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Archives for February 2022

Commercial vs Residential Real Estate Investing in 2022

February 22, 2022 by Marco Santarelli

In the debate between residential vs commercial real estate investment, many ask, “Which is better?” The answer depends on a variety of factors such as your budget, your existing area of expertise, and your risk tolerance. We’ll explain how each of these factors can help you decide which is better in your case.

Residential or commercial real estate investing is more than just buying a home or looking for an investment property. Do you think it is easy to predict success in a real estate business, where circumstances keep fluctuating now and then? To some extent, the possible hindrances can be controlled with a set of ground rules which you need to implement on your next residential or commercial real estate investing deal.

Benefits of Residential Real Estate Investment

It is far easier to get a loan for residential real estate than commercial real estate because the residential real estate market is considered much more stable. Individuals and families always need a place to live. Businesses can more easily move, and you can lose far more money by picking a bad commercial tenant than a family that misses the rent one month. This means residential vs commercial real estate investing favors residential real estate if you don’t have experience vetting tenants.

People will forgo credit card bills and cut their budgets to avoid being evicted. Commercial tenants may miss the rent for months, and it is difficult to evict them. Furthermore, you could lose commercial tenants whose bankruptcy costs you months of back rent. This means you’re more likely to continue seeing rental income from financially stressed apartment dwellers than commercial tenants.

This makes residential real estate safer than commercial real estate during a financial downturn. It may go down in value and see more skipped payments than before, but it won’t go down in value or cash flow as much as an empty strip mall. Residential real estate may be filled quickly when someone is evicted. Perhaps you put the rental property on a short-term rental site to cater to tourists coming next weekend.

Or you lower the deposit to get a tenant in at the start of the next month. It can be hard to find a new commercial tenant. Residential real estate thus comes with less risk to the landlord that they’ll go months without cash flow from the property. Residential real estate has better long-term average growth. The property value automatically increases with inflation, and rents are easily increased at the rate of inflation, as well.

Residential vs Commercial Real Estate Investment

With commercial tenants, you may be locked into a set rental rate for years based on the contract you signed. In the residential vs commercial real estate investing debate, residential wins if you have limited cash. You can buy one or two houses for less than it takes to buy a strip center or store. The residential vs commercial real estate investing debate is often moot if you end up renting out your old house or inherited property.

The residential vs commercial real estate debate tends to focus on cash flow numbers. However, when you’re deciding between residential vs commercial real estate, recognize that you probably have more expertise transferable to residential real estate investing. Many contractors know how to renovate homes. This makes them qualified to buy fixer-uppers, repair them and sell them for a profit.

All they have to do is get a handle on the financial side and the marketing of property for sale. An apartment manager is better suited for the residential side of the residential vs commercial real estate debate. You already know how to vet tenants, collect rent and handle late-night calls for plumbing repairs. In general, new investors can find more resources for investing in residential real estate over commercial real estate.

You have to be careful not to renovate a property to look like a dream home that’s more expensive than what the market would bear. However, as a resident, you have more understanding of the residential real estate market than the commercial one. You would also be better able to understand the business fundamentals when you loan someone money to rehab a house or invest in a real estate investment trust over buying shares in a new commercial property.

Residential real estate is generally more liquid than commercial real estate. You’ll always have more buyers for a single-family home than a storefront. You’ll have more potential investors for a small triplex or ten-unit apartment building than for a strip center.

Tax Benefits of Residential Real Estate Investment

Tax Benefits of Residential Real Estate Investing

Property taxes do affect profit but it highly depends on whether you are a professional or a passive investor. If you are a professional investor, your losses are fully deductible against all income; otherwise, it is only deductible up to $25000 against your rental income. This incurred loss which exceeds $25000, can be carried forward to the following year.

Operating expenses such as mortgage interest, property management fees, property taxes, and repair & maintenance can all be claimed as deductions against rental income.

Real estate profits are not taxed until you sell the property. For example, if you purchase a home for $150,000 and it appreciates to $200,000, the $50,000 gain is protected from taxes until you sell the property.

Rental property owners may assume that anything they do on their property is a deducible expense, but that is not true according to the IRS. The money you receive for rent is generally considered taxable in the year you receive it, not when it was due or earned; therefore, you must include advance payments as income.

Benefits of Commercial Real Estate Investment

Commercial real estate investment can be much more profitable than residential real estate. For example, you can charge much higher rents per square foot in desirable properties, because the tenants are generating revenue from the property. You may be able to reduce your expenses by offering a modest discount on the rent in exchange for a triple net lease.

If they pay the insurance, property taxes, and rent, you’ve dramatically reduced your bookkeeping labor and your expenses. Just make sure they actually pay the insurance and property taxes. If you already run a commercial business, the commercial side of residential vs commercial real estate investing is the better choice for you. You could start by subleasing offices or a corner of your storefront.

You might lease half of the store to a complementary business. If you move into a larger building, you may get experience in commercial real estate by subleasing space before you use it. This sets you up for success on the commercial side of the residential vs commercial real estate investing debate. Buy your building and sublease it out, and you’re on the commercial side of the residential vs commercial real estate investing argument.

Commercial properties tend to be expensive, whether someone is building an office building or mega-mall. This leads many commercial property developers to issue shares. This is why you find as many or more commercial property real estate investment trusts than residential ones. Residential real estate investment trusts exist, though they tend to focus on apartments over single-family homes.

Commercial REITs typically have a higher rate of return, and this form of commercial real estate investing is more liquid than either shares of a commercial property or ownership of a single-family home. Commercial real estate investment can often give you more flexibility. When you buy commercial REITs, you can choose funds that specialize in medical real estate, office space, or other niches.

And you can choose to focus on a particular niche, as well. Upgrade a storefront and aim at a particular industry when seeking renters. Rehab offices near a hospital and cater to medical service providers. Conversely, you could snap up a building that has a particular purpose such as a restaurant, revamp it, and rent it out to a more successful chain in the same industry. You can choose which industry you cater to by choosing the property.

Should You Invest in Residential or Commercial Real Estate?

If you don’t have experience in real estate investing, we recommend residential real estate. If you have experience managing commercial properties, then commercial wins over residential real estate investing. If you have limited cash or low-risk tolerance, then we recommend residential vs commercial real estate.

Let’s go through the two main guidelines which are inevitable if you wish to succeed in residential real estate investing.

1. Look For a favorable Growth Market

If you are a seasoned real estate investor, you will definitely have importance for a healthy market environment, but if you are a newer investor, you will need to shed some light on this factor. It can go even worse if you have purchased a property with an adjustable-rate mortgage because sometimes the interest rates keep rising and you will end up paying more even if you can’t afford it. Such situations alleviate the demand for the entire real estate market in particular locations.

2. Always Be Particular About The Location of Investment Property

If you find a location with falling interest rates, manageable GDP growth, and good employment rates, then you can start looking for a smart property to invest in. Analyze and research the location before investing in any residential real estate property.

Types of Residential Real Estate Investing

Well, the desired investment is found in an ideal city that is expanding in many different factors related to the real estate market. If after proper analysis, you find the market conditions look vague, it is recommended to play safe by sticking to a particular location that is familiar to you.

1. Fix and Flip

Fix and flip is a great choice if you have been in the business for a long time, or consider consulting a real estate investment adviser to get proper guidance. You need to cherry-pick the best deals from real estate auctions, hire contractors to rehab the properties, and sell them for top dollar to an investor. Rehabbing a property adds value to it.

When you buy a property to fix and flip, the increase in its value is significant and you can profit by selling it immediately. Renovating the property will reap great profit (when you sell it). Most investors don't have the ability or time to take every necessary step an accomplished fix and flipper can, and will happily pay more to get a property that doesn't require rehab.

2. Rental Property Investment

Yes, you should go for a single-family rental home if you are looking for a small and affordable investment. It is easy to exit, unlike a multi-family rental property which will make you think twice due to heavy investment. Managing a rental property is quite simple if you hire an efficient property management team around the city.

They not only maintain your property but also help you in finding the best-suited tenant who is vetted and would less likely default on timely rent payment. Click on the link to know How To Buy Rental Properties With No Money Down.

Location is an inevitable factor in the residential real estate investing business it is further linked to various factors like employment opportunities, population, and affordability (which determines profit). Below listed are few locations which will justify this statement and further motivate you to look out for the best location to invest in residential real estate.

Your first investment property can be quite lucrative if you prepare adequately. Before starting in Real Estate Investment, do research all about the property and location a lot. Using a real estate agent can help you a lot in real estate investing. The benefit of using a real estate agent is that they have a formal education, years of experience, and neighborhood knowledge.

An agent will help in price negotiation, give you market conditions and forecasts. A real estate agent will help the buyer in finding the right property at a good price which is a critical factor to succeed in real estate investment. While hiring an agent you must find out how many transactions do they close a month/year. How much is the commission? (If you are a seller. Buyers aren't charged commission.)

How popular is their website and where do they usually get their leads? How long have they been a realtor/agent? It's also very important to check if they can respond to your questions/requests within a reasonable amount of time. Another tip, look at different Realtors in your area and compare them.

You will find their reviews on sites like Zillow.com and Realtor.com. Most real estate agents stay in business because satisfied clients refer them to friends, family, neighbors, and coworkers. Ask the people around you who they have used and ask them to describe their experiences with that real estate agent.

For 2021, real estate market analysts agree that the outlook is very bright, particularly in certain markets. Different experts will give you different opinions on which market is the best, but most top ten lists have many of the same cities listed. For instance, some experts list expensive markets like Sacramento and San Jose Metro Areas as their top picks while some have Las Vegas at the top of its leader board.

Other cities that are lucrative for investing include Dallas, Nashville, Raleigh-Durham, and Salt Lake City. Each city has assets that make it attractive to new residents and new investors. Those assets add up to a very bright future for the real estate market in their specific area. The market information for these cities is based on predictions and forecasts for 2021.

If you are interested in buying rental properties and portfolios at this time, you can choose the Houston Housing Market. Houston has everything: the people, the diversity, the business climate, being world-renowned in energy, medicine, space, and manufacturing, and above all a booming real estate market.

1. Benefits of Residential vs Commercial Real Estate Investing in Las Vegas

Las Vegas is a much lower cost of living area and features very good investment potential as well. Median home prices are at $285,045 with sales growth rising at 4.9% and prices increasing at 6.9%. The economy in Las Vegas is growing at 8.7% compared to 6.4% growth for the rest of the top 100 cities.

The high demand was followed by an increase in population, as well as an overall improvement of the economy in the area. All these factors have had a huge impact on the Las Vegas housing market, which is considered one of the hottest markets in the US at the moment.

Some of this growth is being fueled by California residents who have sold more expensive homes, maybe due to retirement, and are looking to move to a lower cost of living area. They have a lot of cash from the sale of those more expensive homes that they can spend in the Las Vegas real estate market.

2. Benefits of Residential vs Commercial Real Estate Investing in Seattle

Seattle housing market is another area with continued strong growth. Amazon has plans for expansion projects that would occupy 12.8 million square feet by 2022. Other large-scale projects either newly completed or under construction, help explain the 100,000 new residents since 2010, with most of those coming in the last four years.

Those factors help position Seattle with 102,212 job openings to go along with a median household income of $78, 623 and a home value growth forecast of 5.4%. Median home prices are at $650,000, up $200,000 since 2014. Filling those job openings will continue to bring new residents to the Seattle area, which is a good sign for the residential real estate market.

Seattle home prices rose faster in October 2019 than they have for a year. In Seattle, October prices rose 3.3% from a year ago, to $775,000 — the largest percentage increase in 12 months. Tacoma was crowned the nation’s hottest housing market in May. Since then, other midsize cities in Washington state have overtaken their growth.

3. Benefits of Residential vs Commercial Real Estate Investing in Denver

Denver housing market shows attractive investment potential. The Denver real estate market hasn’t fully transitioned into a buyer’s market yet. But it’s shifting in that direction. Despite the big gains in housing stock, the Denver area is still very much a seller’s market. Denver-area home prices are holding steady year-over-year and inventory is increasing significantly.

The number of homes for sale in the Denver metro area was up significantly in April 2019 and the median sold price remained unchanged year-over-year, according to the latest data from the Denver Metro Association of Realtors. The tech industry continues to expand, attracting well-paid employees to fuel the growth of the real estate market. Any time you have an expansion of this nature, it drives residential real estate purchases and helps increase property values.

The median home value in Denver is $422,400. Denver home values have gone up 1.4% over the past year and their Denver real estate market prediction is that the prices will fall -0.3% within the next year. The median list price per square foot in Denver is $375, which is higher than the Denver-Aurora-Lakewood Metro average of $268.

