenance funds returned to you at closing, which can be used for any future maintenance needs or put towards your next investment purchase.

Question: What is your real estate phi-losophy and management style?Boehmke: We purchase a lot of properties to hold long term. Many of the properties that we buy and hold are the same type of properties that we offer as turn-key prop-erties. I enjoy telling many of our inves-tors that the house they are purchasing is right down the street from a rental house that we own and intend to own for the next five to 10 years. This gives them con-fidence that they are not buying in a poor quality neighborhood. A typical home that we specialize in is a three to four bedroom ranch home with

the typical appealing amenities (basement or garage, central a/c, approximately 900 to 1,500 sq. ft, etc). We usually go into these houses and, if they are not already updated, we’ll update the flooring, kitch-en, bath, windows, roof, HVAC, plumb-ing, etc. Our homes have fully updated systems (heat, plumbing, electrical, etc) and completely updated cosmetics by the time our rehab team is done. We then rent these homes to Section 8 tenants or retail blue-collar tenants for $600 to $700 per month. These homes will have taxes around $100 per month and in-surance at about $35 monthly. So you will net on average about $500 per month on the rental income. If you are purchasing one of our homes for $30,000 and you net $500 monthly or $6,000 per year that is a 20% ROI. Most of these properties will have $20,000 to $30,000 in equity as well. These are great investment properties in good, solid blue-collar neighborhoods. This is the bread and butter of real estate and not only do we sell these to investors, but we also believe in the product so much that we continue to buy more each month.

In Dayton, your objective should not be to buy and flip for hundreds of thousands of dollar profits. Instead, Dayton is where you put your money to make Warren Buf-fet style returns. You buy properties with strong, consistent revenue streams for great year after year investment returns.

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Multifamily Deals:Why They Make Sense for Today

by Karen BaggettEmerge Investments, LLC

Apartment living is on the rise with e c h o b o o m e r s , foreclosures and

economic uncertainty. So, if you’re looking for high yield returns and a secured real estate investment, multifamily prop-erties present a unique invest-ment opportunity. Multifamily investments with apartments in

stable, high-growth locations offer less risk and more stabil-ity than single-family rental properties — without having to deal with flipping, rehabbing and dealing with tenants. They also offer less risk for vacancy, cash flow that begins when es-crow closes and an investment in an area where demand is higher than supply. Plus, inves-tors typically receive distribu-tion checks once per quarter. And in many instances, a per-sonal guarantee is not required for the loan. What more could you ask for?

Passive cash flow means, PASSIVE. Sit back and enjoy life while money comes to you.

Why multifamily properties?As the above media excerpt

notes, the timing is ideal to in-vest in multifamily properties, as this recession has turned many owners into tenants. Ex-perienced investors understand that apartments offer less risk and more stability than single-family rental properties. With a single-family rental, when you lose one tenant, you now have 100% vacancy with no source of income to pay the mortgage.

With a 200-unit multifamily property, you can lose 20 ten-ants and still be 90% occupied with the ability to pay your mortgage. With larger prop-erties, we can also obtain a non-recourse loan. This means a personal guarantee is not re-quired for the loan. The loan is based on the performance of the property.

How can you own a 200-unit apartment complex and never deal with tenants? A professional property manage-ment company is key, as they oversee the day-to-day opera-tions and deal with the tenants. With weekly management and

“The markets for rented and purchased homes usually move in opposite directions. When the housing market is hot and more people are buy-ing homes, rents tend to stay low... But when high interest rates, or other factors cool the housing market, more people rent. Since it takes a while for builders to add more units, the supply-demand mismatch drives rents up.”

-U.S. News & World Report, March 28, 2011


Multifamily Deals:Why They Make Sense for Today


monthly financial reports, we have our pulse on the status of our properties without the daily headaches.

Which multifamily properties work best?We buy properties in strong rental markets

with a three to five year hold. A strong income producer with good appreciation is our criteria to increase wealth. We buy properties in strong rental markets, and for the last few years, we have focused on Texas.

We have a nice niche with properties of between 150 and 200 units. We look for multi-family properties with some value-added component, such as minor cosmetic upgrades. A complete rehab is too risky and requires more cash to cover costs while the rehab is in progress. Once we have the property looking better inside and out,we can begin to increase rents. This flushes out the questionable tenants and maintains the tenants who prefer a high-quality property. Our last ac-quisition was the 165-unit Crystal Falls apart-ment complex in Houston. It has been a very stable property with immediate cash flow the day we closed escrow.

Why Texas?The population in Texas has increased 17%

since 2000, and the schools expect their en-rollment to jump another 15% in the next five years. Texas offers the job stability with the diversification in employment. Texas is top in the Unites States for energy utilities, aerospace, and medical. It’s also home to many of the top Forbes 500 companies. This combination of diverse industry resulted in some of the low-est unemployment in the U.S. during the last several years. The state population has grown by 17% since 2000, yet has maintained stable rents and a relatively low unemployment rate of 8.3%.

How is ownership structured?Investing in multifamily is more about buy-

ing into a business rather than buying a piece of real estate. Equity investors are buying units of an LLC, which has the sole purpose of own-ing one apartment property. The LLC is struc-tured with an Operating Agreement and Private Placement Memorandum, which are prepared by our SEC attorney.

The Private Placement Memorandum will outline exactly how your investment will run. We typically provide investors with distribu-tions checks four times a year. Imagine receiv-

ing a check from your real estate in-vestment with none of the headaches of dealing with tenants.

We only buy properties that make fi-nancial sense the day we buy them. We don’t buy hoping the market or prop-erty will increase in value. When the

market or prop-erty does increase in value, this is an added bonus on top of an already cash-flowing in-vestment . One of the perks is the being hands-free from daily m a i n t e n a n c e .

Emerge Investments, LLC, a privately held real estate investment company, provides passive cash flow investment opportunities for accredited investors,

providing high yield returns without forc-ing them to ever deal with toilets, trash or tenants.

The firm currently owns more than 900 apartment units in several key U.S. loca-tions — all hand-picked for their favorable rental climates. With more than 27 years experience in commercial construction, de-velopment and real estate, Emerge Invest-ments has worked with companies like Pet Smart, KinderCare Learning Center and U-Haul.

Are multifamily investments right for your portfolio? Visit our website and sign up for our newsletter to find out. You’ll re-ceive the latest information on the multi-family market nationwide, along with the type of properties the company is buying.For more information, please contact:Karen Baggett at 949-481-0011 or [email protected]

“Real estate is at the core of almost every business, and it’s certainly at the core of most people’s wealth. In order to build your wealth and improve your business smarts, you need to know about real estate.”

— DONALD TRUMP, “Think Like a Billionaire”

Karen Baggett with Stan and Donald Trump’s attorney.


The statistics about women and money are sobering. According to the NationalCenter for Women and Re-tirement Research, 75% of women are widowed at the

average age of 56, and one in four of these women end up broke within two months of being widowed.

At some point in their life, 90% of wom-en will be solely responsible for their fam-ily finances. As of this year, women control the majority of all the privately held finan-cial assets in the United States.

A survey taken by the Transamerica Center for Retirement Stud-ies found that “three out of four women admit that they do not know as much as they should about retirement in-vesting, and half said they are not confident in their ability to retire comfortably.”

Michelle Shaman is a native Californian who has been personally involved in real estate and investing for more than 20 years. Michelle strives to empower women with the investment knowledge they need to be successful in securing their own future and the future of their families. Through her smart leveraging program, Michelle shows women how to take control of their own assets, allowing them to relax and enjoy their lives, focusing on what matters most to them.

Retirement by default is easy. It takes no effort, you simply place all of your trust in others to control your assets; others who have much less incentive than you do to make sure your retirement funds are de-signed to meet your retirement goals. And you pay them a fee, whether you make money or not.

Utilizing well-crafted investment meth-ods that she shares with her clients, Mi-chelle helps women to create a retirement by design, rather than by default. Women

Achieve your retirement dreams through smart leveraging and simple investments

Invest on Auto Pilot under Michelle’s tutelage learn about smart leveraging techniques and how to have clear and specific goals for their retirement. They learn how to devise a simple, easy-to-follow plan that they can comfortably execute.

Your goals need to be kept in mind when reviewing your retirement portfolio. Mi-chelle advises her clients, “Let’s get every-thing in order, put it on auto pilot and then check on it to make sure that the assets are making the returns you need so you can reach your goals.” If the returns won’t take them to their retirement destination, Mi-chelle shows her clients how to sell under-

performing assets and buy ones that will help them achieve their objectives.

Coaching women to invest wisely through her smart leveraging program, Michelle’s clients have seen amazing re-sults, in a relatively short amount of time. Michelle shares the success of two of her clients:

After taking a hit from the stock mar-ket, a client came to My Wealth Spa with $160,000 left in her portfolio for invest-ing. After consulting with Michelle, her portfolio grew to approximately $543,960. Capitalizing on the client’s good credit, My Wealth Spa put together a wealth recovery plan that allowed her to purchase assets that will accrue in value over the next 10 years, without requiring any additional contributions.

In two months’ time, Michelle’s compa-ny had chosen, purchased and established income generating investments, including a piece of land for $165,000, one duplex for $82,500 and three single family homes for $230,300. After debt service, the income from the properties is $1,390. After mak-

ing a payment of $1,017 per month on the land, she still has a cash flow of $372.75 in her portfolio. She will also realize some tax savings on the income because of the depreciation on the rental properties. Using the methods that Michelle has taught her, she will use the extra cash flow towards paying off the land. In less than 11 years, she will have saved over $50,000 in inter-est payments.

