There is no short cut to make money or to get rich quickly, but you can become richer through successful real estate investing. Investing in real estate stands out as a tried and tested approach to make money but like every other business, it has many risks associated with it. If done the right way, investing in real estate can be a great way to build wealth.
In real estate investing you can minimize the risks to an extreme low and get high return on your investment but it comes with proper education and experience.
You need to learn a lot of things and also understand the risks involved before buying your first investment property. Location is your first priority for a successful real estate investment. It would enhance your chances of selling the property further.
In this article, our focus will be on how to make money in real estate through different means and how to make your first million in real estate. Are you excited?
Is Real Estate a Good Investment?
Real estate is one of the best investments available, assuming you buy properties that have good fundamentals in their favor. Real estate is one of the few businesses where banks are almost eager to loan you money, whereas banks reject roughly half of all business loans.
Real estate almost always appreciates at a rate higher than the rate of inflation. Property appreciation rates have averaged 3 to 5 percent annually for the past thirty years.
It takes a dramatic downturn like the Great Depression or the Great Recession of 2007-2012 to hurt property values across the board. Know that real estate is ultimately local, so individual real estate markets can collapse due to lack of demand or dramatic over-building though the national market is steadily growing.
One of the points in favor of real estate is that you’re holding a real asset. A company could go bankrupt and wipe out the value of its shares. They could be hit with a massive lawsuit, and the dividends they were paying disappears.
When you own quality real estate, the value won’t go down unless the area as a whole becomes undesirable. As long as you don’t have to sell it in a hurry, you can get your money back. That’s why private mortgage insurance is canceled once you hit 20 percent equity in the property.
All of this explains why real estate investing is safer than stock market investing. It is possible to buy real estate for the capital gains. Buying condos in the hope of flipping them for a profit is one such case.
Buying land to eventually sell to developers is another. However, real estate offers significant cash flow. You can rent out apartments, condos, single family houses and commercial space. This generates monthly cash flow for the owner.
The cashflow is offset by tax deductible expenses like maintenance, property taxes and insurance. There are a variety of ways to calculate the return on investment for rental real estate. If you use the cap rate equation, a good ROI is 10 percent, while 12 percent is considered excellent.
The cap rate is generally used because the equation is straightforward. (NOI / purchase price x 100 percent). Note that these returns are based on the income you see with every rent check. Appreciation of the property is a capital gain you don’t realize unless you sell the property.
When you invest in real estate, you could achieve a million dollar or greater net worth simply because the properties you own and manage have gone up in value over the years.
Few of us have the cash on hand to buy property outright. This is why many put a down payment down on a property before repairing it. They may then rent it out or flip it.
Renting it out generates steady income that has significant legal protection, since you can generally evict non-paying tenants. The cash on cash returns take the mortgage on a property into account, and you can easily see a double digit ROI using this equation.
Flipping the property or selling it after you’ve purchased it and repaired it will generate a profit. However, this approach is riskier than renting out real estate. You lose money every month you hold the property and pay carrying costs like the mortgage.
If you sell the property for less than it is worth, you could lose tens of thousands of dollars. On the other hand, if you buy real estate and rent it out, you’ll get more for the property from investors because it comes with an income stream, the existing tenant.
How to Make a Million in Real Estate?
If the goal is making millions investing in real estate, you’ll have to leverage other’s money to do so. You may be fixing and flipping properties. You may be buying fixer-uppers, repairing them and renting them out.
Or you might be buying existing rental properties with tenants, knowing you can improve the cash flow by getting rid of non-paying tenants and adding amenities that allow you to up the rental rates.
It doesn’t matter which strategy you use as long as you pick one and master it. Know the rules for evicting tenants and raising rental rates if you’ll be managing an apartment building.
Understand the local building code, community norms for properties in the price range you’ll be buying and cost-effective upgrades if you’ll be buying and flipping properties.