The median price of homes currently listed in Denver is $475,000 while the median price of homes that sold is $420,900. The median rent price in Denver is $2,195, which is higher than the Denver-Aurora-Lakewood Metro median of $2,100.

4. Benefits of Residential vs Commercial Real Estate Investing in Portland

Portland comes in with a median household income of $68,676 and 44,845 job openings. The median home value is at $370,700 with an increase of 3.7% forecast. One of the things that will fuel Seattle’s growth is the development of the Zidell yards.

This 33-acre industrial site in the South Waterfront district is set for redevelopment. Plans include several parks, plazas, 2200 residential units, and a waterfront. Nike is planning a 1.3 million-square-foot expansion and there are other expansion products in the city.

5. Benefits of Residential vs Commercial Real Estate Investing in Dallas

The population of Dallas is expected to double in the next 15 Years. It is one of the leaders in the U.S. for employment and population growth. 52.9% of Dallas rents vs. 33% nationally. You will find newly remodeled REOs (2004 or newer). Turnkey rental properties are available at 5% – 15% below market value with a 3-year appreciation forecast of 11.4%.

You should invest in Dallas real estate because Zillow.com ranked Dallas at number 12 on the list of the best places to live in the country in 2017. Dallas housing market is shaping up to continue the trend of the last few years as one of the strongest markets in the United States.

According to Zillow.com, the median home value in Dallas is currently $213,400. Dallas home values have risen by 8.1% over the past year and their Dallas real estate market forecast is that the prices will continue to rise by 4.5% within the next year. 

Dallas’s local economy is a mix of aerospace, computer chips, telecommunications, transport, energy, and healthcare sectors and the Finance and Business Services. These sectors are all providers of good wages which allows for a strong market for Dallas investment properties. For a more in-depth review of the Dallas Real Estate Market, click the link.

6. Benefits of Residential vs Commercial  Real Estate Investing in Atlanta

Located in the state of Georgia, the city of Atlanta is a hotspot for any type of real estate investment. Atlanta has shown promising population growth and employment, which are two signs of a healthy real estate market. You can purchase investment properties in Atlanta for as low as $127,000. Comparing that to the national average, which is $152,000, that’s a pretty significant deal!

Atlanta is one of the top rental markets in the U.S. You can get newly rehabbed properties with tenants. The price of the properties starts at $70,000 with up to $750/mo cash flow. 500 people move to Atlanta every day! 2 million more people are expected by 2030. Real estate properties have a 3-year appreciation forecast of 9.3%. For a more in-depth review of the Atlanta Real Estate Market, click on the link.

7. Benefits of Residential vs Commercial  Real Estate Investing in San Jose

San Jose looks to have a median household income of $110, 040 and a median home value of $1,128,300 with an increase of 8.9% in home value. Unemployment is extremely low and there is a lot of job availability, making this a very attractive real estate market.

If you are an investor, San Jose real estate has a proven record of being one of the best long-term investments in the country. Based on the last twelve months, real estate investors in San Jose, CA have found very good returns. Any housing market will see a large and generally well-funded population of renters if there is a university in town.

San Jose has several that attract students from around the world. Investors in the San Jose real estate market could buy up properties to rent out to the thousands of engineering and computer graduate majors attending the University of California Berkley campus, UC Santa Cruz, Stanford University, Santa Clara University, and California State University.

8. Benefits of Residential vs Commercial Real Estate Investing in Orlando

Orlando has added more than 1,73,900 jobs since the recession with a growth rate of 3.2% every year for the next 10 years. Over the past 5 years, it has grown 217% faster with the increasing job opportunities. Even if this place is one of the most popular locations which is in demand for real estate, you can still find affordable and spacious houses.

Orlando housing market is shaping up to continue the trend of the last few years as one of the strongest markets in the United States. The Orlando real estate market forecast is that the prices will rise by 8% to 10% in 2021. Orlando is the new hub for many young professionals especially those with various types of technological expertise, including engineers and IT professionals.

This city has experienced annual job growth of around 4.4% and is also one of the fastest-growing metro areas in the country. The city is also set to experience its highest job growth rate in the 10 years to come. A market with high job growth is a great market for real estate investment as well within the next year.

9. Benefits of Residential vs Commercial Real Estate Investing in Tampa

Tampa metro area is considered among the top-performing cities in the US. It is listed in the top 20 fastest-growing metros in the US. It has 4 million people and has the potential to cater to more migrants. Tampa real estate may look a bit pricey, but if you make a detailed analysis before investing you can get hold of deals as low as $90,000. There are several nature parks, landmarks, museums, and eateries for tourists to visit in Tampa.

Tourist influx also means an increase in short-term residential contracts, which is a selling point of the Tampa real estate market in 2018. Main tourist attractions include Big Cat Rescue, Busch Gardens Florida, Eureka Springs Park, and Tampa-Bay History Center among many others. Growing tourism has a tremendously positive effect on the real estate in Tampa FL.

10. Benefits of Residential vs Commercial Real Estate Investing in Jacksonville

Jacksonville, Florida is ranked 3rd in Forbes magazine in terms of job availability. The population has increased 24% since 2000 and continues to grow 2% every year. Here the price is too reasonable and as low as 23% compared to the national average. Hence, Jacksonville is highly recommended for investing in residential real estate.

Commercial vs Residential Real Estate: The Conclusion

Buying or selling real estate, for a majority of investors, is one of the most important decisions they will make. Choosing a real estate professional/counselor continues to be a vital part of this process.

They are well-informed about critical factors that affect your specific market areas, such as changes in market conditions, market forecasts, consumer attitudes, best locations, timing, and interest rates.

NORADA REAL ESTATE INVESTMENTS strives to set the standard for our industry and inspire others by raising the bar on providing exceptional real estate investment opportunities in the U.S. growth markets. We can help you succeed by minimizing risk and maximizing profitability.

This article aimed to educate investors who are keen to invest in residential real estate in 2021. Investing in real estate requires a lot of studies, planning, and budgeting. Not all real estate is solid long-term investments. We always recommend doing your own research and take the help of an expert counselor.


References

  • https://www.biggerpockets.com/blog/NNN-deal
  • https://www.investopedia.com/articles/mortgages-real-estate/10/real-estate-investment-trust-reit.asp
  • https://www.biggerpockets.com/member-blogs/1395/11003-triple-net-lease-properties-returns-are-more-favorable
  • https://www.forbes.com/sites/marcprosser/2017/07/19/data-proves-reits-are-better-than-buying-real-estate/#3fe75799d6b7
  • https://www.investopedia.com/articles/mortgages-real-estate/09/residential-real-estate-invest.asp?ad=dirN&qo=investopediaSiteSearch&qsrc=0&o=40186

Filed Under: Real Estate Investing

How To Become A Real Estate Mogul or Multi-Millionaire?

February 22, 2022 by Marco Santarelli

Becoming a real estate mogul is every investor's dream. If you’ve been in the business of real estate investing, you must have had that burning desire inside your heart to know, “how to become a real estate mogul.” What is a real estate mogul and how to become one? A real estate mogul is an entrepreneur who has built a massive real estate empire by actively or passively investing in real estate. It is no surprise that real estate moguls are among the richest billionaires in the world who own hundreds of commercial & residential properties.

The big benefits of real estate investing are passive income, stable cash flow, tax advantages, diversification, and leverage. Passive income is the income you can continue to survive on, even if your other investments go south. How do real estate moguls make so much money? You must have read a zillion times that “real estate is a classic wealth-building technique.” We associate a property with wealth so much that the term “real estate” means real property, and an estate originally referred to the land/property held by someone.

Physical possessions like furniture and money were secondary to productive farmland and rental property someone owned. More importantly, real estate remains a wealth-building tool for the majority of moguls. An estimated ninety percent of millionaires were created through real estate investing. Any billionaire in the U.S. or anywhere around the globe that you know of has invested in real estate in some form or the other. An average real estate investor can also become a mogul by acquiring the required skills and learning how to craft a successful investment strategy.

Those who invest in real estate believe the only option they have is to either sell a house or rent one out. The real estate market has diversified in recent years, opening up a whole slew of intriguing opportunities to invest. You can flip houses, invest in exotic real estate options, and even diversify into purchasing turnkey rental properties or invest in other passive investments.

Having a crystal clear concept can turn a strategy into reality, especially for first-time buyers who want to start investing in rental property. It may take you a decade or so but the efforts are worthwhile, and it’s every real estate investor's dream. These steps will guide you in setting up a visionary plan to become a real estate mogul, which is an elusive thought for many budding investors.

Real Estate Mogul

8 Tips On How To Become A Real Estate Mogul or Millionaire

Strategy is essential in the world of real estate investment. Every item needs to have a purpose, regardless of its location, budget, or type of property. Here’s how to become a real estate magnate through step-by-step planning and execution.

1. Have a Good Business Plan

A good business plan is the first step to becoming a real estate mogul. Writing a solid business plan begins by defining your mission and vision statement. It is difficult to move forward successfully without any concrete planning, and the same is true in the case of becoming a successful real estate entrepreneur. Don’t start by buying fixer-uppers and ripping out the walls. You need a solid, long-term business plan. This is true whether you want to get wealthy via fix and flip, traditional real estate development, or a buy and hold strategy.

It is not enough to determine how you’ll find and afford to buy properties. How much does it cost to perform various renovations, and how will you keep costs down without sacrificing quality? How will you market them? How will you sell them or find paying renters fast enough to maximize your profits? Know your exit plan before you buy anything. Be honest about your abilities and interests. Chalk out your strengths and weaknesses. Don’t build a business plan that relies on you working for free to renovate properties. You need to hire people for that and learn to oversee the affairs.

2. Find Sustainable Real Estate Markets

A good business plan for becoming a real estate mogul will fail if you’re dealing in declining real estate markets. For example, take Detroit. You might be able to find cheap houses there. You may even be able to rehabilitate them to the point they’re legal to rent out. But you cannot turn a working-class home into a luxury property and charge several thousand dollars a month for it.

A real estate market that’s experiencing a bubble is a poor place for real estate investing. What are the characteristics of sustainable and growing real estate markets?

  • It has a balanced supply of housing relative to demand.
  • Housing demand is certain to increase due to a strong local economy.
  • A good way to find sustainable housing markets is to find locations with a growing population and home prices that are growing at or just above that rate.

Do your research regarding real estate markets. Then choose one in which you can repeatedly implement your business plan. This allows you to build up your network faster since you’re relying on the same lenders, real estate agents, property managers, contractors, and other real estate professionals.

3. Narrow Down Your Scope

They say that location is the most important thing in real estate. If you want to become a real estate mogul, it isn’t enough to find a great real estate market, whether you’re looking at a general metropolitan area or a specific suburb. You’ll want to find the best neighborhoods for investing, whether you’re buying and holding rental real estate, buying and developing land, or fixing and flipping.

A good way to determine which neighborhoods are a good fit is by calculating the housing affordability index. If most residents can’t afford to buy a new home, you can be certain that there is a large population. Nor would that change dramatically if someone built a new apartment building or suburban subdivision.

Do your research regarding the local rules applied to rental properties.

  • Do you need to get a rental license from the city?
  • Will you have to arrange annual inspections of multi-family housing?
  • Are short-term rentals restricted or prohibited?
  • Does the city or state impose rent control?
  • This can prevent you from earning a profit if interest rates spike.
  • Are there areas you’d want to avoid because of the applicable regulations?
  • For example, entire neighborhoods may be a developer’s nightmare because of rules intended to maintain a historic aesthetic.

This is one reason why you want to focus on a particular area in your journey of becoming a real estate mogul. The investment in the time and effort you spend doing this research will be recouped once you’ve bought several properties. And you should invest the effort upfront because you will be dealing with these rules over the long term. Remember that real estate investing should be slow, if you want to mitigate risk and maximize your returns.

4. Build Your Real Estate Team

Another reason you want to focus on a specific area is that you can work with the same professionals again and again. This eliminates the need to vet building contractors and investors before any deal, and it results in smoother transactions as you get to know each other. Every potential real estate mogul needs to have a vetted network of real estate agents, real estate attorneys, property managers, building contractors, and financial service providers before they get to work.

Know who you would likely use to secure a property and manage it before you tour the property. You should start with list of recommended service providers before you buy your first investment property. Expect to narrow down the list as you gain experience. For example, you may strike a contractor off your list when they stop in the middle of your renovation to work on a higher-paying project. You might drop a realtor who doesn’t put the effort into moving a property.

5. Acquire Your First Investment Real Estate

Every journey begins with a first step. So does wealth building through real estate investment. You need to begin with one real estate asset at a time. Don’t worry about buying ten properties in ten months.