Women are the focus of Michelle’s men-toring programs, however she has success-fully coached both men and couples. One couple came to her with an old 401(K) from the husband’s previous job. My Wealth Spa

moved all of his funds from the 401(K) into a self directed IRA, and then into a check-book IRA LLC. This allowed them to com-bine both the old 401(K) and other IRA accounts in order to purchase allowable assets in the LLC. The setup process and money transfer into the checkbook IRA LLC took about three months. Once the funds were available, two parcels of land valued at just over $500,000 and six rental houses worth $300,000 were purchased. The rental houses provide a cash flow of $2,500 to $3,000 monthly, depending upon the rents and the land payment is $2,549. The IRA LLC’s assets are valued at more than $800,000, however the cash spent was only $453,900.

Michelle’s passion is to play a part in the success of her clients, “The greatest feeling we get is when the client refers a family member for us to work with. It is exciting to be able to be able to work with multiple generations of a family.” For information about Michelle Shaman, who also happens to be a licensed pilot, please visit: www.MyWealthSpa.com

As of this year, women control the majority of all the privately held financial assets in the United States.

Human history is filled with ups and downs, with endless cycles of booms and busts.

by Anita Cooper

Invest on Auto Pilot We live in a time of turmoil

and uncertainty. There’s no denying most Ameri-cans are hurting these days.

Many people live in fear of what the future might have in store for them.

Millions have lost their jobs, their homes, their savings, or their stock port-folios. The consumption of alcohol, drugs and medication are at all-time high. Gun shops and safe makers are reporting record sales. Doom and gloom is the atmosphere of the day; many people are even dread-ing (or welcoming) the end of the world on December 21st, 2012.

But I have good news! Human history is filled with ups and downs, with endless cy-cles of booms and busts. In fact, there have been many times when people lost hope and prepared for the end of the world. The

only difference now is that, thanks to the media, the “bad news” gets around much faster these days. Fear can spread like wildfire, even when there is nothing to be afraid of.

My feeling is that the end of times in 2012 is as real as the Y2K scare was 11 years ago. Humanity may be woefully ignorant and flawed, but on the whole, we still carry enough positive energy to offset all the negativity and darkness reported in the media. I am confident we’ll manage to stick around on this planet and thrive for many millennia to come.

Nonetheless, I un-derstand that in times

an End in 2012?by Sam Sadat, founder of Sam’s Real Estate Club of Los Angeles

Human history is filled with ups and downs, with endless cycles of booms and busts.


like these, it would ap-pear that there is little chance for good, hard working people to im-prove their lives. But let me introduce you to a Universal Law: Good will always prevail. The bad guys may win a few battles, but the good guys always win the war. It may take a while, but Light will conquer darkness.

Some time ago, I began reading about Chaos Theory and the Butterfly Effect. You may have heard about it or may even be fa-miliar with this notion. Edward Lorenz, an American meteorologist and the father of

Chaos Theory, once said, “A butterfly flaps its wings in the Amazon and two years later

there is a thunderstorm in Kansas.” Lorenzehad come up with

a series of mathematical equations predicting the weather, but to his chagrin

things didn’t always work out as determined by his funda-

mentally accurate formulas. He finally concluded that the nature of existence is chaos, and order

is the dream of man. He further realized that the slightest change in the initial conditions, something

as simple as a passing cloud, could result in a massive change in the fi-nal outcome.

The reason I am so optimistic about our future in America, and in the world as whole, is my firm belief that we don’t need to make

radical adjustments in our lives to bring about massive results. Instead, all we need to do is make small changes in many aspects of our life. Things like watching less bad news, work-ing a little smarter, expanding our per-spective, doing some random acts of kind-ness, taking a stand for what we believe, or overcoming one of our fears. Any of

these things can put in motion the Butterfly Effect. If you take personal responsibility to diminish the negativity in your life, you could have your own thunderstorm of hap-

piness and prosperity.For the past eight years since I started

my real estate club, Sam’s Real Estate Club of LA, I have been hard at work convey-ing this message in different ways to all the good folks who attend my monthly meet-ings, seminars and workshops. My goal is to affect positive change in the lives of as many people as possible. I know it’s not easy to combat the constant propaganda and fear mongering of the media, but we have the power of the Universal Law work-ing in our favor. It may take some time, and it may take lot of effort, but I trust that at the end we will once again make this coun-try a beacon of hope that inspires all of hu-manity.

As always, I welcome your comments.

To contact Sam Sadat, email him at: [email protected] or visit www.samsREclub.com. You may also call 800-998-9930.

In today’s economy, many have lost their home to foreclosure and can’t buy a new home…they become ten-ants. In the last three years, if you could fog a mirror, you could get a

loan with zero money down and sometimes get money back!

Thank heaven those days are over, and you now really have to qualify for a loan. With the increase in qualifications, home loans are more difficult to get, which means these people are tenants again! Rental homes are in DEMAND and there is no better time than now to begin to grow your real estate portfolio!

Selecting “THE” provider to help you achieve your real estate and investment goals can be daunting at the very least. Whether you’re a fledging or seasoned in-

vestor, it can be a difficult task choosing a professional and reputable provider to help you with your investment objectives.

Where to Start the Selection Search

A valuable tool is to contact educational groups because they tend to thoroughly screen their providers. Often times, the groups have already done some due dili-gence for you with performing background checks on the providers. They may be aware of the growth of their business and the extent of what they can offer investors.

Then, it’s time for your due diligence: How long has the company been in busi-ness? Is their company growing?

Are they just selling you a property or do they provide the entire package? The property inspection and condition report, an experienced real estate agent, financing options, title agency and a crucial part of the puzzle, which is the property management.

If the provider has passed your research with fly-ing colors, it’s also important to

work with someone that you “click with” and have a good feeling about. I also am a firm believer in “gut instinct.”

Location, Location, Location

It’s been said many times but it’s so true: When investing in real estate, you need to focus on an area with a history of stable housing markets, jobs and economy, which all equate to location.

With property values across the U.S. at an all-time low, there is no better time to start building your real estate portfolio. We’re starting to see a slow, yet steady housing recovery, which reinforces my personal theory of buying and HOLDING real estate.

Speaking from experience, I prefer sin-

gle family homes in lieu of multifamilies as rental property. The appreciation grows at a quicker rate than multifamilies and single families are easier to rent and sell. With multis, investors are generally the only group interested in buying when it comes time to sell.

Low Risk Investing

I suggest diversification, such as some CRAZY CASH FLOW houses and some nice TURN-KEY RENTALS for later re-sale in the median price range in the com-munity where you are buying.

What are crazy cash flow homes? These are homes that are located in areas that have low prices. They generate a 10% to 50% cash-on-cash return. They are often sub-sidized housing such as Section 8. If you pay $50,000 for them today, in 10 years, they will still be worth $50,000. Your goal is to take the crazy cash flow you get each

month and quickly pay off your invest-ment.

They are not typically a home that would be resold to a homeowner. They are investments. What they do is gener-ate lots and lots of cash flow. Many in-vestors call this “trash flow.” Take the cash flow you are generating and start

paying down your next rental. Your exit strategy with this type of home is to hold it FOREVER and keep collecting the cash. Sell it to the tenant occupant or another in-vestor when you are done.

Our TURN-KEY RENTAL program is the lowest possible RISK. It is as simple as purchasing a completely rehabbed home, and we will sublease it from you for five-years. We absorb all maintenance and turn-over costs; thereby, making landlording ef-fortless for you.

This program is designed as such that you have no unexpected expenses. Can it get better than that?

Your TURN-KEY RENTAL home should boast a minimum of 3 bedrooms and be in the median sales price range of homes in that area you’re investing in.

Three or more bedrooms is suggested as that’s what the average home buyer is look-ing for. Why median sales price? When you want to sell your home, you have not only the investors market to sell to, but also the homeowners. You have a property that will be in demand. These properties typi-cally generate a lower cash return, but are in high rental demand.

We look for desirable locations that are accessible to interstates or job demand, school district ratings based on rental val-ue, accessibility to shopping, parking and busy streets.

Finally, we try to buy our resale/rentals in neighborhoods that are primarily “owner occupied.” Again, it makes them more de-sirable to the tenant, and when we go to resell, the values are more stable.

The balance of great cash flow and mar-ket stability gives you a balanced portfolio, one that will cover your expenses if you have vacancy or maintenance. One that will grow in value to increase your net worth and cultivate and solidify your investment portfolio.

My next article will cover how to choose a property management company.

To Your Success!Missy McCall Hammondswww.RetireWithRealEstate.biz

When Investing in Real Estate, you need to focus on an area with a history of stable housing markets,

jobs and economy, which all equate to location!


5 Years of Worry-Free Reliable Rentals!

Re t i r e W i t h Re a l E s t a t e . B i z

In today’s economy, many have lost their home to foreclosure and can’t buy a new home…they become ten-ants. In the last three years, if you could fog a mirror, you could get a

loan with zero money down and sometimes get money back!

