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Understanding Japan’s Counter-Intuitive Real Estate Market

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By Priti Donnelly

You may think real estate investing is solely about property growth as you would find in Australia, U.K. US, Singapore and similar markets. The Japanese property market is not ripe with prospects for increased property value. So, why then is the market saturated with foreign investors?

Creating Opportunities Beyond Capital Growth

The Japanese property market suffered at least 25 years of declining/flat-lining prices. Although capital growth made a quiet entrance from 2012 to 2016, it was too soon to for investors to comfortably speculate growth. Instead, investors found a new opportunity. Because of the decline, properties became quite affordable while rental rates remained stable. The result, steady and higher yields across Japan– the ideal cash flow market from high yield rental income.

To put it in perspective, for as little as USD $30,000 at 7.5% yield net pre-tax investors can earn monthly rental income of approximately $170/month. As an added benefit, in a prime location you might also gain property value, but that is not the focus of property investing in Japan. This market is about common sense investing without the speculative nature.

Overcoming the Language Barrier

This is not your typical internationally friendly business market. On one hand, you will experience the most reliable and honest professionals in Japan, while on the other, foreigner-shy professionals who likely cannot speak English. Furthermore, to invest in Japanese properties you will need a local address, phone number and a local bank account, impossible without communication and cooperation. To get around this barrier, savvy foreign investors use a trusted local Japanese/English speaking proxy or representative to act on their behalf for both communication and access to the required information.

Understanding Old Structures

Some novice investors shy away from the Japanese property market believing with a huff and a puff, structures could be blown down. It is true that structures built before 1981, including smaller steel-frame buildings, and even wooden frame houses, were not built to last and require major renovations and repairs over time. However, a major change to the Building Standards Act for earthquake resistant construction methods for buildings (reinforced concrete blocks) occurred in 1981. This became the turning point that investors often looked to when purchasing property. That being said, there is still a niche market for older properties because of the higher yield. In truth, regardless of age, with due diligence, if the property has proof of regular maintenance, renovations, repairs to the interior and exterior, as well as sufficient funds for ongoing repairs, and is tenanted, an older higher yielding property could prove to be a diamond in the rough. 

Accepting Foreign Real Estate

Today, the best real estate opportunities do not have to be in your own back yard. JPMorgan Chase says the Japanese real estate and infrastructure is becoming more attractive particularly with no more than 50% of leveraged funds. Above that, real estate doesn’t become the driver, but the leverage becomes the driver of your return.

Japan provides opportunities for stable, monthly cash flow from rental income with yields from 5% to 11% net pre-tax. Add to that, currency exchange and the yen’s role as a safe-haven currency and it’s easy to see why this is a booming market for foreign investors, contrary to the standard real estate investment approach.

Priti Donnelly is the sales and marketing manager at Nippon Tradings International, a proxy and buyers’ agency representing foreign investors with purchasing, selling and managing real estate in Japan. She focuses on Japanese Real Estate, an alternative to speculative real estate investment —  steady monthly rental income, high yield, and affordable properties – a market worth considering.

 

Priti Donnelly – Manager, Sales and Marketing

Nippon Tradings International (NTI)

 

$30,000 Flips in Your Own Backyard!

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By Reggie Brooks

Whether it’s quick cash that you need right now, or long term wealth that you’re looking to build, it can be done fairly quickly, and Vacant Property specialist Reggie Brooks is the expert to teach you how to do it.

Reggie’s going to teach you the steps he took to go from making $3,000 per month at the telephone company, to over $42,000 per month in his real estate business. And he did it doing exactly what he’s teaching – Vacant, Distressed, Abandoned Properties!

Here a smidge of what Reggie’s teaching…

  • Make Easy Profits from Money-Making Flips In Your Own Backyard
  • Why the banks won’t lend on these properties, making owner financing
    easier than ever! With owner financing, you don’t need money, credit, or a job
  • How to make serious money with properties that are upside down, meaning
    the value of the property is less than what’s owed against the property
  • How to use Reggie’s “Secret Weapon” which will speed you toward finding
    those owners who’s mailing address is the same as the vacant property
    Address
  • How you can easily make $10,000 within the next 2 weeks with vacant
    properties
  • How to get 100% funding for your profitable vacant property deals – You’ll be amazed!
  • How to get all the money you need for you investments “chasing you”,
    instead of you chasing it. And there’s No Qualifying!!!
  • How a blind student easily made over $14,000 on his 1st deal. He’s a rich
    man now!
  • And Much, Much More!