  • Do your due diligence.
  • Line up your potential team members.
  • Then find your first investment property.
  • Arrange the real estate financing.
  • Buy the property.
  • Make any necessary repairs, or build what you were planning on building.
  • Either find renters or list them on the market so you can sell them for a profit.

Complete the process according to your business plan, which you have charted out for becoming a real estate mogul. This is essential to your success because the goal is to have a known, repeatable process from start to finish. For example, it doesn’t matter if you can buy and renovate ten homes in ten months if you can’t figure out how to sell them for a profit. A side benefit of starting slowly is that you minimize the risk and the potential losses if you make a mistake.

6. Step Back and Evaluate Your Investments

Suppose you’ve bought, renovated, and flipped the first investment property. Did you clear a profit? It is great if you did, but it can still be considered a valuable learning experience if you didn’t.

  • Why did you go over budget on the initial acquisition or the property renovations?
  • Be honest when evaluating your mistakes.
  • Did you fall in love with property instead of evaluating it from a business perspective?
  • Did you make the mistake of getting into a bidding war, wiping out your profits?
  • Did you over-build?

This mistake could take the form of building a luxury home in a middle-class neighborhood or putting amenities in a working-class neighborhood that buyers can’t or won’t pay for.

If you are barely making a profit, determine what you could do to improve the cash flow.

  • Is the rental rate too low?
  • Are you not vetting your tenants for their willingness or ability to pay rent?

Once you’ve identified your mistakes, adjust your process. Then test the process by buying your second investment property. Run through the process from purchase to sale or handing the rental property over to a property management firm. See if you can buy it for less, renovate it faster, and find a qualified tenant faster.

7. Step Back and Wait

Becoming a real estate mogul is a long journey that spanned many years. Give yourself a rest for a couple of months. Analyze your business operations, wealth accumulation, cash flow, and debt.

  • Verify that your property managers are keeping the renters happy before you add to their workload.
  • Save the money you are receiving in rent for property taxes, insurance premiums, and other upcoming bills.
  • At a minimum, save up enough money to avoid hard money loans used to repair your next investment property.
  • Verify that there are no newly discovered problems in the investment properties you’ve purchased.

This gives you the information you need, whether you need to add additional items to your standard inspection or must find another building inspector.

  • Make certain you can handle the regular bills like property insurance premiums and property taxes.
  • Line up your tax advisors, if you didn’t already have one.
  • Learn if your tenants are good ones.

This is the time to learn how to evict someone, rather than waiting until you have two non-paying renters. Once you’ve made certain you have the administrative affairs in order, repeat your refined business process of becoming a real estate mogul. Build up your real estate portfolio. If you’re reluctant to make more acquisitions, use the money to pay down your loans. Your profit margins will increase if you eliminate the associated loan payments.

8. Consider Upgrading or Diversifying Your Real Estate Portfolio

There are several ways you can upgrade or diversify your real estate portfolio. You could take advantage of a 1031 property exchange, selling several houses to buy an apartment building. Multi-family housing requires a shift in your business plan, but it offers a more stable rental income. About 90% of the real estate moguls own multiple apartment buildings to better withstand occasional vacancies.

The multiple income streams from apartments can provide the cash flows necessary to pay down the mortgage. Buying a big apartment complex quickly builds up your real estate portfolio. However, it takes time to sell your apartment complex.  You can’t simply turn your investment into cash overnight without risking a potential loss.

Your profit potential is directly related to the amount of rehab needed and the purchase price. Therefore, you need accurate numbers for NOI (Net Operation Income) and a cap rate that makes sense. Only then you should move ahead with the purchase price.

  • Suppose your complex has 1,000 units and the average annual NOI per unit is $10,000.
  • Then your annual net operating income would approximately be $1,000,000.
  • Any unexpected expenses or unplanned vacancies will decrease this number. The U.S. average vacancy rate is 8 to 10 percent.
  • Therefore, it’s prudent to assume you’ll earn just 90% of the expected income.
  • In this case, that’s $900,000 per year from one apartment complex.

Another option of diversifying your real estate portfolio is to use the 1031 property exchange rules to sell one or two under-performing single-family homes and try your hand at luxury real estate.

A third option could be expanding into a new area, whether it is another suburb or a different neighborhood. You may need to make a change simply to shift your investments from a declining neighborhood to an up-and-coming one.

Another option is selling the properties that have appreciated the most, paying the capital gains, and using that money to live on.

Summary 

We’ve just outlined a proven method for building wealth through real estate. You won’t get rich or become a real estate mogul overnight. It can take years to create a multi-million dollar real estate portfolio that generates enough income to provide the lifestyle you want. On the other hand, we’ve outlined a process that can be repeated as often as required and minimizes both the work required on your part and the risk to your finances. Investing in rental properties & building a growing portfolio is a great way to build wealth, but it’s still relatively slow.

To achieve bigger goals of becoming a “real estate mogul,” “building massive wealth,” and “achieving true financial freedom” in less than a decade, you must build a strong foolproof business. That business would help you to build legacy wealth for you and your family, and many moguls have achieved that through real estate. So, tap into your current wealth of knowledge and get started this year.


References:

  • Intro stats
    https://thecollegeinvestor.com/11300/90-percent-worlds-millionaires-do-this/
  • Have a good business plan
    https://medium.com/better-marketing/10-skills-to-becoming-a-millionaire-in-5-years-or-less-e16b8b20500c
    https://www.cnbc.com/2018/05/30/self-made-millionaire-how-to-get-into-real-estate-on-a-40000-salary.html
  • Build your team
    https://www.forbes.com/sites/forbesrealestatecouncil/2019/10/02/avoid-these-eight-common-real-estate-investing-mistakes/#316b43d352a2
  • Repeat the process
    https://www.biggerpockets.com/blog/wealth-through-rentals
    https://www.fool.com/millionacres/real-estate-basics/investing-basics/how-become-millionaire-real-estate/
  • Step back and wait
    https://www.mashvisor.com/blog/how-to-get-rich-in-real-estate-strategies/
  • Consider Upgrading or Diversifying Your Real Estate Portfolio
    https://www.investopedia.com/financial-edge/0110/10-things-to-know-about-1031-exchanges.aspx
    https://www.forbes.com/sites/brandonturner/2016/10/18/4-things-you-need-to-become-a-millionaire-through-real-estate-investing/#134c33f5247a

Filed Under: Real Estate Investments

Cap Rate Calculation: How To Use Cap Rate In Real Estate?

February 22, 2022 by Marco Santarelli

Capitalization Rate or Cap Rate is a term often thrown around in real estate discussions. Yet many people don't really understand what it means. After all, it can be confused with cash-on-cash returns and the rate of return. You will understand what a cap rate is in real estate in this post, from its definition to methods of calculation. When to utilize capitalization rate, how to calculate cap rates, what is a decent cap rate on investment properties, and why determining cap rates is crucial for real estate investors are among the topics covered.

What Is The Capitalization Rate?

The ability of a property to repay its initial investment and generate income beyond that is measured by its capitalization rate. It is one of the most fundamental concepts in real estate investing and is mostly referred to in calculations as Cap Rate. Cap Rate is defined as the rate of return on a rental investment property based on its income, according to Investopedia. This determines the investment's potential return.

When you invest in income-producing property, you are looking for cash flow. You also expect to realize a capital gain, selling the property at some time in the future for a profit. When analyzing investment opportunities, real estate investors evaluate a multitude of different factors. But a typical investor will be interested in the income that the property can generate now and into the future. That investor is likely to use capitalization of income as one method of estimating value. The capitalization rate is similar to the rate of return on investment.

It allows you to compare the relative value of real estate investments independent of their dollar value. The standard cap rate formula is net operating income divided by the market value. Cap rate is one of the most important calculations done by real estate investors. The cap rate is ideal for evaluating comparable properties in the same market area. A cap rate calculator is a useful tool as it allows you to quickly get an estimate of how much money the property is expected to make, and how this compares to similar properties in the area.

The two components of a Capitalization Rate are the Net Operating Income (NOI) and the purchase price of the investment property. NOI equals all revenue from the property, minus all reasonably necessary operating expenses. NOI is a before-tax figure, appearing on a property's income and cash flow statement, that excludes principal and interest payments on loans, capital expenditures, depreciation, and amortization.

In other words, the cap rate measures a property's yield on an annual basis, making it easier for investors to compare the risk and return profiles of different assets. It is an estimation of an investor's potential return on a real estate investment. Several factors can affect the cap rate of a property, such as market demand or interest rates, but one of the most critical factors is its occupancy. A property's occupancy directly affects the amount of NOI it can generate.

A vacancy rate is the opposite of the occupancy rate. It refers to the percentage of units that are vacant or unoccupied in a given property. Vacancy rates play a big part in business and can help investors determine whether they're making a good move by putting their money into certain real estate deals. A fully occupied property will generate a higher NOI and a higher cap rate at a given price than one that is only half occupied.

Cap Rate Calculation

Cap Rate Calculation Example

The Capitalization Rate is the NOI divided by the purchase price and is represented as a percentage.

Cap Rate = NOI / Purchase Price

Now that you know the basic equations used to calculate the cap rate, below is an example to better illustrate how this is used. First, let’s find our values.

  • Property Value (or Purchase Price): $250,000
  • Total Revenue: Four units x $1,000/month in rent = $48,000/year

Total Expenses:

  • Property manager salary – $20,000
  • Cleaning and maintenance – $10,000
  • Inspection and broker fees – $5,000

Next, let’s calculate NOI. $48,000 (revenue) – $35,000 (expenses) = $13,000. Lastly, we can use this number to calculate the cap rate of the property.

$13,000 (NOI)/$250,000 (property value) = .052, or 5.2% Cap Rate.

The same formula can be used to calculate the purchase price if you have the Cap rate and NOI. To solve for the price, just rearrange the original formula to:

Purchase Price = NOI / Cap Rate.

Purchase Price = $13,000 / 5.2% = $250,000

Now, let us suppose that a similar investment property (B) has the same NOI but a higher Cap Rate of 6.5%.

Purchase Price of B = $13,000 / 6.5% = $200,000

Both the properties have the same NOI of $13,000 but a lower Cap produces a higher purchase price and vice-versa. As Cap rate increases to 6.5%, it decreases the property value by $50,000.

Note a very important consideration involving a Cap rate calculation shown above. The purchase price is based on an all-cash purchase. No loans or mortgages were involved or factored into the calculation. The leveraged money that is used to acquire an investment property must be accounted for in any calculation involving a rate of return. Therefore, a Cap based on an all-cash purchase can never equal a rate of return.

Using a Cap Rate Calculator in Real Estate

A cap rate calculator is used in real estate to find the comparative value of a piece of property to determine if it would be a good investment. It’s calculated by balancing the costs of owning and maintaining a property, the property’s market value, and the direct earnings received from that property.

For example, say your client wants to buy a property for $250,000. It currently has four units and receives $1000 in rent from each tenant each month. The current owner paid $35,000/year in inspection fees, maintenance and cleaning fees, and a property manager’s salary. The cap rate calculator takes each of these factors into account to come up with a simple percentage that’s easy to compare across properties.

Cap Rate Calculator Equation

The cap rate calculator equation is pretty straightforward, assuming you have all of the necessary information at hand. To calculate the cap rate, you take the Net Operating Income (NOI)/Property Value. You can typically take the asking price as the property value, or there are plenty of online tools available that can provide property value estimates as well.

How to Calculate Net Operating Income (NOI)

Cap Rate

Coming up with the NOI for a property is a bit trickier, not because the math is complicated, but because it requires a lot of different numbers upfront. The equation for NOI is Total Revenue – Total Expenses. Total revenue is typically the yearly rent collected from tenants and/or the interest gained over the year. Expenses can include any number of factors such as:

  • Broker or inspection fees
  • Pest control
  • Maintenance
  • Property management salary
  • Tenant screening
  • Property taxes

To find NOI, you add together your revenue sources for the year, then subtract the combined expense amount. You can then use this number to calculate the cap rate. It’s important to note that the cap rate does not take the mortgage payments into account, as this is not a factor that affects the value of the property itself.