Thank heaven those days are over, and you now really have to qualify for a loan. With the increase in qualifications, home loans are more difficult to get, which means these people are tenants again! Rental homes are in DEMAND and there is no better time than now to begin to grow your real estate portfolio!

Selecting “THE” provider to help you achieve your real estate and investment goals can be daunting at the very least. Whether you’re a fledging or seasoned in-

vestor, it can be a difficult task choosing a professional and reputable provider to help you with your investment objectives.

Where to Start the Selection Search

A valuable tool is to contact educational groups because they tend to thoroughly screen their providers. Often times, the groups have already done some due dili-gence for you with performing background checks on the providers. They may be aware of the growth of their business and the extent of what they can offer investors.

Then, it’s time for your due diligence: How long has the company been in busi-ness? Is their company growing?

Are they just selling you a property or do they provide the entire package? The property inspection and condition report, an experienced real estate agent, financing options, title agency and a crucial part of the puzzle, which is the property management.

If the provider has passed your research with fly-ing colors, it’s also important to

work with someone that you “click with” and have a good feeling about. I also am a firm believer in “gut instinct.”

Location, Location, Location

It’s been said many times but it’s so true: When investing in real estate, you need to focus on an area with a history of stable housing markets, jobs and economy, which all equate to location.

With property values across the U.S. at an all-time low, there is no better time to start building your real estate portfolio. We’re starting to see a slow, yet steady housing recovery, which reinforces my personal theory of buying and HOLDING real estate.

Speaking from experience, I prefer sin-

gle family homes in lieu of multifamilies as rental property. The appreciation grows at a quicker rate than multifamilies and single families are easier to rent and sell. With multis, investors are generally the only group interested in buying when it comes time to sell.

Low Risk Investing

I suggest diversification, such as some CRAZY CASH FLOW houses and some nice TURN-KEY RENTALS for later re-sale in the median price range in the com-munity where you are buying.

What are crazy cash flow homes? These are homes that are located in areas that have low prices. They generate a 10% to 50% cash-on-cash return. They are often sub-sidized housing such as Section 8. If you pay $50,000 for them today, in 10 years, they will still be worth $50,000. Your goal is to take the crazy cash flow you get each

month and quickly pay off your invest-ment.

They are not typically a home that would be resold to a homeowner. They are investments. What they do is gener-ate lots and lots of cash flow. Many in-vestors call this “trash flow.” Take the cash flow you are generating and start

paying down your next rental. Your exit strategy with this type of home is to hold it FOREVER and keep collecting the cash. Sell it to the tenant occupant or another in-vestor when you are done.

Our TURN-KEY RENTAL program is the lowest possible RISK. It is as simple as purchasing a completely rehabbed home, and we will sublease it from you for five-years. We absorb all maintenance and turn-over costs; thereby, making landlording ef-fortless for you.

This program is designed as such that you have no unexpected expenses. Can it get better than that?

Your TURN-KEY RENTAL home should boast a minimum of 3 bedrooms and be in the median sales price range of homes in that area you’re investing in.

Three or more bedrooms is suggested as that’s what the average home buyer is look-ing for. Why median sales price? When you want to sell your home, you have not only the investors market to sell to, but also the homeowners. You have a property that will be in demand. These properties typi-cally generate a lower cash return, but are in high rental demand.

We look for desirable locations that are accessible to interstates or job demand, school district ratings based on rental val-ue, accessibility to shopping, parking and busy streets.

Finally, we try to buy our resale/rentals in neighborhoods that are primarily “owner occupied.” Again, it makes them more de-sirable to the tenant, and when we go to resell, the values are more stable.

The balance of great cash flow and mar-ket stability gives you a balanced portfolio, one that will cover your expenses if you have vacancy or maintenance. One that will grow in value to increase your net worth and cultivate and solidify your investment portfolio.

My next article will cover how to choose a property management company.

To Your Success!Missy McCall Hammondswww.RetireWithRealEstate.biz

When Investing in Real Estate, you need to focus on an area with a history of stable housing markets,

jobs and economy, which all equate to location!


5 Years of Worry-Free Reliable Rentals!

• No Vacancies• No Maintenance Costs• No Management Fees• Already Rehabbed• Already Rented

“Our Turn-Key homes are really that simple. We have a time-tested system to assure that you have worry-free rentals. Our repeat buyers are our proof! ”

Re t i r e W i t h Re a l E s t a t e . B i z

Call Today for a FREEReport on Selecting

Reliable Rentals! 513-275-1512

– Missy McCall Hammonds, CEODo you have questions? Contact Missy directly:[email protected]

Real Estate Investors Store

Why The Real Estate Investors Store?Chances are you've thought about ways to make more money. Your job isn't covering all of those expenses nor is it getting you to those dreams you have of paying your kids college education, traveling and building a bigger and better home or simply retiring in the style to which you always have imagined.

Ways to make money through investing!What we can o�er you:A chance to place yourself at the forefront of a giant wave of opportunity in real estate investing, sweeping across America and make an unbelievable income! One of the nation's most sought a�er real estate experts , Fred Tingley, will give you the motivation and his unique perspective on how to get started.

Who is Fred Tingley?Dr. Frederick Tingley has been an investor for 30 years and acoach for the last 15 years . Dr. Tingley is wiling to take on students on an individual basis.

For more info call: 801-294-7015visit: RealEstateInvestorsStore.com

For the past 31 years, Dr. Fred Tin-gley has been learning to master real estate investing. One of the ways he

learns and keeps up with changing times is by being a mentor to a new generation of investors.

Dr. Tingley, who holds a juris doctorate degree, has been coaching students around the country from the past 16 years. He says the best part of teaching is “when students successfully conclude their transactions and they start making money.” They be-gin to see how real estate can change their lives, which as a teacher makes him feel that he accomplished his role.

Every mentor has a niche and for Dr. Tingley his expertise is structuring lease options as well as buying and flipping properties. He also advises his students to “own rental properties for constant cash flow.”

Coaching keeps Dr. Tingley very busy. Besides handling students that reach out

to him for mentoring, he also coaches for students of Armando Montelongo. Dr. Tin-gley says that juggling his own real estate investments and mentoring students around the country is exhilarat-ing. “Every day is differ-ent, he says. “It has made it very exciting.”

Dr. Tingley has coach-ed for many of the top real estate educators in the nation, including such legends as Al Lowry, A.D. Kessler, Carlton Sheets and Robert Allen. Although real estate investing and coaching take up the majority of his time, he also found time for his new pet project: green energy.

“I am currently working to develop a solar energy plant,” he reveals. Of course, real estate is also the foundation of that project: “It’s on 120 acres in Nevada.”

Originally, the acreage, which is owned by Dr. Tinley and his partners, was going to be developed for a 500 lot subdivsion,

but they soon had a change of heart. “Af-ter the crash, my partner came up with this idea,” Tingley recalls and adds that green energy is a promising new venture with a

great future.Real estate investors who

want to learn more about Dr. Tingley’s investing philosophy, can read his renowned book, “The Real Estate Investor’s Guide,” which is available for purchase on his website.

For Dr. Tingley his career in real estate has taken him though peaks and valleys, yet by staying on the path it helped him reach success. He says his real estate ven-tures have allowed him to live very well.

And while Dr. Tingley admits material rewards are just one of the perks, for him the idea of leaving a legacy of experience to his students is the real treasure. To purchase Dr. Tingley’s book or learn more about him, please visit: www.RealEstateInvestorsStore.com

Meet the CoachDr. Tingley mentors students & helps them achieve success

by Lori Peebles


WeÊspecializeÊin*ÊÊÊÊÊÊÊÊÊÊÊInvestmentÊPropertiesÊÊÊÊÊÊÊÊÊÊÊUpÊtoÊ10ÊFinancedÊPropertiesÊAllowedÊÊÊÊÊÊÊÊÊÊÊCreditÊScores,Ê620ÊorÊhigherÊÊÊÊÊÊÊÊÊÊÊDirectÊFannieÊMaeÊServicer/Seller

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WithÊGreatÊServiceÊ&ÊFASTÊAPPROVALS;ÊÊWeÕllÊtakeÊcareÊofÊyou!! *The Information contained herein shall not be construed as a guarantee of loan approval. All loan approvals are subject to Underwriter approval. Equal Housing Lender. Company NMLS# 3274. Branch NMLS# 37801. WA Branch CL-37801. TN Branch 4470-4315.

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by Linda Pliagas

Northern California is home to many investors and Geraldine Barry’s real estate association is

there to serve them with education, refer-rals and networking. As founder and presi-dent of the San Jose Real Estate Investors Association (SJREIA), which is a member of the National REIA, a non-profit advo-cacy organization, Barry has created a vi-brant community for investors to connect and collaborate.

She grew the network from one club responsible for hosting a half-dozen mem-bers into a three-chapter orga-nization spanning the bay area with locations in the East Bay, South Bay and Mid-Peninsula with over 400 investors.

In addition to juggling nu-merous monthly meetings and workshops, Barry is a principle in Miles Barry Contract Furni-ture, a guest host on the radio show, “Going Beyond Real Es-

tate,” a frequent guest on NTDTV, and a mom to two children. Barry is also the pub-lisher for REI Voice M a g a z i n e , w h i c h provides educational resources, tips, and advice on growing a real estate portfo-lio. Additionally, she discovered a niche for an educational publication, as there were no other sources of this type available for investors specifically in this

area. Barry created REI Voice (formerly SJREIA Journal) to fill that void, and the now bi-monthly pub-lication is circulating the Bay Area bring-ing education and real estate news to

thousands of investors.Barry, who graduated

with a degree in business administration from the University of Southern California, has been in-vesting for over ten years, both locally and out of state. “In the current mar-ket there is a once in a lifetime buying opportu-nity. The savvy investor

can take full advantage of cash-flowing op-portunities to create financial security long term,” Barry states.