Reggie is a dynamic speaker/educator. Come prepared to take lots of notes. You don’t want to miss out on golden nuggets like very creative ways to find motivated owners of vacant properties, or the various case studies of people who have used Reggie’s system to make big profits buying and selling these unwanted properties.

Reggie Brooks, is an international speaker, author and educator, dedicated to inspiring others to achieve personal success through real estate investment. He is also the #1 Vacant, Abandoned & Distressed Property Specialist in North America.

Having risen above a life of poverty, he has achieved what many people consider to be impossible. He went from making $36,000 per year at the local telephone company, to making over $40,000 per month in his real estate business. Today, Reggie delivers his personal philosophies for success at major business venues and expositions throughout the United States. Reggie attributes his success to faith, dedication to success, and to the invaluable coaches he has had along the way.

 

HANG IN THERE!

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By Kathy Kennebrook (The Marketing Magic Lady)

I recently read that the definition of an Entrepreneur is someone who jumps off a cliff and builds the plane on the way down. I would have to totally agree with this sentiment.  Jumping off into “Never-never land” is almost “par for the course.”

When we first started our real estate investing business my husband used to say I would go out and make the mess (find the deal) and he would clean it up (get the inspections done and get the rehab going).  But, my Friend, HANG IN THERE!

The second deal we ever did in our real estate business was a subject to deal. The seller just wanted us to take over the mortgage payments on his house so he could walk away. There was $145,000 of equity in the deal that I didn’t want to lose out on even though I had no idea what I was doing. Heck…I had no idea what taking a property subject to even was at that point. So we just wrote down on yellow legal pad paper what we had agreed to with the seller. I then went back to my local real estate club and found someone to help us do the deal. He charged us $10,000 for his help in creating the paperwork to legally do the subject to deal. Ultimately our paycheck was $51,000. So yes we built the plane on the way down and it was very profitable for us to do so.

Getting started as a Real Estate Investor requires you to at least jot down your “TO DO” list and begin making a plan as you go!

I have always been one of those people who has to jump in first and do it and then fix it later. You need to be able to tame the fear monster and jump in and get some deals done. You will want to get some education in order to do the real estate investing business, or work with someone who already has the education until you figure things out. Working with a partner or a mentor is one good way to get started. I have a mentoring program available and I have many students who have done a ton of profitable deals.

However, your own education is going to be an ongoing process and you need to do it. If you try to do deals without having any idea what you are doing, you’re going to get burned out quickly. You will not get offers accepted, you won’t know what to do if you do get an offer accepted and you may not make nearly as good a deal as you could with a little education under your belt.

Remember:  Your real estate EDUCATION is a process!

There are several things you need to do in order to become a Real Estate Investor.

Sitting in front of the television watching re-runs or playing video games isn’t one of them. You will be able to find lots of reasons to put off getting started in the real estate business. My personal favorites were “my job is keeping my too busy” or “the kids need me” and “What if I mess up?” Once I started making a specific plan and put it in writing, things started to happen. I started keeping a detailed planner outlaying what I have to do the next day, the next week, the next month, etc. This helped to keep me very focused and moving ahead in a specific direction. This will make your business grow faster than you know. You will be able to track tasks, deals, and you can keep your appointment schedule organized as well.  Always remain FOCUSED!

Even after all the years I have been investing in real estate, I still go to seminars and read books to learn even more ways to do great deals.  Continued education is the KEY.  In the beginning, I learned enough in a very short time to do a lot of profitable deals and you can too. But I wasn’t afraid to just jump in and get a deal under contract. Once you get active in the business you will run into a lot of different kinds of scenarios concerning sellers and situations. This is one of the reasons I offer a mentoring program to my students. If they get stuck on a deal or an offer, they know where they can get their questions answered. So, they know they are “building their plane” on the way down.

Please understand that continued education is a key to YOUR success.

A “Hang in there” mentality must always be maintained.  You will initially make mistakes.  We are human.  But eventually, YOU will be very successful.  So, HANG IN THERE!

For all the information you need on adding mentoring to your business so you can “build your plane” check out my website at www.marketingmagiclady.com or call my office directly at 941-792-5390. I offer an amazing six month mentoring program for my students. Many of my students have done many deals and made huge profits in their real estate business by working with me as their mentor. I look forward to working with you too!