Benefits of Using a Cap Rate Rental Property Calculator

Understanding Capitalization Rate

There are many ways to use the cap rate when evaluating rental properties. In general, you can think of the cap rate as an estimate that’s used to get the lay of the land for real estate investing. Examples of the different uses for a rental property cap rate calculator include:

  • Understand the value of a property in relation to its neighbors – It stands to reason that properties in similar neighborhoods with similar assets should have similar cap rates. You can use the cap rate to identify if a particular property is priced too high or too low, or if there may be underlying issues contributing to an unusual cap rate.
  • Get a picture of larger market trends in an area – Cap rate is a useful indicator of wider changes in a certain city or area within a city. For example, cap rates changing in a specific neighborhood but staying flat in another similar area can indicate a shift in buyer/renter interest.
  • Provide useful estimates to clients – For agents, the most important use for a cap rate calculator is to be able to provide accurate estimates to clients for the value of the property, an important factor when making a buying decision.
  • Identify under-the-radar opportunities – If a property has a conspicuously high cap rate for the area, this could be an indication of mismanagement and an opportunity for a higher return on investment if operations were to be more streamlined and yearly expenses minimized.

Drawbacks of Using a Cap Rate Rental Property Calculator

Though the cap rate is undoubtedly a useful estimate of a property’s value, there are a few limitations to using this metric.

  • Requires comparisons to be useful – Because cap rates are most often used in comparison to properties of similar sizes, assets, and areas, they require a robust market to be valuable. This limits their usability in both smaller markets and for unique properties like tourist attractions, where there typically aren’t enough similar properties to compare to.
  • Relies on knowing historical costs – Since the cap rate calculation incorporates net operating income, which in turn requires knowing the property’s yearly expenses, it can be difficult to get an accurate estimate without the proper records. For mismanaged properties or even properties that have been owned by a single family for a long time, tracking down this information may not be possible.
  • Only accurate with steady income and expense costs – Like any estimate, cap rate can be thrown off by any outlying data points in terms of extra income or unexpected costs. Things like flooding damage can skew maintenance cost data for that year or unexpected seasonal business can drastically increase income, causing an inaccurate cap rate that may not actually be the typical amount year to year.

What is Cash-on-Cash Return?

The cash-on-cash return of an investment property is a measurement of its cash flow divided by the amount of capital you initially invested. This is usually calculated on the before-tax cash flow and is typically expressed as a percentage.

Cash-on-cash returns are most accurate when calculated on the first year's expected cash flow. It becomes less accurate and less useful when used in future years because this calculation does not take into account the time value of money (the principle that your money today will be worthless in the future).

Therefore, the cash-on-cash return is not a powerful measurement, but it makes for an easy and popular “quick check” on a property to compare it against other investments. For example, a property might give you a 7% cash return in the first year versus a 2.5% return on a bank CD.

The cash-on-cash return is calculated by dividing the annual cash flow by your cash invested:

Annual Cash Flow / Cash Invested  =  Cash-on-Cash Return

  1. Calculate the annual pre-tax cash flow for the property.
  2. Determine how much you'd put down on the property from the down payment to rehab costs. Total these expenses to find your total cash investment.
  3. Divide the annual pre-tax cash flow by the total cash invested.
  4. The result is the cash-on-cash or CoC return.

Let's make sure we understand the two parts of this equation:

  1. The first-year cash flow (or annual cash flow) is the amount of money we expect the property to generate during its first year of operation. Again, this is usually cash flow before tax.
  2. The initial investment (or cash invested) is generally the down payment. However, some investors include their closing costs such as loan points, escrow and title fees, appraisal, and inspection costs.  The sum of which is also referred to as the cost of acquisition.

Let's look at an example. Let's say that your property's annual cash flow (before tax) is $3,000. And let's say that you made a 20% down payment equal to $30,000 to purchase the property. In this example, your cash-on-cash return would be 10%.

     $3,000 / $30,000  =  10%

Although the cash-on-cash return is quick and easy to calculate, it's not the best way to measure the performance and quality of a real estate investment.

Let's look at one more example taking into account repairs and renovations:

Suppose you want to put 20,000 dollars down on a 100,000 dollar house. This is 20 percent down. You'll have to pay 2,000 dollars in fees. You're renting it out for a thousand dollars a month to a tenant. This yields 12,000 dollars a year in rental income per year. And you've got an ultra-cheap 3000 dollars a year or 250 a month.

The annual cash flow is $12,000 – $3,000 or $9,000.

The total cash invested is the down payment and fees. In this scenario, it is the 20,000 dollar down payment and 2,000 in repairs for a total of 22,000 dollars.

The cash-on-cash return is 9000 divided by 22,000 or 0.41. This translates into a 41 percent return.

What if the property had no additional repairs necessary? Then the total cash invested is 20,000. The cash flow is unchanged at 9,000 dollars.

The cash on cash return is then 9000/20000 or 0.45 or 45%.

If the property needed 10,000 dollars in repairs and renovations, the cash invested hits 30,000 dollars. Divide 9,000 by 30,000 and the cash on cash return is 0.3 or 30%.

You can use the cap rate to estimate the NOI. The NOI is going to be the market value of the property multiplied by the capitalization rate. If they're selling a property for 150,000 dollars and say it has an 8 percent cap rate, then the NOI is 12,000 dollars a year. For comparison, it is reasonable to assume an NOI of roughly one-third of the rental income.

And the fair market value of any property can be estimated using the cap rate. Divide the NOI by the cap rate. A property with a 12,000 dollar NOI and an 8 percent cap rate is worth 150,000 dollars in the scenario above.

You can use the cash on cash return to gauge the return on renovations that allow you to raise the rent. Add the renovation or upgrade costs to the total cash investment number, and determine how much more you could charge in rent for the nicer property.

The ratio compares the total cash earned on an annual basis (pre-tax) to the amount of cash invested. Cash-on-cash ratios are used instead of return on investment since ROI calculations are skewed when you buy a property with a large amount of debt.

Difference Between Cap Rate and Cash-on-Cash Return

The capitalization or cap rate is often confused with the cash on cash or COC return. That problem is compounded by the fact that the cap rate and cash on cash returns are the two main metrics used to assess individual real estate deals. As discussed above, Cash on cash or CoC return calculates the cash income earned on cash returned on investment.

Cash on cash return excludes debt and only looks at the cash amount invested; this is generally the down payment on the property. If you pay all cash for a property, the Cash-on-Cash rate will be the same as the cap rate. However, most property investors don't pay 100 percent of the cash for properties. Yet the cash on cash calculation can still be of benefit to them.

You need the cash-on-cash calculation to properly compare projects that will require significant investment in the form of loan fees, rehab costs, and closing costs in addition to a down payment or cash purchase. Anything you need to pay to get the property ready for tenants falls into this category.

The cap rate can be used to gauge how good of an investment the property is, while cash on cash calculations allow you to determine which deals have the highest returns.

How to Use Cap Rate as a Rental Property Investor?

Easy Cap Rate Calculation

The cap rate can be used to compare your relative success as a real estate investor or the value of a given property. For example, you can calculate the cap rate for your entire portfolio and identify under-performers. Or you can learn the average cap rate for a given neighborhood and then gauge the value of a property based on its cap rate. If it has a lower cap rate, then it is worth less than a comparable home with a higher cap rate.

Know that you don't have to go into high cap areas to find profitable investments. A low cap area may have room for significant improvement. Look for areas where there are rapidly increasing rental rates because these are the places where the cap rate will be better next year than this year. And that higher cap rate will lead to property values increasing in a year or two.

The ideal properties will have rising rents combined with unchanged expenses. However, if the operating expenses are skyrocketing, NOI will go up and kill that great cap rate for the current calendar year. This is a risk with older buildings that need major work. If you can find properties in good condition and even rehabbed older ones, you could create long-term value by buying something through NOI increases.

Estimating Property Value With The Capitalization Rate

The Cap Rate merely represents the projected return for one year as if the property was bought with all cash.  But since we don't normally buy property using all cash we would use other measures, such as the cash-on-cash return, to evaluate a property's financial performance.

The Cap Rate is calculated by taking the property's net operating income (NOI) and dividing it by the property's fair market value (FMV).  The higher the Cap Rate, the better the property's income and market value.  The Cap Rate is calculated as follows:

     Capitalization Rate = Net Operating Income / Value

Let's look at an example.  Let's say your property's net operating income (NOI) is $50,000.  And let's say that the market value of your property is $625,000.  Your Cap Rate would be 8%.

Capitalization Rate  =  Net Operating Income / Value
Capitalization Rate  =  $50,000 / $625,000
Capitalization Rate  =  8.0%

As another example, let's suppose you are looking at purchasing a property that has a net operating income of $20,000.  From doing a little research you know the average Cap Rate for the area is 7.0%.  By transposing the formula we can calculate the estimated market value as follows:

Value  =  Net Operating Income / Capitalization Rate
Value  =  $20,000 / 7.0%
Value  =  $285,715

An advantage of the Cap Rate is that it provides you with a separate measure of value compared to appraisals where value is derived from recently sold comparables (which are primarily based on physical characteristics).  This is especially true when comparing commercial income properties.

Note that a small difference in the Cap Rate may not seem like much but it can make a large difference in your valuation.  For example, the difference between a 7.0% and 7.5% Cape Rate, a mere 0.5% difference, on a property with a $50,000 net operating income is a $47,619 difference in value!  So be sure to double-check the accuracy of your numbers.

As always, you want to look at multiple financial measures when evaluating income property including the cash-on-cash return, debt coverage ratio, and internal rate of return.

Commonly Asked Questions About Cap Rate

Below are a few additional clarifying answers to some of the frequently asked questions about cap rate calculators.

What is a Good Cap Rate?

The capitalization rate for real estate can range from a negative number to a double-digit return. A standard cap rate is typically between 4% and 8%, according to CBRE’s 2019 North American Cap Rate Survey. However, there is no such thing as a “good” cap rate. It all depends on the level of risk the property owner is comfortable with and how the cap rate compares to similar properties in the area.

Some investors say they won't buy anything with less than an 8 percent cap rate. It is difficult but possible to find properties with a 20 percent cap rate.

A high cap rate is generally caused by a low purchase price (including distressed sellers) or a high NOI. The key is knowing why the cap rate is higher than normal, not rejecting a property because the CAP rate is much higher than average.

A low cap rate is less risky, while a high cap rate is riskier but there is an opportunity to make more income. As we mentioned earlier, an unusually high or low cap rate (compared to other properties in the area) can indicate that something is “off” with the property.

What Does a 7.5% Cap Rate Mean?

A 7.5% cap rate doesn’t mean much by itself. Rather, it indicates the ratio between a property’s net operating income and its market value, in this case, 7.5%. Cap rate is a way of displaying how much the property is expected to make in a year using the relationship between revenue, operating costs, and market value for the property.

What this means in terms of good or bad investment or dollar amounts depends on the situation. For example, let’s say you want to buy a home that costs $1 million, with an expected net operating income (AKA yearly revenue) of $75,000. Using the cap rate equation of NOI (75,000)/property value (1,000,000,) you would get a cap rate of 7.5%. You can then easily compare to other cap rates in the area to evaluate your investment.

What is an Acceptable Cap Rate?

An acceptable cap rate varies depending on the situation. An average cap rate is typically between 4% and 8%, but what is acceptable varies on how much risk the investor is comfortable with.

Is Higher Cap Rate Better?

A higher cap rate is not necessarily better. Again, it depends on the level of risk the property owner is willing to deal with. A wealthy investor looking to make some quick income by flipping a property may be happy with a higher cap rate because of its greater earning potential, while the associated risk isn’t a concern. On the other hand, a young couple who wants to settle in a home and raise kids there for the foreseeable future will likely want a low cap rate, which has a correspondingly lower risk and will likely increase slowly over time.

Why is a Higher Cap Rate Riskier?

Not always. Capitalization rates in real estate are not necessarily an indicator of risk. This is in sharp contrast to stocks and bonds, where the rate of return is proportional to the risk. However, the cap rate can only be used with income-producing property. The formula just doesn't work if you're going to buy property now to sell it later, such as when you're looking for a fix and flip.

Note that the cash on cash return doesn't take taxes into account. High taxes can wipe out any potential investment return. This means that the actual returns you see after-tax are lower than the cap rate. The cap rate will vary based on several things, not all of which directly affect the property's value.

The age of the property, the desirability of the area, and the demand for rental properties in the neighborhood are a few such factors. If there is a greater demand for rentals than the market supplies, rental rates, and NOI may be relatively high despite the moderate home values.

And if there is an oversupply of luxury rentals in the area, you're going to see a low NOI and de facto ROI via the cap rate, because your property may sit empty for a long time or not rent for enough to cover your operating expenses.

There are other issues with the cap rate that explain why you need to know additional values like the cash on cash return. For example, the CAP rate is an annual figure. It will crash if the property was vacant for several months through no fault of the current owner. Yet the metric will rise automatically with inflation if the rents have kept up with market rates.