Some of today’s most influential inves-tors, such as Bruce Norris, John Schaub and Jon Freeman, have spoken at SJREIA. The demand for education is so great in the Bay Area that Barry produces a real estate expo, which has grown to be the largest in-vesting forum in the area. The SF Bay Expo is held annually, and as the producer of this event, Barry oversees the educational seg-

SJREIA Continues to Expand

Continued on pg. 47

Lisa Moren, Bill Tan and Geraldine Barry

Geraldine Barry

Part-Time Investing Equals

Full-Time Rewards!

Continued on pg. 53

Sensei Gilliland

by Lori Peebles

One of the perks of real estate in-vesting is that it is a flexible pro-fession, yet it can provide incred-

ible pay days. In fact, is there any other career that one can do on a part-time basis and reap full-time rewards?

Sensei Gilliland, owner of Black Belt Investors, started his real estate investing as a supplement to his full-time business, operat-ing and teaching martial arts at his facilities. He soon found out that even working at it part time made an enormous difference to his bottom line.

Here, Sensei shares his secrets to help investors at all stages reach their optimum level.

Question: Sensei, as a martial arts in-structor and owner of instructional mar-tial arts schools, how did you find the time to learn about real estate, let alone actu-ally become an investor?Sensei: When I started learning about real estate, I owned seven martial arts schools, one boxing gym, was newly married, just purchased my first home (a fixer-upper),

Sensei: Absolutely! And, I wouldn’t just seclude high-income earners as I deal with many types of people who want to get in-volved in real estate while they focus on their career. As many people are not content with their J-O-B and would love to transi-tion out of their job to real estate, some of us love ours. For an example, I still teach the martial arts, not because I have to, but because I love to.

Let’s face it… prices on EVERYTHING are going up and our incomes remain the same. Then we have our passive invest-ments that are deflated. So these average to high-income earners are knocking on our door to help them get a faster and better re-turn on their investment and re-coop what they have lost from the past few years.

They also realize that becoming an active investor requires time, education and wis-dom, with the biggest hurdle being time. The average American no longer works 40 hours a week, we are now working 50, 60 and 70 hours per week and trying to bal-ance a family life. Most realize becom-ing a real estate weekend warrior is not a successful plan. This is where Black Belt Investors and my program Remote Rehabs comes into play.

Q: You’ve devised Remote Rehabs with the busy executive in mind, tell us about it.Sensei: I have created a way in which inves-tors can rehab properties from the comfort of their own home without lifting a finger (or hammer). Remote Rehabs is a hands-off approach designed for the investor who may not have much experience and/or just simply doesn’t have the time to rehab prop-erties, but wants all the cash! Remote Rehabs is a well planned, cal-

and my wife and I had our first child. You speak of being busy and having a lot on your plate! I definitely had a lot going on at the age of 26.

When I bought my first home using only 3% down, I soon realized the power of le-verage. It was astonishing to me that all I had to do was give 3% and the bank would

match me with 97%. This blows away any retirement plan from your employer that matches a dollar to your dollar.

As soon as I got a taste of in-vesting I had to go for more, so I put in long hours and late nights studying different strategies to learn the niche that best fits me. I found that to be rehabbing.

I just went through the process with my own home and this strategy was most familiar to me. So I flew over to Ft. Meyers, Fla., to grab my first deal. Yes I was told that I am crazy among other things for investing across the states and remotely rehabbing my first project, but they ate their words when I did my first flip and made just over $9,000!

When I received that first paycheck it su-per charged me to get more in the pipeline. I did several more flips out of my area sim-ply because it was cheaper and made better number sense. Once my new business built

a strong capital base I started fo-cusing on deals in my backyard.

Q: Should high-income earners and business

owners continue with their “day job” and invest part-time?

Black Belt Investors’ Remote Rehabs program is a truly unique and phenomenal way to build cash quickly. Believe that Remote Rehabs is without rival in any shape and form. Black Belt Investors stake their reputation on the fact. By getting involved today, you will be receiving a profitable and automated hands-off rehab business with its time tested meth-ods, as well as Black Belt Investors’ 15 years of experience. Trust me... This is one chance you cannot afford to pass up; Take Action Now!

A Way to Effortlessly Flip or Rent Cash Generating Properties in the Hottest Markets Across the Nation

We call it Remote Rehabs! Almost everything has been done for you, we have:• Strategically Targeted Markets to Buy cheap, Fix Easily and Sell Quickly• Generated a Revolving Inventory of Deeply Discounted Properties starting at $20K• Taken Away the Headaches of Deal Searching, Pencil Pushing, Rehabbing and Sales• A Success Manager to Keep you Abreast and Coach You Throughout Your Deal• Basically Put Time Back on Your Side to Rehab Houses without Lifting a Hammer• “Gain Complete Control Over Your Life and Spend Less Time on Doing Things You Hate Doing By Using

Remote Rehabs, a 100% Hands-Off Fix and Flip System.”

“Exceeded Expectations”“Wow! Just wow! I don’t even know where to start with all the things that Remote Rehabs has done for me. Know that list of benefits that Black Belt Investors offers? Well they are all completely, one hundred and fifty percent true! All I know is that Remote Rehabs is the simplest and most profitable program I have ever experienced.”

- Pek Lee Choo - Chicago, IL“Simply Amazing”“Here is what I did: I enrolled in Sensei’s program Remote Rehabs, he found me a deal and his team did all the work A-Z. Soon after the rehab and listing the property, I was amazed to receive offers on my investment! At first I put it off to blind luck, but within 45 days I receive a check for over $17,000 in net profits and I’ve been smiling since.”

- Lynn McCloskey - Concord, CA

Office: 951-280-1900 [email protected]

Indianapolis, INPurchase Price: $43,000Repairs & Misc.: $32,000List Price: $110,000Sold Price: $110,000Net Profit: $25,100Cash-on-Cash Return: 33%

Indianapolis, INPurchase Price: $36,500Repairs & Misc.: $22,700List Price: $99,900Sold Price: $95,000Net Profit: $27,250Cash-on-Cash Return: 38%

Phoenix, AZPurchase Price: $45,300Repairs & Misc.: $4,200Fair Market Value: $71,000Equity Position: $21,500Cash Flow: $725 mo / 8,700 yr.Capitalization Rate: 18%

Sold in 27 Days!

Equity & Cash Flow

Sold in 51 Days!

There is no replacement for experienceIf you agree that the Midwest is good

place to invest, make the choice to work with an experienced team such as Armor Equities. With over 25 years of experience working in the Midwest, coupled with their attention to detail and high standards for quality, the Armor Team is an ideal choice for investors who are looking for high NOI (net operating income) that the region of-

fers. Their name says it all, ARMOR is not only the firms name its also an acronym, A= Acquire, R= Rehab, M= Market to pro-spective renters or buyers, O= Occupy the property with a qualified tenant or buyer, R= Refinance.

Selection, selection, selectionIt is truly said that it’s not what you sell

a property for, it’s what you pay for it that determines how much money you make in real estate. Armor Equities has an experi-enced team of specialists who seek out the best opportunities. With an “eyes on all properties” policy, the principal of the firm personally inspects each property. Many factors are considered prior to purchase of any property, including:

• Neighborhood Quality• Property Condition• Occupancy• Predicted Rehab Cost• Area time on Market• Back Taxes-Liens• Property VestingThese are just a few items that are con-

sidered during the due diligence period. Many so-called “gurus” are teaching

that investors can by cheap properties from banks. Some have been successful,

Okay so we are taking a little ar-tistic license with the famous quote from the famed news-paper writer, Horace Greeley.

We found a firm based in the Midwest who believes no region of the country offers greater opportunities. Here is their case: As the nation continues to work through what is been coined the Great Recession, banks continue to fail at an unprecedented

pace. In 2009, 141 banks were shut down, the highest number since 1993. In 2010, the FDIC reported 157 bank failures, an all time record, and an addi-tional 26 so far in 2011. This has put tremendous pressure on the FDIC insurance resources. Weiss Research, a leading bank rating service, has over 1,500 banks on their watch list and they continue to add more. Existing banks are under greater scrutiny to get their finances in order. In the wake of all this, opportunities to pur-chase real estate assets at deep discounts in key markets of the country have never been greater.

Discounts that are being offered vary widely by region. In fact, the states that were initially hit the hardest with foreclosures and a decline in market value (Florida, California, Arizona and Nevada) have actually rebounded. While home val-ues are not anywhere near the high of a few years ago, and foreclosures are still occur-ring at record levels, the real estate mar-ket in those states is very active and banks have been able to sell their REO (real estate owned) inventory closer to market value.

The area of the country that was hit very hard and has yet to see a rebound in market activity is the Midwest Region states. This is unusual considering most of the states in

this region are relatively stable. Excluding the so-called rust belt markets (Cleveland, Detroit and Flint, Mich.), the Midwest is doing quite well. Unemployment is below the national average and creditworthiness remains high. Indiana, for example, con-tinues to maintain an AAA credit rating, and in recent months, many of the states in the region have seen real private sector job growth.