You can’t afford to lose money turning a middle class home into the only luxury property on the block. All of this requires the money to buy the properties. We’d recommend saving up or tapping into funds you have to put down the first down payments on single family homes or small multi-family housing unit.
This may come from your savings, equity in your primary residence, or a retirement account. We’d recommend against borrowing against your 401K, since the money has to be paid back within a few weeks of losing your job or else you have to pay taxes and a penalty on it.
You’d almost be better off pulling money out of an IRA. You have more control over the fees and taxes you’d pay. Set aside thousands of dollars in an emergency fund to cover unplanned repair bills, surprise legal fees and other costs you haven’t properly taken into account.
Then you don’t end up cutting into your cash flow with high interest hard money loans to pay for the little repairs needed to legally rent out the unit or hit your credit cards to pay contractors.
Buy a single property with your cash down payment, a mortgage and your business plan. Set the goal of renting out the unit for 1 percent of its total value per month. For example, a 100,000 dollar house should rent for around a thousand dollars a month.
Then apply your strategy. Sell the fixer-upper or collect the first few months of rent from your new tenant. Rebuild your emergency fund, since you may need thousands of dollars to fix a broken water heater or hole in the roof. Save up enough money for your next renovation or down payment.
Then seek a mortgage to buy that next property and repeat the pattern. Don’t rush out to buy a bunch of properties. Debt multiplies risk, and you don’t want to end up with a million dollars of outstanding unsecured debt because you tried to manage ten rental properties without any experience as a landlord.
Nor can you afford to make a mistake with a property management company. Don’t try to fix and flip several properties at once. Grow slow so that you have the margin to absorb the cost of mistakes.
This is why you should be buying one to three rental properties a year, not the ten some property investment programs recommend. Buy and flip one property at a time, no matter how long that takes, until you have the expertise or expert contractor on your team to handle several such renovations at once.
Buy a small apartment building and learn how to manage it or find a good property manager to do the work for you. Remember that every month results in increased equity in the property, and that’s aside from the income you’re earning.
You could dramatically improve the cash flow if you aggressively pay down the outstanding mortgage on a property. For example, you go from earning 300 dollars to 1000 dollars per month per single family rental home.
What is a property turns out to need far more work than you expected? What if the apartment building isn’t working out as expected? Sell it, pay off the debt, and then start over with the cash you have left over.
You will eventually be making millions in real estate as you build up your real estate portfolio, and you could see a million dollar net worth in less than five years.
If you own dozens of rental homes, consider selling them to buy professionally managed multi-family housing. When you’re ready to earn truly passive income, that is one route. Selling the properties to other investors and investing in real estate investment trusts or shares of a property managed by others is another.
9 Practical Ways To Make Money In Real Estate And Get Rich
1. Building Wealth Through Rental Properties
This is the classic way of making money in real estate and getting rich. Lords and nobles fought over titles that let them collect rent from those living, farming and otherwise working the land.
A few entrepreneurial types drained swamps and built businesses so that they could make more from the land than they would if they merely leased it out to farmers and ranchers.
We’ve come a long way in the intervening ways, providing a number of options for those who want to know how to make money in real estate. You may buy land, build a home and then rent it out. You could find distressed properties, rehabilitate them, and then rent them out.
Turnkey properties were purchased by someone else who rehabilitated it before finding a tenant. Regardless of how you acquire the property, it is a buy and hold strategy.
You can own residential, commercial and industrial real estate property. One of the biggest benefits of owning rental real estate is the steady cash flow it generates. It is the best form of owning investment real estate for earning a passive income.
The downside of this approach is that you’re putting all your eggs in relatively few baskets. If there are issues with the apartment complex you own, the rental income from it suffers as people leave or the repair costs eat into your profits.
This strategy is probably the one most likely to let you generate a steady income that is large enough to live off of once you own multiple rental properties. You may be able to utilize this strategy if you cash out money from a retirement account or equity in your home.
If you want to know how to get rich in real estate, understand that this is one of the most secure routes to doing so as long as you manage expenses and the properties themselves well. You must choose stable markets like Dallas real estate market for rental properties.