The cap rate does not tell you how the property has performed over time; vacancy rates and income statements will do that.  A higher cap rate is riskier for the same reason that any high percentage investment is riskier. It all has to do with probability and potential uncertainty, something called the Risk-Return Tradeoff, a well-known investment principle.

The math behind the Risk-Return Tradeoff is a bit complicated, but this guide from Model Investing breaks things down into easily understandable sections if you want to get into the nitty-gritty.

Is Cap Rate the Same as ROI?

No, the cap rate is not the same as ROI. Though both metrics use NOI in their calculations, they’re measuring different things. Cap rate is used to evaluate how profitable a piece of property should be in comparison to the market, regardless of buyer, while ROI (return on investment) is a more concrete calculation showing how much a specific owner will make each year. ROI incorporates mortgage payments while the cap rate does not.

The equation for ROI is the annual return/total investment. For example, a person living in a $200,000 home with an NOI of $12,000, an annual mortgage payment of $5,000, and a down payment of $40,000 would calculate ROI as follows: $7,000 annual return ($12,000 NOI – $5,000 mortgage)/$40,000 total investment (down payment) = 0.175 or 17.5% ROI. The cap rate for the same home would be 6% ($12,000 NOI/$200,000 property value).

How to Calculate Property Value using Cap Rate & NOI?

Using the cap rate and net operating income to determine the real estate value is known as the income approach to valuation. The Net Operating Income equals all income from the property minus all reasonable operating expenses. This is a before-tax figure. It doesn't include amortization, depreciation, capital expenditures, and mortgage payments. The NOI is equivalent to the earnings before interest and taxes if you're comparing the capitalization rate of a business that's for sale.

  1. Find the annual net operating income or NOI.
  2. Divide the net operating income by the cap rate.

For example, a rental property in Dallas with a net operating income of $30,000 and a cap rate of 7 percent is valued at $428,571. The same property with a 10 percent cap rate would have a value of $300,000. In other words, the higher the cap rate, the lower the property’s value.

We hope that the following explanations were helpful for any agent looking to provide a more holistic view of property options to their clients.

Now that you understand how cap rates work, here is an easy calculator that you can use.

Filed Under: Financing, Getting Started, Real Estate Investing

Single Family Rental Homes vs Multi-Family Investing in 2022

February 22, 2022 by Marco Santarelli

A single family home is a standalone property on its own lot. Investing in a single family home is basically investing in a house or a condo to rent it to a single tenant. One of the simplest definitions of single family rental property investing is getting paid for what you own, rather than just paying to own it. It has a few pros and cons attached to it but it depends on your expectations from the property.

Usually, people tend to buy a property in a low-budget or affordable locality and revamp it to attract new tenants. Investing in single family rental homes gives the investors the liberty to determine their profits in many ways. Some of the advantages of buying single family rental properties are huge tax write-offs, a passive rental income, and a long-term capital appreciation of properties.

Single-family rental homes are easy to buy and hold for new real estate investors. Investing in them can deliver immediate returns, plus the long-term appreciation of the asset. It is a great way to save for your retirement as this type of real estate investment becomes a good source of regular passive income. The discrepancy between the number of renters and landlords in the United States is increasing every day.

Investors find real estate investing viable for many reasons. Unlike stocks, real estate is a tangible asset. Investors choose real estate because they can touch and feel the asset, and also watch it appreciate over time. They see single family rental homes as a way to improve monthly cash flow and diversify their investments.

Single-Family Homes vs. Multi-Family Properties: Which Investment is Better?

Single-Family Homes vs Multi-Family Properties

Both single and multi-family rental homes are good investments. They definitely lead to a positive cash flow, but there are differences between both investments. Single-family rental homes are affordable and have higher appreciation. You can get suitable tenants and maximum exit strategies with single family rental property investment.

On the other hand, multi-family rental properties give you high rent, maximum vacancies, and rent depends on the landlord as it is not subject to economic factors. So let’s begin by talking about the advantages of investing in multifamily properties.

Single-Family vs. Multi-Family: The Scalability Factor

The first thing that investors think about when it comes to multi-unit or multi-family properties, those that are five units and above, which could be 50, 500, or more, is that you can scale faster. And there is some truth to that. And this is the big thing that Grant Cardone talks about. I know Grant he’s been on my show. I’ve been on his ask the pros show a couple of years ago.

You know, the whole thing about scaling faster is that you can complete one transaction and end up with, let’s say 20, 30, 50 units in one purchase under one roof typically, but it could be multiple properties. But the idea is that you have fewer closing costs. Although the closing costs are significantly higher and a little more complex when you’re purchasing multi-unit properties or multi-family properties of that scale.

You’re definitely going to be paying a lot more in terms of the appraisals, the inspections, the complexities of it, etc, but it’s still one transaction. And so if you’re getting one loan for that purchase, you essentially have fewer total transactions. So there’s some simplicity in that, but there’s greater complexity in the purchase or the transaction itself, but you can scale faster.

Now, this is assuming everything else is equal, meaning that you are starting with the same investment capital that could be, you know, 200, 500,000, a million dollars as your down payment versus using that same amount of capital to purchase single-family homes or duplexes or fourplexes, but something in the residential space.

So with the same amount of investment capital, it’s fewer transactions, but in terms of the number of units, you can do it either way, but that is the general argument. And sometimes the number one advantage of going the multifamily route over single families or duplexes and fourplexes is that you can scale quickly. And so there is truth in that, just understand that it’s not what you are hearing at face value, meaning that you can scale faster period, full stop.

End of story. It’s not exactly like that. You have to understand the other complexities and dynamics that are involved with the purchase of a multi-family property. And also realize that the lending side of this is a little bit different. They’re going to take a much closer look at you, but they’re certainly going to scrutinize the property.

That's because they’re typically qualifying the property just as much, if not more than you personally. After all, they’re looking at the property as a business and they want to make sure that the revenue or the cash flow from that property is more than enough. A higher enough metric that it can service the debt, something they call DSCR or debt service coverage ratio, which is often about 1:2. So that’s the first thing you can scale quickly.

Economies of Scale With Multi-Family Properties

The second benefit of the multi-family property has to do with economics, which economists or professional investors refer to as economies of scale. So when you have more units or more apartments under one roof, you are essentially sharing in the cost of upgrades to the common areas or the mechanicals such as the boiler hot water tank or roof.

And that cost is spread across all, whatever 20 units, 30, 50 units in that building. So it might be a very expensive repair, a 20, $30,000 roof repair, but you’re dividing that 20 or $30,000 roof repair amongst, let’s say 20 units in the building. So you have the economies of scale. You have mechanicals and items that are shared as common or common areas amongst all the residents and the units in the building. So that reduces the overall cost on a per-unit basis.

That doesn’t necessarily mean it’s cheaper than the equivalent repair in a single family home. It actually could be a lot more expensive, but the thought there is that it probably will last longer as well, being in a commercial building. Although that's not always true, what you often have are one item, one repair, one location, maintenance issues, and inspections are all done at that same place.

People are not being dispatched to different locations because you have different properties in different locations around a market. Property management may be completely localized. You may have an onsite property manager. If the building is large enough, usually that’s, you know, 50 to a hundred units.

And above is when you start to have resident managers. If you have a property management company and they’re looking after, let’s say 20 units at a building versus 20 single-family homes or duplexes peppered around the city, it adds some simplicity, but I would argue that it doesn’t matter. At the end of the day, if you’re working with a property management company that’s managing multiple properties in different locations within a market, that’s what they’re doing for many clients, that’s just built into their business model.

And that’s part of what they do, where there is saving with apartment complexes. And multi-family units are often in the management fees with multi-family properties. It’s not uncommon to have management fees in the 4 or 5, 6, 7% range of that monthly gross rental income that’s collected. Whereas with single-family residences, the street rate, as I say in air quotes is 10%.

But the reality is, is that often, and especially with the property management companies that we work with, uh, in many markets and often that rate is often 8%, sometimes nine and even sometimes 7%. So I don’t know what the average is, but I would guess that the average is probably around 8% as far as the management fee. And especially if you have more than one property with a property management company. So that’s also a negotiable item.

So keep that in mind, but there is a saving because of, again, the economies of scale with multi-family properties, especially as they become much larger, meaning a hundred units and above, it’s not uncommon to have a management fee of around four or 5% on the low end 6, 7% on the higher end. And you know, that doesn’t mean a lot if you have a small number of units, but it does add up if you are talking about large-scale properties.

Higher Monthly Cash-Flows in Multi-Family vs Single-Family Homes

Another advantage of multifamily properties has to do with supposedly higher monthly cash flows. Again, this is an arguable point because it assumes that all else is equal, but it doesn’t necessarily mean that you have higher cash flow. The basis of this argument by a lot of investors is that if you have, let’s say hypothetically, a 10 unit apartment complex, and you have two vacancies, you’re essentially 20% vacant or 80% occupied. However, you want to look at it.

So if you have a vacancy, you don’t have essentially a hundred percent vacancy in that property compared to a single family home where you’re a hundred percent vacant. Well, that is true, but that’s also an unfair comparison. And I see this and I hear this all the time. What they fail to do is compare your portfolio, not just the property. Sure. If I have a single-family property, it’s one property compared to a 10 unit apartment complex, which is still one property.

If I have one vacancy in each of them, it’s the difference between a hundred percent vacant with a single-family home versus being 10% vacant on the 10 unit apartment complex. Those are true statements, but it’s really not taking the true situation into account because I may have 10 single-family homes in that market versus having one 10 unit apartment complex in that market.

And if I have one vacancy with the apartment complex and one vacancy in my portfolio of 10 single family homes, I have the same thing. I have one vacancy, one unit is empty on both ends. So I really have the same overall occupancy of 90%. So I think this is where people are not being completely truthful in the comparison between multifamily and single-family. So a vacancy is a vacancy and it doesn’t matter where it happens. You have to look at what is my total portfolio size, and then you can make a fair comparison.

Return on Investment in Single-Family Homes vs Multi-Family

Another thing to keep in mind is that the ROI, the return on investment on multi-family properties typically, and especially today, and has been this way for the last several years is actually not as attractive. In fact, it’s usually lower with multi-family properties than single-family homes. And one of the main reasons for that is that capitalization rates on multi-family properties have been compressed over the years.

They’re hard to find very few people are selling them and the people who are wanting to buy them are chasing after them with a lot of competition. And because of that, it’s driving the prices up pretty much across the board, all around the country. So multi-family properties have become more and more expensive because of the high and growing demand that a lot of apartment buyers and syndicators are chasing after. That’s also somewhat true with single-family homes, but more so with multi-family properties.

And the fact is, is there’s just far fewer of them. So as you get larger and scale larger, the number of units in the property, the fewer and fewer and fewer there are of them. So your monthly net cash flow is just one part of the equation when you’re factoring in what your total return on investment is, but keep in mind that your ROI, your cash on cash, and your rate of returns on multi-family properties are typically, and more than likely going to be lower with all else being equal, same market, same types of things.

Also, when you have larger multifamily properties, you have a common area inside and outside of the building, aside from the shared mechanics and the roof, and whatever else. And that usually means that you’re going to find more wear and tear on these common areas and these common mechanics that are in the property. So your upkeep and maintenance are probably going to be higher and that’s just an added cost. So you have to factor that into the equation as well.

Financing Single-Family Homes vs Multi-Family Properties

Now, when it comes to financing multi-family properties, lenders will take a more rigorous approval process. So they’re going to look at the property and they’re going to look at the trailing 12 and 24 months of cash flow of rental income of tax returns. They’re underwriting that property as if it was a business.

And they look at it as a business and social due, but it is sometimes, and maybe often easier to finance a loan for a $10 million apartment complex than it is to finance a single family home. And the main reason for that is really just the cash flow that comes from the property.

Again, a multifamily property is considered a business in the eyes of a lender, whereas a single-family home, even though it may be a rental property and you are truly getting a non-owner occupied loan for that property as if it was a rental property, which is, and will be the lender still looks at the larger multifamily property as a business.

And so they’re going to underwrite it from a cash flow perspective. That’s the most important thing to them. They’re going to look at you as well. They’re going to consider other things like the market value of that property, but they’re going to look at its financial performance because they care about the cash flow and its ability to service the debt, which is what they’re extending to you to make that purchase. So they think of it as a safer bet because of the cash flow. That’s really the bottom line for them figuratively.

And literally, the other thing too, is that multi-family properties, the value is based on the income that it generates, what is essentially known as the NOI or net operating income, which is all income minus all expenses, not including the debt service. And so that’s the number that they hyper-focus on to make sure that it meets their underwriting criteria to be able to service that loan ongoing basis, even with some vacancy.