These factors have combined to create many opportunities. Currently, investors both large and small are largely ignoring the Midwest. Buyers are focusing most of their

attention on the supposed Diamond States (CA, AZ, NV, TX, FL, NY).

Typically bulk sales of REO inventory in these states are running 60% to 90% of current market value. The opportunity in the Midwest is potentially far greater than the most sought-after markets in the country.

There are a number of in-vestors who have not taken

notice of this rare opportunity because they simply don’t know the market. The prin-cipals of Armor Equities, LLC, have been doing business in the Midwest for over 25 years and are taking the lead in helping in-vestors discover the benefits of investing in the region.

This window of opportunity will not last forever. Prices in Indiana are low, but seemed to have bottomed out and are on an upward trend. Ohio and Michigan should be following suit. If ever there was a time to invest in Midwest real estate, that time is now.

GO MIDWESTYOUNG MAN

Continued on pg. 54

article by Jeff “Klondike” Koehrn

their cash in the bank. Investors who are in-terested in purchasing a property can finance it with as little as 20% down, but it’s limited to investors who have no more than four fi-

nanced properties. Investors with five to 10 properties can expect to put up 25%.

“I would tell people if they’re thinking about in-vesting,” Bighaus says, “they should do the research be-cause it’s a wonderful time to buy. I see a lot of investors

purchasing properties, and they are tickled pink because the properties cash flow from day one.” According to Bighaus, the companies that he and Gosser work with describe themselves as being “turn-key”

businesses. Investors benefit from a wide range of services; including everything from financing to property management, which makes it easier for individuals to invest out of state. “Risks to the investor is minimal because these companies have gone to great expense to provide this full service to the real estate investor,” he says.

Fannie Mae stated in an announcement dated February 6, 2009, “Experienced inves-tors [will] play a key role in the housing re-covery...” “[We] want to make people aware that there is hope out there for lending,” says Bighaus, “[we recognize] the importance of the investor.”

Rather than going all over the place to find different financing for each deal, both seasoned and beginning investors can ben-efit from having financial gurus in their cor-ner. Anyone can lend money, but it takes a committed team, dedicated to your success, to make the difference in your investment experience. There is really no shortcut to collaboration with a knowledgeable real es-tate professional when financing is needed. If you’re tired of dealing with lenders who don’t recognize the importance of investors in this economic recovery, give Bighaus or Gosser a call and experience the Guild Mort-gage difference. — by Anita Cooper

Steve Bighaus and Jason Gos-ser, real estate experts with Guild Mortgage Company, offer inves-tors much more than financing. Drawing upon

more than 40 years of real estate experience com-bined, Bighaus and Gos-ser share their knowledge with their clients, helping them to make an educated financial decision.

“Talk to any successful real estate investor [who’s] made his fortune in real estate and ask him when he bought his property,” Steve Bighaus says. “It was never in an up market, it was always in a down market.”

Partnering with investors, each loan they write is financially sound, and is custom de-signed to fit their client’s individual needs.

“I don’t sell products at all,” says Bighaus, “I give as much information to my customers as they need to make a financial decision.” Offering his advice, Bighaus tells his custom-ers, “If it doesn’t pencil, walk away from it.” He wants them to be comfortable with their choice of investment. He would rather a deal not go through than for his client to be dis-satisfied.

You won’t find any ARM products at Guild. “I’m pretty much a meat and potatoes kind of guy,” Bighaus says. “I only deal in fixed rate products. You’ve got a choice be-tween a 30 year, a 20 year or a 15 year fixed rate loan.”

Why? Bighaus says it’s “simply because of the fact that’s where a lot of real estate inves-tors got hurt.”

Many clients come to Bighaus and Gos-ser for refinancing after purchasing invest-ment property through a private lender. For example, if someone purchases a home that the seller says is worth $75,000 and they purchase it with private money for $50,000. Bighaus can refinance the property at the appraised value, and the investor’s out-of- pocket costs can be minimized by leveraging

Guild Mortgage: An investor’s partner in success

Anyone can lend money, but it takes a committed team, dedicated to your success,

to make the difference in your investment experience.

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Steve Bighaus and Jason Gosser


by Bill J. Gatten, NARSCor, LLC

WHAT IS A TITLE-HOLDING LAND TRUST?

The Illinois-type land trust, referred to in some states as the real property title-hold-ing trust is, within itself, a simple, inexpen-sive and safe method for holding legal title to real property by a third-party fiduciary. The title holding trust is, in effect, a revo-cable Grantor Trust designed specifically to acquire, hold, manage and ultimately dispose of, real estate on a confidential or private basis in order to most completely shield one’s real property assets from pry-ing eyes.

The title holding trust (Land Trust) is similar in some way to the common Family Living Trust, but under analysis has some distinct legal differences, which provide significant benefits and advantages for its beneficiaries that other trust forms cannot.

For example, solely its beneficiaries, not the trustee, direct the co-beneficiary land trust, unlike other trust structures.

The land trust trustee merely holds own-ership of the property (legal and equitable) and has no say-so in the day-to-day dealings with the trust’s corpus (i.e., the property). Other benefits include: ease of income tax reporting; elimination of squabbles among parties; protection from Partition and Charging Orders by the courts, ef-fective shielding against lawsuits, IRS and credi-tor liens; and the ability to silently transfer ownership and income tax benefits from one party to another without the stan-dard complexities and paperwork normally encoun-tered in real estate transfers.

The modern title

An Overview of the Title-Holding Land Trust

holding or nominee land trust originated in Illinois with Chicago Title and Trust in the 1920s for the benefits of some questionably nefarious characters who were large land-owners.

Prior to that time the earliest use of land trusts was in Feudal England (circa. 1500 AD), wherein the wealthier landed vassals used land trusts to hide their real estate holdings from the government (the King) by means of having a third-party step in to “own” the property for them, while they continued using it.

During the term of the trust, the origi-nal owner could enjoy all the benefits of ownership while avoiding certain income tax impositions, as well as avoiding the distasteful requirement of turning the prop-erty over to the King when involuntarily conscripted into military service.

Today there are myriad reasons for using the land trust model for acquiring, dispos-ing of and holding real estate. The most common of these is confidentiality of own-ership, in that one can be an owner and di-rector of the trust with 100% of the benefits of ownership of the property, without such ownership ever needing to appear in the public record.

The NARSCor, LLC family of compa-nies has provided private, professional fi-duciary services, throughout the U.S. for

over 25 years (est. l984 as Equity Management Services). Here is some information that may help shed some light on this topic.

WHO SHOULD SET-UP A TITLE HOLD-ING LAND TRUST?A title-holding trust

can be established by an individual, a group of in-dividuals, a general part-nership, a limited partner-ship, another trust, another trustee or trust services provider, such as an out-of-state trust company, a

limited liability company, a corporation or any other type of business entity. Having your name on a public document that re-veals your likely financial status is a VERY unwise move in our overly litigious society when there is such a simple alternative.

WHO IS THE TRUSTEE FOR THE TITLE-HOLDING LAND TRUST?The trustee serves simply as titleholder in

the trust and has no authority to act without specific written instruction by the trust’s beneficiaries, unless otherwise stipulated in the trust agreement.

WHO OWNS THE PROPERTY?

The beneficiaries of the title-holding trust own the trust, but not the asset with-in it (the corpus…i.e, the property). The nominated trustee is the owner-in-fact of the corpus of a land trust, silently holding full legal and equitable title: thereby leav-ing the beneficiaries with just a personal property (versus real property) ownership interest in the title-holding vehicle.

Nonetheless, the beneficiaries continue enjoying all ownership rights and privileg-es along with full power of direction, even though the entity designated as the trustee owns the real estate itself.

The names of the beneficiaries of the title holding trust are not reflected on any public record, and no information is disclosed to any inquiring party unless authorized and agreed to in the trust agreement or requisi-tioned by court order.

HOW DOES IT WORK?The trustor (property owner) enters into

a standardized title holding trust agree-ment whereupon the trustee is appointed and the beneficiaries are designated, along with naming a successor beneficiary whose function it is to take charge as the trust’s director in the event of the original benefi-ciaries’ demise or permanent incapacity.

Throughout its term, the trust beneficia-ries retain complete control over the trust and its corpus. They are charged with man-aging the property but can appoint an un-


An Overview of the Title-Holding Land Trust

paid non-property manager or third party to collect payments and make disbursement on their behalf. The beneficiaries are also responsible for insuring, maintaining, financing, leasing or disposing of the real estate as they mutually see fit.

Upon mutual agreement by all beneficiaries, they may modify, update or terminate the trust at any time. The beneficia-ries may add other real estate to the trust at anytime as well. At the direction of the benefi-ciaries, the trustee is compelled to execute deeds, promissory notes, deeds of trust, leases and other documents pertinent to ownership of the property, but only upon specific written authorization and mutual direc-tion from the beneficiaries.

When title to real estate is held in a title-holding trust, courts have consistently held that the beneficial interest(s) in the trust is personal property and not real estate, including the right to receive any income and any proceeds from the sale or mortgage of the property. The beneficiaries reserve the right to live on or otherwise possess and use the real estate. Their beneficial interest in the trust, as personal property, can easily be assigned to another party without any need to pre-pare, sign, notarize or record a deed.