2. Getting Rich By Flipping Real Estate
This is another proven way making quick money in real estate to get rich. Fix and Flip is a specific form of real estate investing. The investor buys a home, pays for repairs and renovations, and then sells the property for a profit. This type of real estate investing is the subject of numerous reality shows.
The reality is that this form of real estate investing is high risk. If you’ve underestimated rehabilitation costs, you could lose money.
If you put too much money into the investment property because you don’t understand your target market and buyer expectations, you’ve probably wiped out your real estate profit margins.
Whether there are problems with the selling price, the real estate agent, the neighborhood or how the property looks, every month the house sits on the market subtracts the property’s carrying costs from your profit margin.
If you try to do the repairs yourself to save money, the theoretical savings on labor costs are offset by the delays in getting the property to market. If you’re not already a skilled building contractor, there is a risk that DIY repairs don’t meet code or potential buyers’ expectations.
Then you may lose everything on the deal because you have to pay for someone else to redo what you thought was done. The ideal fix and flip is a property that only needs cosmetic repairs, but these are truly rare.
3. Real Estate Investment Trusts
You can diversify your holdings in real estate by buying REITS invested in particular market niches. One of the benefits of REITs is their non-correlation with other types of equities. This means that the value of REITs depends on the real estate market, not the stock market.
REITs are available in publicly traded and non-traded forms. The Securities and Exchange Commission recommends against non-traded REITs due to their high fees, the challenge of liquidating them and the risk they may become worthless.
Publicly traded REITs are as liquid as stocks and bonds. REITs stand out for their regular payment of dividends, something that a decreasing share of stocks offers anymore. Clearly, this also shows a way make money in real estate and get rich.
4. Real Estate Exchange Traded Funds and Mutual Funds
You can buy exchange traded funds (ETFs) and mutual funds that are broadly diversified or targeted to a particular sector. And you can buy ETFs and mutual funds that are themselves invested in real estate.
For example, it is possible to buy ETFs that invest in real estate stocks such as publicly traded home builders. Some ETFs invest in REITs, as well. There are mutual funds that invest in real estate developers and property management firms.
The benefits of investing in ETFs and mutual funds include high liquidity and low costs. Forget cashing out your 401K or 403B plan to buy rental real estate, since this strategy allows you to invest in real estate within tax advantaged retirement accounts.
You don’t need a lot of money up front to start investing this way. Conversely, you may not receive dividends. You may not receive any returns until you sell the appreciated shares.
5. Making Money in Real Estate Through Private Lending
Hard money lenders loan money to those utilizing the fix and flip strategy. They may lend money to those buying a property to renovate and then rent out; the property investor in this case would secure a traditional mortgage after they have an attractive property banks will now consider as collateral.
Acting as a bank to property buyers yields a higher rate of return than you’d see if you left money sitting in the bank. You have to do your due diligence, since mistakes could mean you don’t have a valid lien against the property.
For those not yet ready to invest a large sum into a single project, crowdfunding is an option. You can loan money to someone who wants to buy rental property or secure a down payment on their own home. In either case, the loans are high risk and illiquid.
Another issue is that hard money lending of more than modest among means that SEC rules apply. If you don’t meet the income and net worth requirements set by the SEC, you may not be allowed to loan money to real estate investors unless it is in token amounts through a crowdsourcing site.
6. Increase In Wealth Through Real Estate Appreciation
When the value of a property increases, we call this “appreciation.” While appreciation is not always guaranteed but historically real estate prices have appreciated over the long term.
So, again, appreciation alone is not likely going to make you a millionaire but real estate has always increased in the US, averaging 3% per year over the past century.
For example, if you purchased a property for $250,000 2 years ago, and today that property is worth $350,000, the appreciation made you $100,000 richer or in other words you assets grew by $100,000.
Another type of appreciation that can come into play is known as “forced appreciation,” the concept of increasing the value by physically upgrading the property through renovation.