So property values will change with multi-family properties based on the net operating income. Whereas single-family homes will be based on whatever the real market value is of that property based on the comparables in the area that can be determined from an appraisal. So that’s the thing about financing.

It can be easier, but keep in mind, these are larger loans with larger down payments and not necessarily as attractive terms as single-family, residential properties last but not least. There’s the concept of house hacking. If you are purchasing a multifamily property, whether it’s 10, 20 units, 30 units, 50 units, a hundred units, you can do this also with a duplex or four-plex by the way. But the concept of house hacking is that you live in one of the units and you rent out all the other units. And so this reduces minimizes or eliminates your housing costs for the month.

So your rent or mortgage payment is essentially covered by the operations of the business or that property. So this is a, you know, a nice concept and a great way to get started for many people who are just getting started and they have a minimal down payment, or they want to actually live and manage the property and learn from the experience.

Well, they’re purchasing, they’re usually first property, but sometimes it could be even their second or third as they start to stair-step and grow their portfolio and move from one to another after two years or so because the tax benefits are there on the capital gains by living in a property for two years or more. So that can be a great benefit for those people who are looking to get started with their first property. And it’s easy to do with a two to four-unit property.

You can still call that a multi-family property, less likely to be able to do that with a large multi-family property, especially if you’re just getting started because you just don’t have the experience. And lenders will look at that. Okay. Now let’s take a look at the advantages of single-family rentals. So first and foremost, and this is going to be pretty obvious is that they are less expensive.

A single-family residential property can range from, let’s say, send the 80,000 on the low end to about 150 to 200,000 on the high end. And I’m just looking at the 20 or so markets that we’re in right now. So if you’re purchasing a single-family, residential property, there’s a wide range of prices because there’s a wide range of markets and neighborhoods within those markets. So the thing with multi-family properties is that a lot of things are going to cost more compared to a single-family home.

The other thing too is the down payments are going to be much smaller with single-family homes. So I always like to use a hundred thousand dollars property as an example, just because the numbers are easy to calculate, but with a conventional loan, you need 20% down for your down payment and that’s $20,000.

So that’s simple math, a hundred thousand dollars property, but when you compare that to a multiunit property or multi-family property, let’s say there are 20 units, and those are a hundred thousand dollars each. Well, now you got a $2 million property. However, your down payment is typically going to be 25 to 30% down.

That’s just what commercial lenders are going to require as far as that financing is concerned. So it’s a much larger amount, both in terms of price and percentages. It can add up pretty quickly because you’re looking at a minimum of 5% and probably 10% more in terms of percentages as far as the down payment.

So you got to keep that in mind, you’re looking at potentially $500,000 as a down payment on that $2 million property. So it’s not as easy to get started unless you have deep pockets. A lot of investible capital. Another thing to keep in mind is what the lenders require as a cash reserve to cover expenses or payments if needed, then they’d call these reserves.

And with a single-family home, it could be as little as two or three months’ worth of mortgage payments. Whereas with commercial property and a commercial loan, you will probably need six to as many as 12 months of reserves to qualify for that financing. So it’s considerably more in terms of what you need to have in the bank to show the lender after you’ve closed, that you’re able to be liquid enough to weather through any kind of storm that comes up.

Another thing with commercial real estate loans is that they typically have higher interest rates. And it’s often about two and a half percent higher plus or minus. It could be two to 3%, but about two and a half percent higher. On average, the terms are just less attractive. And there are also far fewer banks that you can choose from in order to get that type of loan.

And the main reason for that is because there’s a much smaller secondary market out there for them to take that mortgage and sell it off with conventional financing. Often these loans are sold right away like right after you closed, they’re already put into a package and sold onto the secondary market. So the lender can essentially reload their warehouse line or their capital to make the next mortgage loan. So the financing is a little more difficult and it’s not as widely available or abundant it’s out.

There there are many lenders out there, but certainly not as many as in the residential space last but not least in the process of getting financing, you are going to need to provide the last two years of financials and the rent rules for the property. As part of the qualification. You don’t need to do this with single family homes, because it really just comes down to your ability to qualify for that mortgage.

And I should mention that also with multifamily purchases, the lender is going to want to see that you have at least some prior property management experience, whereas again, with single family homes, you don’t need that. So the down payments are lower. The rates are lower, the financing terms are more attractive because you can get 30 year fixed rate loans. You can just lock it right in. You don’t need to show property management experience.

And often you’re not the one managing your own property. Anyway, you don’t need to show financials on the property like two years of tax returns or two years of rent rolls. So there are many advantages on the financing side.

Single-Family Homes Have Higher Liquidity

So when we say, you know, it’s less expensive to get started, it’s not just about the purchase price. It’s also about the down payment and the terms and the financing overall, by the way, appraisals are also much more expensive on commercial property. But again, you know, it goes back to the concept of economies of scale.

It’s much more expensive, but you’re also rolling out that appraisal across whatever 20 units, 30 units, or more the second advantage of single-family homes. And this is something I actually debated a couple of times with grant Cardone is the liquidity. There’s a greater ability to sell, resell, even purchase single-family homes.

It’s just a much, much larger, more liquid market real estate in general, as an asset class is not very liquid. It just, isn’t, it’s a little bit slow to buy and it’s potentially much slower to sell a property, but the smaller, the number of units right down to the single-family home, which is one unit that is the quickest property to sell in the residential space or the real estate space.

So it’s just an easier product to sell because they are less expensive and there’s a lower barrier to entry and you have a much wider pool of potential buyers. So it’s not just real estate investors that are buying and selling homes or real estate in general. But when it comes to single family homes, you have a large pool of wanting to be home buyers, people who want to buy and live in their own home, not necessarily rent the property.

The Higher Demand For Single-Family Homes

So when you think about the buying pool, it’s the largest with single-family homes, and then it gets smaller and smaller as you go up to duplexes, triplexes, fourplexes, and on up. So obviously you can’t compare a 500 unit apartment complex and the size of the buying pool for that compared to a single family home, it’s a vast difference.

And this was my whole argument with rent. And he just, as of the belief that he can sell a 500 unit apartment building much faster than I can sell a single family home. And that debate didn’t go too far. I think I clearly made my point and I’m sure he knows I’m right, but whatever growing demand is also another advantage of single-family homes. And I’ve talked about this on and off on the podcast here for quite a long time, the fastest-growing segment of the single family space happens to be single family rentals.

It’s just incredibly high in demand. They are selling very quickly. And if you’re working with one of our investment counselors here, you will know that we do have inventory. There is a pipeline, but they do come and go and they go under contract fairly quickly, but that’s a common problem around the country. It’s not just unique to us. It’s just the way it is.

So single family rentals have been outpacing, even single family, home sales, especially multi-family housing. So that’s one thing is just demand is strong. And it’s growing. According to the US Census, they estimated in a recent report that the number of single rentals in the US grew by 31% in the 10 years following the housing crisis of 2007. So that period of 2007 to 2016, had an increase in single family rentals by 31%, you compare that to the growth in the multi-family space, which is five units.

And above it grew by a healthy 14%, but you can see that single family rental demand grew by more than twice, as much as multifamily. So there’s strong demand and growing demand for single family homes, which is good for you from an appreciation perspective and a liquidity perspective, as well as the future demand for those properties in terms of rentals, sales, and price growth.

Also adding to this upside is that single family rentals traditionally have less tenant turnover compared to multi-family properties. And I’ll talk about this a little bit further here in a moment, but I just want to quickly say that another study that came out from the Urban Institute, put out a forecast showing that demand is very strong and continues to grow, especially from the millennial demographic, because they’re now entering that age when they want to start, not only buying their first home but having kids and the demand on new household formation is very strong and increasing.

So the desire for those single family homes is just increasing year-over-year. So that’s creating economic pressure and it’s just driving more demand for single family homes and rental homes. And that doesn’t mean demand is not there for multi-family properties. It’s just incredibly strong for the single-family from a diversification perspective.

Building a Diversified Portfolio With Single-Family Homes

Rental markets, as you know, are local dynamics. The economics are predominantly local. So what happens in one market is different than what happens in another market. So it’s easy or maybe easier to build a real estate portfolio. That’s geographically diversified because if you follow kind of my rule of thumb of three to five properties in three to five markets, you could quickly or relatively quickly build a portfolio of three, five houses, or even duplexes or fourplexes, but three to five single family homes in one particular market.

That makes sense for you from an investment perspective and then move to another market, geographically different, usually in another state where you continue to build your portfolio, adding another three to five properties there, because you’re dealing with single units, it’s easy to diversify geographically.

Whereas if you take that same investment capital that you use to build up that portfolio diversified across three to five markets and put it into one, let’s say a 20 or 30 unit apartment building, you’re stuck to one market you’re rooted there with all your units. And the only way to diversify geographically is to have additional investment capital where you can now start to acquire other properties, whether single families or multi-families in other markets in other States.

So it’s just easier to grow and diversify your portfolio in multiple markets using single family homes. And I guess anytime I say, single family homes here, I’m also adding in duplexes and fourplexes. I think you got that by now.

Single-Family Homes Have Low Vacancy & Tenant Turnover

So the final point I want to make is the benefit of single family homes is that both anecdotally and statistically, they have lower tenant turnover. And I saved this till last because to me, this is probably one of the biggest advantages. And one of my favorite things about single family rentals is the lower tenant turnover. For me, that is critically important because I am all about having long-term tenants. I want to have tenants that are on at least a one-year lease, ideally a two-year lease.

I don’t need anything longer than that, but I want them to stay and be happy where they live and, you know, enjoy the property, enjoy the neighborhood and keep renewing their lease for as many years as possible. Because the bottom line again, figuratively and quite literally is that tenant turnover is expensive.

It’s costly. It takes money and time. You know, there’s a cost to a turnover and there’s downtime. So here’s lost rental income. So I don’t want the lost rental income. I don’t want to pay my property manager all too often for that turnover because they’re going to make a fee on that turnover. And they also have to take the time where it’s vacant to clean repair, any damages, take care of wear and tear market, and show the listing, you know, screen applicants.

So, you know, you may only have a downtime of three, four days in a really hot market, but just assume that it’s probably going to take two weeks or maybe three. And so you’re going to have a month of vacancy plus the first month, or maybe the first half months of rent going to the property manager as the cost of that turnover.

It’s not the cost of the turnover, but it’s the lease-up fee. So, but that’s not going in your pocket. That’s going to your property manager for the service of turning over that property and releasing it. So turnovers are costly. It’s actually probably the biggest cost in owning property and your budget for this, of course.

So it’s not like it’s a surprise expense. Your budget for maintenance and repairs and your budget in your performance for vacancy and turnover. So you’ve already factored it in, it’s baked into the cake, you’ve accounted for it, but the less turnover you have, and that’s my point, the less turnover you have, the more consistent and predictable your cash flow is.

And that’s your short-term gain. Your long-term gain is equity, growth, and appreciation, but the short-term gains are monthly and annual cash flows. So I want to keep that going as much as possible, as long as possible. So this is the big thing for me is the lower turnover, the tenant turnover, one person or company that I like to follow is John Burns real estate consulting.

So I know John Burns and some of his data shows that 52% of single-family residential renters are families. You compare that to multifamily residential properties and that’s 30%. So that 30% are people who are more likely to be under the age of 35. And if you look at that demographic closely, you will find that they are for many reasons more transient.

They don’t tend to stay as long. For many reasons, it could be jobs, friends, getting a girlfriend, getting engaged, getting married, moving up, moving down when you’re dealing with apartment and apartment residents or dwellers that profile. And that demographic is just more transient.

It’s just normal. There’s nothing wrong with it. It just is what it is. The average single-family, residential tenant stays for three years. That’s average. I’ve had tenants stay for five-plus years. So it’s not uncommon to have a very long-term tenant, but the average SFR or single-family residential tenant stays for three years. And that’s roughly double the average apartment tenure, which is roughly about one to one and a half years.

And also another interesting little fact is that single-family, residential tenants often will stay five or six years as long as you’re not above-market rent. If you’re at, or just below fair market rent, they have a good deal in other words, and they know they have a good deal and you’ve got a house in a great neighborhood and it’s safe, clean, functional.

It is not uncommon to have people stay five, six years, or more. It’s not unheard of in the single-family, residential space and over time, that just means a considerable cost saving. So that’s just money in your pocket. I think it’s well worth it. Single-family homes are easy to acquire, easy to understand, easy to repair, easy to address, easy to fix, easy to deal with, easy to show.

There are just a lot of benefits. In my opinion, if I’m sounding pretty excited about this last bullet point of having lower tenant turnover, it’s because I really am. I think this is a big deal and I don’t think enough people talk about, you know, how important it is and how beneficial it is.