WHAT IT DOES NOT DOThe title holding trust will

not get around or avoid any kind of income taxation or as-sessment that would otherwise become due and payable.

Although the existence of the trust can certainly obfuscate ef-forts to reach the corpus by judgment creditors, anonymity cannot be maintained under de-position in a legal matter.

A title-holding trust can-not protect a homeowner from foreclosure actions should un-derlying financial obligations be unmet.

DUE ON SALE CLAUSE A single-beneficiary title

holding trust will not circum-vent the alienation provision in a mortgage loan (i.e., the due-on-sale clause) when 100% of the beneficial interest is relinquished by assignment or transfer to second party, and the current beneficiary no lon-ger has an interest in, or control over the trust corpus. HOW-EVER, when a co-beneficiary is named in the trust who is not related familiarly or in busi-ness intent, protection from a lender’s activation of the due-on-sale clause does ensue. (12USC 1701-j-3, et seq.)

THE MAGIC TRICKA frustrated home seller

names a would-be homebuy-er, who is short of cash and credit as a co-beneficiary in his title-holding trust, and subse-quently leases the property to that same party. Violá! That person and the “seller” have just hit the jackpot achieving with minimal effort and paper-work 100% of all the benefits of a sale for the relinquishing party and full homeowner-ship for the acquiring party, including full income tax de-duction for mortgage interest and property tax, appreciation potential, equity-build-up from mortgage principal reduction and full pride of ownership. Moreover, the resident benefi-ciary needed no down payment and no new mortgage loan or credit application…AND there was no due-on-sale-clause violation relative to the seller-carry-back. In addition, for the “seller” there was no income tax penalty; no due-on-sale clause to worry about; no more vacancy or negative cash flow; no real estate commission to pay; no management of main-tenance costs; and…he/she now has a resident beneficiary with an owner’s mentality ver-sus a tenant with renter’s dis-regard.


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

by Lori Peebles & Anita Cooper

The adage “Cash is King” is true and nowhere does this ring more accurate than in real estate. Hav-ing access to green gives investors bargaining power to get great deals,

but having the ability to buy at auction also has many risks — one detail left unchecked and it can spell disaster even for seasoned investors. That same oversight can also take novice investors completely out of the game for good.

To navigate the bumpy terrain of the auc-tion world, we asked Bert Miller and Hans Guenther, two seasoned auction buyers from Memphis, Tenn., to shed some light on this topic.

Miller’s real estate career began when

he made his first home purchase by using his credit card for the down payment and closing costs. When his employer went bankrupt in 1993, his real estate portfolio was his saving grace. “By that time, I had accumulated eight homes that allowed me to support my wife and children.”

Guenther entered the picture as one of Miller’s first investors.

“I was a senior executive working in the corporate world at the time I met Bert. I was not happy getting a small annual sal-ary and a yearly review based on how the company was doing [profit wise]. I was not in control and proceeded to augment my income with real estate.”

The two became fast friends and decided to form GM Realty after Guenther could no lon-ger adequately handle both his investments and his demand-ing position. Over the years the partners have built a portfolio of

over 300 rental homes, buying at the Shel-by County Courthouse.

When asked what secrets they had to share with readers, Guenther replied: “There are really no secrets to how we get the best deals, we just do a lot of research. We now have a dedicated staff member who does nothing but research properties sold at the courthouse steps at foreclosure.”

Preparation is also key when dealing with immediate all-cash transactions.

G u e n t h e r e x -plains: “Not only do you have to purchase the property right on the spot, but you have to also be sure you are buying a first mortgage.”

Next, investors

need to make sure the property has no tax liens (IRS and state). Also, make sure that the legal description matches the physical address (a legal description overrides the street address). Property taxes are also of most importance: Are there any property taxes in arrears? Make a mistake on any of the above and your real estate investing ca-reer may quickly be over.

Miller says that they also have great rela-tionships with banks and brokers who know they are able to purchase quickly with cash, allowing them to get super deals.

Another great avenue for the cash buyer is to negotiate directly with owners who need to sell their property quickly. These techniques are just some ways investors can gain access to phenomenal deals at cash discounts.

“We have been buying at the courthouse steps since 1994,” Guenther says. He es-timates that since then over 1,000 homes have passed through their hands. Most of the homes were immediately sold off as fixer uppers to other local investors who were willing to put in the sweat equity, time and money into rehabbing the property for an end buyer.

In addition to managing a sizable personal portfolio and helping other local investors gain access to rehab specials, Guenther and Miller are now ready for other real estate challenges. Recently, they added a property management division, GM Realty Manage-ment and they also have started to provide turn-key rental properties. They also re-cently unveiled their new website (www.BuyMemphisForeclosures.com) to service

the growing interest in the Memphis market from inves-tors around the world.

Buying at auction is cer-tainly not for the novice or cash strapped, but if you have a nice reserve and the stomach for this type of investing, the rewards can be phenomenal.


Yes, investors can get rock-bottom deals, but one wrong move can wipe you out!

Cash is KING at the Courthouse

Hans Guenther and Bert Miller

Ismet: We have made the process simple since our properties are truly turn-key and already rented. We take the fear out of in-vesting out of state with the warranties we have in place so investors will never get a call from their tenant with any maintenance issues and will never go a month without collecting rent. We have strict guidelines we follow to select our properties, ensuring our clients are getting the best property for their money.

Q: What makes your company unique?Ismet: We provide a free one year rental income protection plan and free one year home warranty plan, which makes in-vesting in out of state real estate worry-free. We offer our clients a free LLC or corporation with the purchase of their first prop-erty. We provide all of our in-vestors with quarterly appraisals

on their properties. Properties are hand selected and not purchased in bulk, which makes it possible for us to stay in good neighborhoods. Our clients enjoy a 15% to 18% return on their investment and are purchasing their properties 25% to 40% below appraised value.Q: You have one of the most comprehen-sive home warranty plans, how are you able to do this?Ismet: We have several in-house property management teams that do a thorough pre-placement screening to get the most quali-fied tenants into our properties. We have to back our warranties, and our in-house man-agement is the key to our success. Q: What is your real estate or manage-ment philosophy?Ismet: We only deliver completely turn-key properties to our clients with a net return on investment of at least 15%, which takes the fear and risk out of investing. Bay Area Equity Group acts a as a bridge, delivering proven, sustainable returns, month after month, year after year.

Market Spotlight: DETROIT

LOCATION: Detroit, Mich. COMPANY: Bay Area Equity Group, LLC CONTACT: Ismet Jahovic ph: (408) 369-9244 ext. 12 www.bayareaequitygroup.com

Question: How is your market handling the economic slowdown?Ismet Jahovic: The slowdown has actually created some fantastic buying opportuni-ties, which have created some very high cash-on-cash returns for our investors. The slowdown has given our investors a chance to buy multiple properties and increase their portfolios to better position themselves in the future, when the economy recovers.Q: Detroit boasts some of the highest returns on investments nationwide. How are you able to har-ness these returns?Ismet: Detroit has been a challenge to navigate for most investors. With all the challenges of tenancy, maintenance, complicat-ed taxes and more, some find that Detroit is just not worth the hassle. We felt that it was. As seasoned investors, we undertook the task of harnessing some of the greatest cash-on-cash returns in history, and delivering them to investors nation-wide. With a time-tested approach to dili-gent property management, construction, and legal tax appeal work, we have become the only real estate investment company of our kind.Q: What is the best part of being an in-vestor in Detroit, Michigan?Ismet: The best part about Detroit is that it is number one in the country in total cash-on-cash returns. Our price point of $25,000 makes it really easy for investors to buy. The auto industry has completed its restructuring and is now profitable, which will help the economy. With all of the posi-tive press recently, appreciation can also be expected in the next few years. The bottom line is cash flow sustains these investments, not speculation.Q: Why should investors from afar in-vest in the Detroit market?

ment and is proud to host market-timing expert, Bruce Norris as this year’s keynote speaker. This annual event, which has re-ceived rave reviews, is free to all attendees and draws vendors from around the nation seeking to provide opportunities to moti-vated buyers. Registration is required at www.SFBayExpo.com.

Barry says the goal of the Expo is to “help our audience move from fear and inaction to thoughtful and wise investing choices based on information presented from our broad array of market, real estate, and industry experts.”

If travel takes you to the Bay Area, be sure to schedule a SJREIA club meeting in your agenda and if you live in San Francis-co or San Jose, be sure to take advantage of the wealth of resources that Barry and her group provide.

For information about Geraldine Barry or SJREIA, please visit: www.sjrei.orgTo subscribe to REIA Voice Magazine, vis-it: http://www.reivoice.com/subscribe

SJREIA Continues to Expand, pg. 39

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Which strategy is right for you?

The great thing about investing in real estate property is that there’s an acquisition

and investment strategy for every personality type, skill level, and income level. Here are some fac-tors to consider:

•Risk tolerance: All in-vestments require some amount of risk. You should choose a strategy that’s compatible with your tolerance for risk.

For example, if you’re not comfortable estimating unknown factors, then you should focus on purchasing REO proper-ties that you can inspect rather than fore-closure properties that are sold “as is.”

•Time: Some strategies require very little time, such as buying good-condition homes at least 20% below market value and resell-ing them quickly. Other strategies require a lot of your time, such as buying rehabilita-tion properties at foreclosure auctions.