Any form of appreciation makes you money in real estate and you become richer. Click on the link to find out what’s hot about the Kansas City Real Estate Market.
7. Opting For 1031 Exchange
As a real estate investor you can use this tax code called 1031 Exchange to sell an investment real estate and use the profit to buy a new one which is of equal or greater value.
In this way you can defer paying taxes until that next property is sold or you can opt for another 1031 Exchange. When you choose to sell your property, you are required to pay taxes for your capital gains.
With the help of section 1031 of the Internal Revenue Code, you are permitted to postpone paying taxes when you reinvest those gains in another property. IRS considers that you are exchanging you old property for another real estate property.
8. Loan Pay Down
When you purchase a rental property with a mortgage, each month you make a payment to the lender. That payment includes two parts: principal and interest. Interest is the profit for the lender, but the principal is money you are paying down the loan with.
Over time, your tenant is essentially paying the loan down for you, helping you build wealth automatically. For example, if you purchased a house five years ago for $100,000 and obtained a $80,000 mortgage (we’ll say it was a 30-year mortgage with a 5 percent fixed rate), today you would owe only $74,000.
Ten years from now, you would owe only $65,000. This means that every year your equity increased. You’d gain value, as long as the property value didn’t drop.
And if it made $0 in cash flow or broke even and never climbed in value, still after the mortgage is paid off, you’ll now have a property worth $100,000 or more that you didn’t actual save for.
Your tenant paid it off due to the “loan pay-down.” This can’t happen if you pay all your cash or savings for the property and don’t go for the mortgage options. This is the smartest strategy of making money in real estate to get rich.
9. Refinancing Your Mortgage For Better Cash Flow
You can also opt for refinancing your mortgage. The number one benefit of refinancing your mortgage is to obtain a loan at a lower rate of interest and also to decrease the monthly mortgage payment amount.
One of the benefits of refinancing your mortgage is also that refinancing provides the borrower with fresh money at lower interest rates due to which the homeowner can lower his/her monthly payment amount.
Another advantage of refinancing your mortgage is that the decrease in the interest rates allows homeowners to replace an existing loan with another with an added benefit of a shorter loan term and no change in the payment amount.
*Remember, caveat emptor still applies when buying a property anywhere. Some of the information contained in this article was pulled from third party sites mentioned under references. Although the information is believed to be reliable, Norada Real Estate Investments makes no representations, warranties, or guarantees, either express or implied, as to whether the information presented is accurate, reliable, or current. All information presented should be independently verified through the references given below. As a general policy, the Norada Real Estate Investments makes no claims or assertions about the future housing market conditions across the US.
Source of References:
On REITs https://www.forbes.com/sites/jrose/2018/04/18/real-estate-investing-without-buying-property/#7b1b9b511496 https://thecollegeinvestor.com/10414/ways-to-invest-in-real-estate
Crowdfunding and Hard Money Lending https://www.usatoday.com/story/money/personalfinance/2017/08/23/diversified-portfolio-5-ways-invest-real-estate/588610001 https://thecollegeinvestor.com/10414/ways-to-invest-in-real-estate
Fix and flip https://thecollegeinvestor.com/10414/ways-to-invest-in-real-estate
Loan Pay Down https://www.forbes.com/sites/brandonturner/2016/10/18/4-things-you-need-to-become-a-millionaire-through-real-estate-investing/#3c402999247a
Business loans rejected https://www.biz2credit.com/blog/2019/05/13/6-reasons-small-businesses-get-rejected-for-loans/
ROI https://www.mashvisor.com/blog/rate-of-return-on-a-rental-property/ https://www.biggerpockets.com/blog/rental-investing-earn-2000-month
Strategy https://www.businessinsider.com/secret-to-wealth-real-estate-2015-4 https://www.biggerpockets.com/blog/rental-investing-earn-2000-month https://www.biggerpockets.com/blog/plan-to-make-a-million