Advantages of Buying Single-Family Rental Properties

Buying single family rental properties has a lot of advantages such as forced savings for retirement, tax benefits, increase in wealth, stable income, and long-term capital gains. Single-family homes have the widest market appeal. In a softening marketplace, real estate that houses jobs (retail, office, etc.) will generally show rental weakness before the real estate that houses people (single-family homes). Changes in job indicators give investors in single-family homes opportunities to re-position faster than investors in commercial property can.

Single-family homes have lower rates of vacancy (downtime) than commercial properties because there are more potential renters for a single family home than there are for a gas station or a big box store. Single family homes have the most attractive financing terms available.  Single family homes will never become technologically obsolete. What technology could replace the need and desire for a place with four walls and a roof where humans sleep at night?

Contrast this with an investor who buys a retail center and then internet shopping and a slow economy makes this retail center obsolete.  Corner video stores are being replaced by Netflix and streaming movie downloads. Movie theaters are being replaced by home entertainment systems. Soon you may see gas stations becoming technologically obsolete because of major changes in the ways we travel and fuel our vehicles.

At the very least, gas stations of the future will require expensive retooling that will erode years of profits for the owner. Although real estate is relatively illiquid, single-family homes typically sell faster and have more liberal access to financing than any other type of real estate.  Single family homes can be purchased with cheap, fixed-rate financing, with a thirty-year amortization and a 20-25% down payment.

Apartments will usually be financed at a higher interest rate and require 30% down, plus you’ll pay a large premium to get an interest rate that is fixed longer than 5 years, and you’ll have an amortization period of 20 – 25 years.  If a house and an apartment unit generate an equivalent net operating income, the house will provide superior cash on cash return due to the better financing available for single family homes.

There are two general approaches to single family property investment – Fix and flip investing and buy and hold strategy. Each approach has its advantages and disadvantages, depending on whether the investor is aiming for short-term or long-term capital gains.

Buy And Hold Strategy

Buy and hold real estate investing is the process of acquiring real estate, particularly rental property, to own and profit from over a long period of time. Buy and hold real estate is a great way for investors to diversify their investment portfolios and achieve financial freedom.

Fixing and Flipping

Fix and flip involves buying real estate, repairing or renovating it, and then reselling it for a profit. On the other hand, the buy and hold strategy is often referred to as buying and holding rental property. The investor buys and holds the property with the expectation that it will generate dividends through rental income. Fix and flip real estate strategies often require a lot of work because repairing or renovating a house usually takes months.

It is also considered a bit riskier, especially for new investors venturing into real estate. Nevertheless, fix and flip investments are lucrative because the investor can earn huge profits after reselling the property. You may not earn so much as a flip, but investing in a rental property is a permanent income.  You don’t have to deal with any problems or tenants if you don’t want to. It's easy to hire a property management company and you can work the numbers in before you purchase the property.

Single Family Homes Can Be Purchased in ‘Bite Size’ Portions

Using the ‘bite size’ investment strategy with single family homes gives you flexibility in your tax and estate planning as well as making it easier to harvest equity.  If you want to cash out some of the equity in your real estate portfolio, you can sell or refinance one or two single family homes rather than liquidate an entire apartment building.

The same ‘bite size’ concept applies to income taxes. For example, offsetting a stock loss with a real estate gain could result in ‘tax-free’ real estate profits.  Please note, income taxes are a very specialized subject.  I am not a tax professional.  Always consult your tax advisor.

The income tax benefit from depreciation strongly favors single family homes over commercial property. Single family homes can be depreciated over 27.5 years while commercial property is depreciated over 39 years. The shorter depreciation schedule of single family homes can be a great boost to an investor’s initial cash flow.

Avoid all vacant land investments!  These take specialized skills to manage, are difficult and expensive to finance, and are very hard to sell.  I know many people who have made huge profits buying and selling vacant land, but vacant land is not hassle-free and it definitely does not cash flow!  Making money investing in vacant land requires a lot of skill or a lot of luck.

Vacant land takes money out of your pocket for taxes, maintenance, and liability insurance while it produces no revenue.  If you are a new or part-time investor, just avoid vacant land. Many people call vacant land “the alligator” of real estate investing because it slowly eats away all of your savings.

A word on buying condominiums: Don’t! While a condo may give you cash flow, it is never a hassle-free investment.  I’ve spent years of my life developing, owning, and managing condominiums. I HATE THEM!  The only winner in the world of condominiums is the developer who originally sells the condo to the general public.

Condos come with the huge, wasteful expense of a Home Owners’ Association (HOA).  These collective management groups have different names depending on the location of the property and are sometimes called Property Owners’ Association (POA) or the ominous-sounding Horizontal Property Regime.  Cooperatives (co-ops) are legally very different beasts than condominiums, but they are all hideous investments.

  • Overpaid vendors
  • Restrictions on property usage
  • HOAs are run by an untrained volunteer board
  • HOA dues are variable
  • Your neighbor's failure to pay means you pay
  • Lower rent and higher operating costs
  • Higher costs of financing
  • The inability to get condo financing can decimate condo values
  • Non-volunteerism/Double management expense

These negative factors apply to all types of condos: retail condos, office condos, storage condos, residential condos, but none of these factors apply to my favorite cash flow investment… single-family rental homes!

If you have the capacity to buy $1,000,000 of real estate you are generally better off buying ten single-family houses for $100,000 each than buying a single apartment building with sixteen units for $62,500 each.

8 Single-Family Homes

  • Purchase Price: $100,000 x 10 houses = $1,000,000
  • Net Operating Income at 8% CAP = $80,000
  • 25% Down payment = $250,000
  • Cost of 75% Financing (@ 5% 30-year fixed) = $48,312
  • Positive Cash Flow = $31,688
  • Cash on Cash Return = 12.7%

16 Unit Apartment Building

  • Purchase Price: $62,500 x 16 units = $1,000,000
  • Net Operating Income at 7% CAP = $70,000
  • 30% Down payment = $300,000
  • Cost of 70% Financing (@ 7% int. only) = $49,000
  • (25 year fully amortized payment $59,369)
  • Positive Cash Flow = $21,000
  • Cash on Cash Return = 7%

Forced Savings for Retirement

One of the top advantages of buying a single family rental property is that it is a great way to save for retirement. A single family rental property is a good source of regular passive income. The rent is often used to pay off the mortgage for the property. Once the mortgage has been fully paid, the landlord has the choice of whether to hold the rental property for a monthly check or sell it for a lump sum profit.

Tax Benefits

Rental property owners also have significant tax benefits, which is one of the advantages of buying a single family rental property. The IRS allows tax deductions for property tax, repairs, and ordinary and necessary expenses for managing the rental property. Costs of supplies and materials, as well as maintenance and repairs needed to keep the property in good condition, are also deductible. The biggest benefit is writing off depreciation, which can save you thousands each year in taxes.

Long-Term Capital Gains

Single-family rental property investors purchase properties to rent them out, with the expectation that the property value will increase in the long term. Landlords can sell their single family rental properties at a profit when the market conditions are right. This is especially profitable for real estate investors who leveraged their rental property investments.

Investment With Leverage

You can buy a single family rental property with a 20-25% down payment and a mortgage loan for the balance. In other words, you get a $100,000 investment for a $20,000 cash payment which means you are using a relatively small percentage of your funds to make the purchase. For the leverage to work in your favor, the real estate prices in that location should not decline. In real estate markets where prices fall significantly, homeowners can end up owing more money on the house than the house is actually worth. With good credit, it is not difficult to get financing for a rental property. ‘

A Tangible Investment

A single family rental property is a tangible asset unlike financial investments such as stocks, bonds, mutual funds, and other financial instruments. You can call it your own and it lets you have better control over it. You can sell it whenever you want to.

Stable Income

Unlike the stock market, the real estate market is not prone to sudden and extreme fluctuations in price. Certain factors such as population growth and growing demand for housing and rentals ensure that the investment you make on a single family rental property will be a profitable one.

Increase In Wealth

Real Estate is the best avenue for long-term investment for the accumulation of wealth with minimum risks involved. No other asset increases wealth the way real estate does. Real estate is a powerful wealth-building tool that has made millions of individuals millionaires over a period of time. Appreciation of a property is one of the biggest ways to increase your wealth as a real estate investor. You can do it by choosing the right properties in the right market and managing them the right way.

With the current real estate market conditions in the US, now is a great time to invest in single family rental homes. Compared to the low yields in stocks and bonds, rental properties are a good source of regular monthly income. For investors wanting to diversify their portfolios, tapping into this market with the help of a good realtor or turnkey provider can provide higher ROls.

There are factors to consider when choosing a real estate market for single family rental property investing, such as population and employment growth, and an increase in house values. When buying single family rental properties located in a different city or state, investors also research purchase prices, taxes, and housing regulations. Other investors also look at the percentage of the population that is renting. For instance, D.C., New York, and California have the most renters, in terms of percentage of the population.

So let me just wrap this up by quoting something from a recent Zillow article. And I’ll just quote right from the article here. It says among young adults, renters of single-family homes have always tended to move less often than apartment renters and single-family home rentals are one of the fastest-growing market segments. Uh, unquote. So there you have it.

I hope this has been helpful for all of you again, you know, I just need to compare single-family to multifamily rental properties as fairly as possible. But like I said, I have a preference and I have a little bit of a bias, but I’m not saying that one is bad and I’m not saying one is better than the other.

It really comes down to your personal criteria and your investing goals. But you also have to consider what is your investment budget? What is your investible capital? What is your access to financing and what do you qualify for? And last but not least, you need to ask yourself what is my risk profile.

And especially if you’re thinking about single-family investing, you know, let us help you put that strategy together because it’s probably a very good fit for you. And my team of investment counselors is certainly here to help you. Norada Real Estate Investments helps take the guesswork out of real estate investing. By researching top real estate growth markets and structuring complete turnkey real estate investments, they help you succeed by minimizing risk and maximizing profitability.

Click on the link for the complete list of investment properties for sale in the various real estate markets of the U.S.

Filed Under: General Real Estate, Getting Started, Real Estate Investing, Real Estate Investments

The Rich vs Poor Mindset: Which Mindset Do You Have In 2022?

February 21, 2022 by Marco Santarelli

What is the difference between the rich vs poor mindset? How do the successful differ from the rest of us? So many people do not obtain financial freedom because they do not have one thing: the right mindset. Everything starts with how you think about money, wealth, and success. It is not a matter of luck, birth, or connections.

The biggest differences between rich and poor people can be traced back to mindset, outlook, and behavior. The rich and the poor don’t only differ in how much they have in their pocket, but also in how they think. Rich people have a way of thinking that is different from poor and middle-class people.

They think differently about money, wealth, themselves, other people, and life.  By doing so, you will have some alternative beliefs in your mind from which to choose. In this way, you can catch yourself thinking as poor people do and quickly switch over to how rich people think.

A positive attitude, focusing on doing the right thing overlooking good, becoming a continual learner and careful risk management are all differences between the rich and poor. This reduces their odds of becoming poor after disaster strikes, and it helps them achieve their financial goals over the long term.

A rich mindset will tell you to be self-sufficient & build multiple streams of income. It will tell you to build a team of smarter people than you to leverage the efforts of talented people. The mindset of the rich is the most decisive reason why “the rich keep getting richer, while the poor get poorer.” Bill Gates has been quoted as saying, “If we weren't still hiring great people and pushing ahead at full speed, it would be easy to fall behind and become some mediocre company.”

So, which mindset do you have? Let's examine twelve startling differences between how rich people think and how poor or middle-class people think.

Rich vs Poor Mindset

1. Rich People Believe “I Create My Life”

rich vs poor mindset

Poor mindsets believe “Life happens to me.”

If you want to create wealth, it is imperative that you believe that you are at the steering wheel of your life; that you create every moment of your life, especially your financial life.

Instead of taking responsibility for what's going on in their lives, poor people choose to play the role of victim. Of course, any “victim's” predominant thought process is “poor me.” And presto, through the law of intention that's literally what they get; “poor,” as in money, me.

Here's some homework I promise will change your life. For the next seven days, I challenge you not to complain at all. Not just out loud, but in your head too. I've given this little challenge to thousands of people and several hundred have personally told me that this exercise completely transformed their lives.

2. Rich vs Poor Mindset: Rich Play the Money Game to Win

 

Poor mindsets play the money game not to lose.

Poor people play the money game on defense rather than offense. Let me ask you, if you were to play any sport or any game strictly on defense, what are the chances of you winning that game? Most people agree; slim and none.