•Cash: If you have access to a limited amount of cash, then you’ll likely want to

focus on strategies that allow you to flip the property fast and reinvest your capital.

•Skills: Taking an honest assessment of your skills and your interests will help you decide what strategy is right for you.

Example: If you’re an empathetic people person, you might find it easy to work with those who are in pre-foreclosure. If you have zero people skills, then you’d prob-ably be better suited to buying at foreclo-

sure auctions. Another example: If you’re

good with carpentry and con-struction, you may rehabilitate the properties yourself. Other-wise, you may outsource this task to someone else.

Now that you have good overview of your real estate in-vestment options, let’s look at the other factors that will affect your income when you invest in foreclosure property.

When is the Best Time to Buy Foreclosure Properties?

The best time for an investor to buy prop-erties is in a declining housing market (like we’re in now). And that’s because foreclos-ing properties, unemployment and even a recession all provide opportunity in the form of motivated sellers plus properties that you can purchase at below-the-market value.

What’s more, a declining market means there’s an influx of properties on the mar-ket — and that means more options and op-portunities for you. This is good news for home buyers and real estate investors who

are looking for mid-term to long-term investments. When the property values increase in the future, investors can sell their portfolio for a profit.

On the other hand, this type of market isn’t always ideal for those who are looking to quickly flip a property for a profit. Since there’s more sup-ply than demand in a declining market, any house you’re sell-ing will likely sit on the market for much longer than it would

in an inclining market. In other words, it’s much more difficult

to make fast profits in a declining market (unless you find a property well below mar-ket value that you can move fast by resell-ing slightly below market value).

This excerpt was printed with permission from Matt Malouf, the author of “Matt’s Foreclosure Home Buying Secrets.”

Investing FAQS: Foreclosure Investing Strategies & Pitfalls

Should you purchase foreclo-sures in a declining or inclin-ing market? If you’re a short-term investor (flipper), what should

you do when you can’t move property off your inventory lists as quickly as you usually do? And what sorts of acquisition and investment strategies are available to you? You’ll find the answers to these ques-tions and many more in my book, “Matt’s Foreclosure Home Buying Secrets.” Here is a segment from chapter eight.

Investment StrategiesOnce you’ve acquired your investment

property, what should you do with it? Here again, there are plenty of options. The following are the most common holding strategies (and note that you can actually combine them):

•Holding property for the long term. Here you buy property that you expect to appreciate over the long term. Perhaps you buy relatively inexpensive property in an area that’s growing quickly.

You buy with the expectation that in five, 10 or more years your property will be in high demand – and thus command top dol-lar (so that you make a nice profit).

•Holding property for a short time (flip-ping property). This is where you buy property for cheap and then sell it quickly (sometimes immediately) for a profit.

You may do this by purchasing property below market value (such as foreclosure property), or purchasing run-down homes that you can quickly rehabilitate and sell for a profit.

•Renting property. Finally, another com-mon way to make money with investment property is by renting out the property.

The rental may pay for the mortgage you have on the property as well as other ex-penses, or you may charge higher rents to make a profit.

Either way, you can sell the property for a profit in the future.

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old saying, “...it’s not what happens to you, but what you do with what happens and how you react to it.”

I have always told my students “Create More Opportunity Than You Find.” So in-stead of selling my Sexy Rock Star home, I decided to convert it to a “Hotel Alternative

for The Affluent,” and make it a “Money Making Machine.” I decided to offer afflu-ent people my property as an alternative to staying in a boring hotel.

One night I simply sat down and wrote a mini-business plan. 1. Hire a professional photographer2. Hire sexy models to portray the glamorous Hollywood Hills life 3. Build an elegant website 4. Create value by offering VIP Services5. Hire a professional to market the prop-erty6. Complete all tasks within 21 days7. Take bookings and EARN some Honey Money

At www.PresidentialResidence.com, I offer my VIP clients everything from a chauffeured Rolls Royce, Armed Body Guards, Candle Light Dinner, Executive Services, Daily Housekeeping, Breakfast in Bed and anything else our clients de-sire. Our client’s pay $1,749 to $2,499 per night. We have even had guests pay up to $4,000 per night for special events. I have had the opportunity to meet some amazing people.

This year, we have been booked with back-to-back clients. At times, we have clients check out at noon and new cli-ents check in at 3 pm. Since this has been

the listing agent called Andy and said her client would accept his offer.

Andy then assigned his contract to me, and I paid him $40,000 at the closing as his “finder’s fee.” You see why I called Andy a sharp entrepreneur?

I opened escrow and agreed to pay $2,000,000. I raised $500,000 in cash from a private investor and took out a first mortgage. I kept $140,000 from the transaction and used it to pay for some of the remodel. Once the rehab was done the property looked gorgeous and appraised for $4,000,0000.

At that point, I put the prop-erty on the market for a few months. When I could not get my price, I decided to keep it and move into it. I was living like a Rock Star in the world-famous Hollywood Hills. What a glamorous life!!!

Then the recession hit and my real estate business was affected. But I simply could not part from my sexy home. I recalled the

Would you like to know how

I bought a multimil-lion dollar property with NONE of my own money? Plus, at the closing of escrow, I received a check for $140,000 BIG ONES!

Back in late 2005, a sharp young real estate entrepreneur by the name of Andy Story brought me a property located in the Hollywood Hills.

A few weeks prior, Andy sent the list-ing agent an LOI (Letter of Intent), and the listing agent literally laughed and rejected what she described as “a ridiculously low offer.”

A valuable lesson I have learned is that time and circumstances always motivate sellers. Long story short, the unmotivated seller unexpectedly lost her husband in an accident and immediately became highly motivated.

Remember this: “People will never give away their equity or money, BUT they will trade it for peace of mind.” Lo and behold,

Cash Flow with Vacation RentalsBy Hector Padilla, Entrepreneur, Broker & Investor

It’s Time to Think Outside the Box!


such a great experience, I now own a $1.2 million ocean-front luxury condo in Cabo San Lu-cas, Mexico, and a three bed-room home with a pool in Palm Desert, plus my Hollywood Hills baby, www.Presidential Residence.com.

These three vacation prop-erties offer great benefits:1. Cash Flow 2. Tax Benefits3. Networking Opportunities4. I trade my properties with other vacation homeowners at NO COST. I can trade time in one of my properties with someone who owns a property in Hawaii or Europe, etc.5. Build equity via apprecia-tion.6. Meet afflu-ent people.7. Own a busi-ness that re-q u i r e s l i t t l e

time and management.8. Build a business that I can sell in the future.9. Have FUN!

Remember there are three necessities in life.

#1. Food. #2. Water. #3. Shelter (i.e. Real Es-

tate). People will always need a place to live, play and work (a.k.a Real Estate). This is why real estate has always been the Number One Investment. But you do need to know how to buy right and invest wisely.

Hector Padilla is president of HP Capital Investments, Inc.,

a real estate acquisi-tion firm, and principal broker of SWI Realty, a boutique realty company. For information, please call (310) 204-8971 or email him at: [email protected]

Lori Fouts - Independent Associate510.520.2753 | [email protected]. prepaidlegal.com/hub/lorifouts

What do you get when you’re a member of Pre-Paid Legal?Confidence in your daily decisions. Peace of mind with your personal affairs. Security for your family. Protection of your legal rights. Advice from courteous and concerned attorneys. Answers to your questions. Call today for more information on how to access the legal system!

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One of the least expen-sive ways to educate oneself is by reading a

book. So persuasive is the writ-ten word that they say the “pen is mightier than the sword.” Properly channeled, newfound knowledge can create lasting impact. In the area of real estate investing, the right book can exponentially grow your wealth by opening up your mind to new concepts and ideas.

One recently published book that should be added to your library collection is “Jumpstart Real Estate Investing — A 30-Day Ac-tion Plan to Buying Your First Property.”

This easy-to-read, concise manual was written by an investor who used her 15 years of business and real estate investing experience to bail out of her corporate job in pharma-ceutical sales.

The author, Natasha Bowen, who holds a master’s degree in business administration, was fascinated with real estate and carefully planned her move out of corporate. She cautiously be-gan her investment career on a part-time basis in 2001. Once she had some deals under her belt, she went full speed ahead. Bowen has now amassed an impressive portfolio of 20 resi-dential rental properties and an office building in Memphis, Tenn. She now also divides her time between real estate invest-ing and her career as a business coach.“Jumpstart Real Estate Investing” was written with an action plan in mind. The book is formatted into 30 entries, one

for each day of the month. It’s an easy-to-read success manual with a serious mission: To get the reader into their first deal by the book’s completion.

The first chapter is designed to give a general overview of why real estate is, and will always be, the best investment: passive income, appreciation, tax ben-efits and leverage. Bowen also mentions another important re-ward that is often overlooked: flexibility.

Once the author reviews some basics as to why one must invest in real estate, the real homework begins.

On Day One, Bo-wen requests that readers state their mission. Sounds t o e a s y ? We l l , don’t be fooled by

the book’s simplicity by Day 24, you’ll be analyzing proper-ties.

My favorite entry was Day 22, “Evaluate Your Exit Strat-egies.” In this chapter, she shares her multiple exits, which include wholesaling, seller financing, flipping, lease option and lease purchase.