Yet, that's exactly how most people play the money game. Their primary concern is survival and security, not wealth and abundance. So, what is your goal? What is your real objective? What is your true intention?

Rich people's big goal is to have massive wealth and abundance. Poor people's big goal is to have “enough to pay the bills…” on time would be a miracle! Again, let me remind you of the power of intention. When your objective is to have enough to pay the bills, that's exactly how much you'll get; just enough to pay the bills and usually not a cent more. You get what you truly intend to get.

3. Rich Mindsets Are Committed to Being Rich

 

Poor mindsets are uncommitted to being rich.

Most of us have good reasons as to why it would be wonderful to be rich, but what about the other side of the coin? Are there reasons why it might not be so great to be rich or go through the process of trying to get rich?

Each of us has a file on wealth in our minds. This file contains our personal beliefs including why being wealthy would be great. But for many people, their file also includes information as to why being rich might not be so great. These people have mixed internal messages around money and especially wealth. These mixed messages are one of the biggest reasons that most people never become rich.

The #1 reason most people don't get what they want is they don't know what they want. Rich people are totally clear they want wealth. They are unwavering in their desire. They are fully committed to creating wealth. They will do “whatever it takes” to have wealth as long as it's moral, legal, and ethical. Rich people do not send mixed messages to the universe. Poor people do.

I hate to break the news to you, but getting rich is not a “stroll in the park.” It takes focus, expertise, 100% effort, and “never say die” perseverance. You have to commit to it, both consciously and subconsciously. You have to believe in your heart you can do it and you deserve it. If you are not fully committed to creating wealth, chances are you won't.

4. Rich vs Poor Mindset: Rich People Think Big

 

Poor people think small.

We once had a trainer teaching at one of our seminars who went from a net worth of $250 thousand to over $600 million in only 3 years. When asked his secret he said, “Everything changed the day I began to think big.”

Another way of understanding this is to answer the following question: How many people do you serve or affect?

For instance, in my business, some trainers enjoy speaking to groups of 20, others are comfortable with 100, others like an audience of 500, still others want 5000 people or more in attendance. Is there is a difference in income between these trainers? You bet there is.

Who are you? How do you want to live your life? How do you want to play the game?

Do you want to play in the big leagues or the little league, in the majors or the minors?

Will you play big or play small? It's your choice.

But hear this. It's not about you. It's about living your mission. It's about living true to your purpose. It's about adding your piece of the puzzle to the world. It's about serving others.

Most of us are so stuck in our egos that everything revolves around “me, me, and more me.” But again, it's not about you, it's about adding value to other people's lives. It's your choice. One road leads to being broke and miserable, the other leads to money, meaning, and fulfillment.

It's time to stop hiding out and start stepping out. It's time to stop needing and start leading. It's time to start being the star that you are.

5. Rich Mindsets Are Bigger Than Their Problems

 

Poor people are smaller than their problems.

Getting rich is not a stroll in the park. It's a journey that is full of obstacles, twists, and detours. The simple fact is, success is messy. The road is fraught with pitfalls and that's why most people don't take it. They don't want the problems.

Therein lies one of the biggest differences between rich people and poor people. Rich and successful people are bigger than their problems while poor and unsuccessful people are smaller than their problems.

Poor people will do almost anything to avoid anything that looks like it could be a problem. They back away from challenges. The irony is that in their quest to make sure they don't have problems, they have the biggest problem of all… they're broke and miserable.

The secret to success is not to try to avoid or shrink your problems; it's to grow yourself so you're bigger than any problem.

It's just an everyday occurrence, like getting dressed or brushing your teeth. Whether you are rich or poor, playing big or playing small, problems do not go away. If you're breathing, you will always have so-called “problems.”

What's important to realize is that the size of the problem is never the real issue. What matters is the size of you!
Remember, your wealth can only grow to the extent that you do! The idea is to grow yourself to a place where you can overcome any problems that get in your way of creating wealth and keeping it once you have it.

Rich people do not back away from problems, do not avoid problems, and do not complain about problems. Rich people are financial warriors and when a warrior is confronted with a challenge they shout: BRING IT ON!

6. Rich vs Poor Mindset: Rich People Focus on Opportunities

 

Poor people focus on problems. Rich people see an opportunity in every situation and work to explore it. 

Rich mindsets see potential growth. Poor mindsets see potential loss.

Rich mindsets focus on the rewards. Poor mindsets focus on the risks.

We're not merely talking about “positive thinking” here, we're talking about a habitual way of seeing the world. Poor people come from fear. Their minds are constantly scanning for what's wrong or what could go wrong in any situation. Their primary mindset is “What if it doesn't work?” or, more bluntly, “It won't work.” Rich people, as we discussed earlier, take responsibility for creating their life and come from the mindset, “It will work because I'll make it work.”

In the financial world, as in most other areas, the risk is directly proportionate to reward; generally, the higher the reward, the higher the risk. People with rich mentalities are willing to take that risk. They work to exploit opportunities even when they don’t have the expertise for it.

Rich people expect to succeed. They have confidence in their abilities, they have confidence in their creativity and they believe that should the “doo-doo hit the fan”, they can always make their money back or succeed in another way. They look for ways to educate themselves to be better prepared for the task.

On the other hand, poor people expect to fail. They lack confidence in themselves and their abilities, and should things not work out, they believe it would be catastrophic.

You have to do something, buy something, or start something to succeed financially. You have to see profit opportunities all around you instead of focusing on ways of losing money.

7. Rich Mindsets Always Focus on Positive Attitude

 

Poor people lack a positive attitude.

Poor is a mindset. It is a lack of hope.

Dave Ramsey, the national best-selling author, once explained the difference between broke and poor is attitude. The broke have no money right now but have a positive outlook; they believe they can do better and can do better when they work toward doing something better. They think they’re doomed to remain in poverty. The little man can’t get ahead. The poor are oppressed by the rich.

They can’t save money because they think it will be taken from them, and they waste money they do save or receive as a windfall on pleasures because they don’t think they can do better by doing anything else. For example, when you think you can’t do better, you won’t finish that challenging degree program or take a second job to get out of debt because there is no point.

Or they think they can’t be wealthy because they believe the lie that most millionaires inherited their wealth and class. The truth is that 80 percent of the rich are the first generation, and less than 3 percent inherited enough to become millionaires.

A negative attitude can hinder those with even a good income. A classic case is being afraid of investing, so you leave money in savings or CDs and earn less than the rate of inflation. Another is seeing money as immoral, so they give it to charities and “needy” friends and family.

They have nothing themselves, ensuring they have no savings for their emergencies or retirement. This is why long-term financial success requires a positive mental outlook. Setbacks like unemployment or massive medical bills are seen as temporary and then worked through.

8. Rich Mindsets Do Not Flaunt Their Wealth

 

People with rich mindsets lead frugal lives.

The public perception of the rich is that they flaunt their wealth. We are lied to when they show “the rich” wearing designer clothes, taking fancy vacations they brag about, and having lavish parties. In reality, a very small number of the truly rich ever live this way, and most who do live this way are high-income earners who have almost nothing saved.

Once the windfall of a signing bonus or record contract is used up, they have nothing. Unfortunately, this image is compounded by marketing efforts to say you have to spend money this way to become rich. Yet wasting money on fancy cars, expensive trips and other trappings of success prevents you from doing so.

That perpetual 500 dollars month car payment and the largest house you could afford to prevent you from becoming wealthy. Most real millionaires live in a house they can afford, and they prioritize paying off the mortgage. They own their cars for years and avoid car payments, though they may buy a used luxury car and keep it running for ten years.

They are content with what they have while they build their businesses and portfolios. And they earn their money honestly. There is a popular myth that most millionaires are liars and cheats. One lie is that the rich don’t pay their taxes, though the top 1 percent pays 40 percent of the taxes.

Another lie is that the rich are dishonest scammers, that they only got wealthy by hurting others. In reality, surveys show that the number one trait of millionaires that they consider key to success is integrity. You can’t stay in business if you’re known for scamming customers or being sued for fraud all the time. Nor can you create the quality relationships that are necessary to build a business network if you’re a liar or cheat.

9. Rich Mindsets Understand The Value of Education

 

Poor mindsets are oblivious to the importance of constant learning or education.

Rich mindsets learn and update their skills throughout their lives.

Education remains a major determinant of lifetime income. Note that this doesn’t mean you have to go to an expensive private college or earn an advanced degree. However, you nearly guarantee you’ll be poor if you don’t finish high school.

One difference between the rich vs poor mindset is that the rich understand the value of knowledge. They’re not part of the 40 percent of adults who don’t crack open a book after graduating high school. They’re reading industry publications to learn more about their field and excel at work.

They’re reading about money management and personal development so that they do better in life. They’re constantly learning. They’ll ensure that they keep up their certifications, and they’ll proactively earn additional certifications to qualify for raises and promotions.

10. Rich Mindsets Are Better At Risk Management

 

Poor mindsets often live in fear of taking new risks.

The rich aren’t gambling with their money, whether it is taking trips to the casinos or taking big risks with penny stocks. They are careful to manage risk. One way they do this is by having the right insurance coverage. They have life insurance, health insurance, and disability insurance so that a personal disaster doesn’t wipe them or their families out. They won't just start a business or investment without analyzing its profitability.

They have emergency funds with several months of savings so that they can cover a major unexpected expense without having to go into debt. They prioritize protecting themselves over spending money on wants. This doesn’t mean they don’t invest in stocks or real estate. It means they do their homework before investing money.

They research the properties and the costs to rehab and sell them before they buy. They research stocks or mutual funds before putting in their money. Educating themselves about various subjects reduces their risk level. And that is why one of the differences between the rich vs poor mindset is that the poor often live in fear of catastrophe, while the rich expect to be able to weather the storm.

11. Rich vs Poor Mindset: Rich People Build Multiple Streams of Income

 

Poor people have one stream of income – their job. 

Poor people put all of their eggs in one basket by being dependent on one stream of income.

The wealthy are known for their work ethic, but there are plenty of people who work hard but remain in poverty. There are several ways the rich work differently. One is that they devote time to planning their financial future. They save for retirement so that they have a passive stream of income before they have to retire from their job.

They aggressively pay down debt and avoid taking on new debt so that their income goes further. They dedicate time to handling their investments while investing every month, whether it is in a 401K or rental properties. If they own a business, they capitalize on it to generate additional income.

It might be licensing intellectual property or renting out one of the suites to generate additional revenue. They may hold a day job but teach or consult on the side to earn additional income. This can be a form of risk management, too, since it gives them a head start if they lose their job or simply want to start their own full-time business.

12. Rich Mindsets Believe in Saving, Investing, And Multiplying

 

Poor mindsets splurge on materialistic things. 

Poor people end up saving nothing to invest.

Rich mindsets save, save, save. They save 10% to 20% of their net income every year. The rich are intentional. They don’t put off saving for the future. They start saving with every paycheck, and they choose not to splurge so they can make that next 15 percent contribution to retirement.

They don’t say they’ll pay off the debt later. They create a plan to pay down debt and follow it, month after month until they’re debt-free. According to “The Millionaire Next Door” and Chris Hogan’s follow-up book “Everyday Millionaires”, most millionaires by net worth either follow a budget or deliberately send a set percentage to savings and live off the rest.

In short, they devise plans and follow them. They set goals, and by focusing on them and constantly working toward them, typically achieve them. Note that it isn’t just money. This is why the wealthy are less likely to be overweight, too. If you’re already used to consistently working toward financial goals, an exercise and diet plan is just one more plan to follow.

Remember, for anyone to cross the line from poverty to wealth, you need to have a change of mindset. If you want to get rich, then you need to change your mindset and begin to see things from the perspective of the wealthy. Hope you liked this article! 


References:

Mindset/Attitude
https://www.youtube.com/watch?v=FdnhKJG6bYk
https://www.businessinsider.com/rich-people-are-positive-2016-4
https://www.thebalance.com/secrets-of-the-invisible-rich-1289824

Intentionality
https://www.chrishogan360.com/investing/how-to-become-an-everyday-millionaire
https://www.healthcare-administration-degree.net/poverty-obesity/

Being Good, Looking Good
https://www.businessinsider.com/how-to-define-wealth-formula-the-millionaire-next-door-2019-https://www.daveramsey.com/blog/millionaire-myth-busters

Education
https://www.kiplinger.com/slideshow/saving/T047-S001-10-secrets-of-the-millionaires-next-door/index.html

Multiple Streams of Income
https://www.getrichslowly.org/nine-lessons-in-wealth-building-from-the-millionaire-next-door/
https://thecollegeinvestor.com/5656/5-millionaire-neighbor-telling/

Filed Under: Getting Started, Personal Development

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