If you’re ready to start invest-ing, but you’re spinning your wheels not knowing exactly how to go about it, then pur-chase “Jumpstart Real Estate Investing” on Amazon.com. You will have a solid, daily plan; one that is easy to follow, yet difficult enough to instill the discipline needed to become a successful investor.

By following Bowen’s guide-lines, you will have a concrete step-by-step plan, one that will lead you to real estate success.

JUMPSTARTREAL ESTATE INVESTING

Natasha Bowen

Creating Wealth Through Real

Estate Investing

Lou Meza, an experienced investor/agent you can trust, invites you to visit him in his new office. It’s time to learn about invest-

ment opportunities that exist near you.

Lou Meza - [email protected] or 562.900.4009

CA License # 00983625

I am planning a small group tour in Indy at the end of the summer, so be sure to get enrolled as seats are limited.

Q: What can you do for the people who may have been hit hard by the economic meltdown, yet want to get started? Sensei: Great question. My company offers our clients options. We can either feed you a fish or teach you how to fish. What I mean by this is that we can supply investments to you or help you build a real estate busi-ness through wholesaling, creative financ-ing, rehabbing and landording. If you have been hit hard by the economy then my first assumption is that you need to produce a paycheck. Now we can get paid several dif-ferent ways through real estate, but if you are lacking the capital to buy and/or lack

the credit to obtain loans, then you need to focus on wholesaling. Wholesaling real es-tate is the life blood of my company.

This real estate niche allows investors to flip properties without the use of credit, cash and without taking title. It is definitely the quickest route to get paid in real estate without the risk.

Q: How can they find out more?Sensei: Just give us a call, we love to help investors accomplish their financial goals. Another great way to get to know us and the programs we offer is to join us for our free monthly real estate investor’s club meetings called 12 ROUNDS. We currently have two locations in Southern California, Norco in Riverside County and Downey in Los Angeles County.

Q: Do you have anything else you’d like to add about how investors can work real estate part time for full-time profits?Sensei: Yes…GET IT GOING NOW no matter what it takes! We all know there is great opportunity out there, otherwise you wouldn’t be reading this magazine. We’ve all heard to buy low and sell high, well we are in the low part of the market. It’s not go-ing to get any better than this, so get it go-ing. If you need help building a real estate business or a performing portfolio, Black Belt Investors will be in your corner.

For more information, please call Black Belt Investors at: 951-280-1900

culated and successful cash and wealth building program. It is a 100% hands-off rehabbing system to produce the investor massive profits.

Q: That’s very interesting, can you elabo-rate why an investor would need your program and how your Remote Rehabs works?Sensei: Remote Rehabs is designed for the investor who needs experience on their side. Investors are looking for a rock solid company that knows exactly what they are doing when it comes to targeting areas of operation, utilizing multiple strategies and executing the investor’s goals.

We will hand hold throughout the entire process and there is no need to do it alone.

Remote Rehabs is also for the investor who does not have the time to rehab hous-es. Speed and efficiency is the name of this game and if you are not on top of the proj-ect then you are losing money. Investors, here are a few words of wisdom: Don’t be a Weekend Warrior!

This program is also for the investor who desires a higher rate of return. Face it, sav-ings accounts, CDs and mutual funds are not producing. In fact, some of these ac-counts are actually losing when you figure in taxes and inflation. We all need income streams to produce paydays and build our retirement.

Currently our investors are earning up to 48% ROI (Return on Investment) and some have returns in the 50s. Where are you going to find solid returns like that? I know where…. Real Estate!

Remote Rehabs is a proven program for the investor who does not want to lift a hammer but wants all the profits.

Q: With real estate it seems an investor can have full control over how busy he wants to be in the field, can you elaborate on this?Sensei: This is very true. You have a few options… 1) You can be a full time real estate inves-tor by wholesaling, rehabbing or landlord-ing. It is a business and a business requires work. 2) You can be a part-time investor on your off hours while working your 9 to 5. This is how most people start. Some love their careers and only want real estate to be pas-sive, and others are looking for a transition out of the work place. I suggest if you want

to transfer to real estate full-time then build the business until you can match your cur-rent income consistently, then make the change.3) Or you can work both businesses full-time and get all the benefits with the help of my program Remote Rehabs. We do all the work and you collect all the checks.

Q: I know you do prosperity tours in Ari-zona and teach investors about the local market there, it’s great that they are on weekends for busy professionals. Tell us more about your next tour and how can they get started?Sensei: I have been offering tours since 2003 in several emerging markets across the states. These tours are for investors to get familiar with the program, my team

who works behind the scenes, the neigh-borhoods and the properties we are target-ing. It’s a full day of education and in the field, experience with no pressure sales. The Phoenix market has been hot for our investors, some of the benefits of Phoenix are:

•the prices are very low•the rental cash flow is large•newer houses start in the mid $30,000’s •and we can flipYou can’t go wrong with the properties

we are buying in Phoenix. Just to give you an idea of how strong investors and I feel about Phoenix, we sold over 1,500 houses in 2010 and 1,056 were flips. We would not be able to perform these numbers unless we had a proven system.

I want to invite the readers to see for themselves and to join me on the next Phoenix tour that is scheduled for July. Just call us for more details (951) 280-1900.

I do want to mention that we are in dif-ferent markets in the U.S. Currently we are focused in Phoenix, Arizona; Southern California; Indianapolis, Indiana; El Paso, Texas; and Kansas City, Missouri.

Indianapolis is becoming a huge hit with our fix-and-flip investors. The biggest at-traction is the profit margins…they’re in-sane! We are able to give our investors a 30 to 50% equity position on a fully-rehabbed house. Having such a large equity position allows us to resale our properties below the competition and get a quick sale. It’s all about get in, get out, and get paid!

Part-Time Investing, pg. 40


When I received that first paycheck, it super charged me to get more in the pipeline.


“Whether You Think You Can or Can’t, You’re Right.”

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in general bank asset manag-ers are deluged with phone calls from single investors mak-ing offers that more often than not are rejected. Armors’ acqui-sition teams have long-stand-ing relationships with asset managers all over the re-gion. They r e g u l a r -ly work with Armor be-cause their buying power allows them to buy in bulk.

Construction and Property Management

Armor Equities, LLC, has relationships with several out-standing property managers and construction teams working throughout the Midwest. It’s these relationships that ensure quick turn around and gets the product to market and ready to sell in three to five weeks. Co-ordinating multiple construc-tion teams, working with local utilities to restore water, power and gas is no small task. That is the advantage of working with

Go Midwest, pg. 42

experienced professionals that know how to deliver on time and within budget. In short, making the complex look sim-ple is the mark of the groups that Armor works with.

Amor Equities, LLC, is excit-ed about the oppor-tunities that exist in the Midwest region. The firm is anxious to engage and work with those wishing to experience the

benefits that this time in history and this region provide.

Armor Equities is not a mort-gage lender or broker, Armor will on occasion offer land contracts to applicants who qualify, Armor will then of-fer the contract, at a discount, to prospective buyers who are looking for alternative sources of income from properties with-out being the landlord. Once the occupants are qualified to obtain FHA or conventional fi-nancing, the contract owner is cashed out. For more details on this program contact Armor at www.Armorequities.com

Hiello, I am Sam Sadat, founder and President of Sam’s Real Estate Club of Los Ange-les. I highly e n c o u r a g e you to participate in your financial free-dom by attending our monthly meetings. There’s never been a better time to buy real estate than now. Market change forces have “conspired” to create the greatest wealth building opportunity since the Great Depression. It is time to invest in your future by gaining valuable knowledge and the skill sets required to achieve financial independent. I have virtually removed all “excuses” by show-ing you a plan on how you can make money now even if you don’t have any! Our monthly meetings are typically on the fourth Wednesday of each month at the beautiful Beverly Hills Club in West LA. You may always contact me directly for any assistance with your real estate challenges. Your success in real estate is guaranteed with a good coach. Let me be yours. [email protected]

Sam’s Real Estate Club of Los Angeles

EDUCATION • CONNECTION • ACTION

Sam’s RE Club of Los Angeles1112 Montana Ave., #390, Santa Monica, CA 904031-800-998-9930 | www.SamsREclub.com

Since May 2003, we’ve helped thousands of real estate investors learn, network and prosper. Also, known as LAREIC, Sam’s Real Estate Club, is dedicated to provid-ing you with the hottest information on market conditions and how you can take advantage of this Great Recession. Join us to hear great national speakers and ever popular “Power Panels,” panel of active local investors willing to help you succeed. And what’s more is the Sam’s Insight, a monthly segment where Sam’s message will invoke action and uplifts your spirit. Once you see us, you’ll know there’s no other club like Sam’s Club in LA!

had every lease or purchase agreement reviewed before signing. I just would not have done it if I had to write the check.

As an investor, I have been able to get advice and help from great attorneys in several states. As we know, the laws are different in every state, so this has made running my business much less stress-ful and certainly more cost effective. All this for less than a cup of coffee per day — drive-thru pricing with five-star,

courteous service. Plus, who doesn’t like a bar-gain?Lori Fouts is an Inde-pendent Associate with Pre-Paid Legal. Inc. a NYSE company. To re-ceive a free DVD on The

Life Events Legal Plan, please contact: [email protected] | 510 520 2753www.prepaidlegal.com/info/lorifouts

Legal Protection for Investors, pg. 11

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