ABOUT THE AUTHOR: Kathy Kennebrook is the ultimate success story. She spent over 20 years in the banking industry before discovering the world of real estate. After attending some real estate seminars this 4 foot 11″ mother of two got really excited and before you know it she’d bought and sold hundreds of properties using none of her own money or credit. Kathy holds a degree in finance and has co­authored the books­ The Venus Approach to Real Estate Investing, Walking With the Wise Real Estate Investor, and Walking With the Wise Entrepreneur which also includes real estate experts Donald Trump, Suze Orman, Robert Kiyosaki, and Dr. Wayne Dyer. She is the nation’s leading expert at finding highly qualified, motivated sellers, buyers and lenders using many types of direct mail marketing. She is known throughout the United States and Canada as the “Marketing Magic Lady”. She has put together a simple step­ by ­step system that anyone can follow to duplicate her success. Kathy has been speaking throughout the country and across Canada for over 14 years and has shared the stage with Ron LeGrand, Donald Trump, Dr. Phil, Dan Kennedy, Mark Victor Hansen, Ted Thomas and Suze Orman to name a few.

Get a Whiff of What Tim Herriage is Cooking Now.

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Learn Why Tim Sold His Real Estate Agency Business to Concentrate on His New Mantras: Balance & Barbecue

Award winning real estate entrepreneur Tim Herriage is cooking up something new for investors and business owners. Have you reserved your seat at the table yet? 

Tim is the real deal. You probably know him from some of the sizable and influential companies he’s worked with in the industry already. Now he has refocused and is serving up some new opportunities for serious investors. 

Tim Herriage – The Serial Entrepreneur Turns Foodie

You may know Herriage as the Managing Director of Blackstone’s B2R Finance. He’s done a lot since then. He’s also managed franchisee development for HomeVestors, founded and sold off REI Expo, and then founded the 2020 REI Group of companies, encompassing insurance, finance, acquisitions, dispositions and fund management.

He has also bought more than 1,500 single family properties and closed on over $1B worth of deals. He’s cone $3k house deals and $230M transactions too. Needless to say, if you want to get in a room with a really smart and experienced real estate investor and dealmaker, Tim Herriage is probably at the top of your list. 

Switching Gears 

Last time we caught up with Herriage, he was putting the pedal to the metal in a mustang. This time he was hoping into a truck to head down to San Antonio to check out some potential Airbnb real estate deals with his son. 

If you’ve visited the 2020 REI website recently you will have seen some big news. Tim recently sold most of the companies in March 2019.

He remains in a strategic advisory role with these companies. The exceptions are his home buying company, his insurance company REI choice, and much of the underlying technology that made these ventures successful. 

You’ll now find him via his new website and podcast Business and BBQ at TimHerriage.com, as well as at a new series of live mastermind groups. 

BBQ word written text in flames on black background

Why BBQ is so Important 

You can even be gluten free or a vegetarian and still have a great appreciation for BBQ and grilling. Eating together and the smell of the food on the grill is really the epitome of the American Dream. It’s as much a core part of the DNA of it as real estate. 

It’s social connection, it’s shared passion, it’s delicious and it is a great reward for the work we put in. 

Yet, how crazy is it that you can even be a multi-millionaire business owner, and not find time to go visit a local BBQ place you’ve had your eye on for years. That’s the catch of the American Dream. The fine print they don’t warn you about on the label. It’s the land of opportunity, but if you aren’t careful, you’ll quickly lose sight of your real why and be time poor. 

Even with all the success that Tim has obviously enjoyed as businessman and deal-maker, he woke up to the fact that he was way busier than he needed to be.

He was creating new jobs for himself, that he didn’t really need. Ones that could take him further from spending time with his family, and why he set out to invest in the first place. 

So, he decided to start to schedule time to visit all the barbecue places he had been wanting to visit. He put them on his calendar. Then he began to realize what he was missing.

He not only developed his palate, but found a new passion, and many analogies and lessons that applied directly to life, finances and real estate. As he has applied these things, he’s found a new sense of happiness and appreciation for value. 

Now you’ll find him injecting his restaurant reviews and BBQ tips into his new blog and podcast on a regular basis. 

Refocusing & The Secret Ingredient 

The monumental shifts Herriage has recently made are all about refocusing on what’s most important and what’s most profitable. For him, that is largely, investing in rental property deals which can produce passive income and appreciate organically, as well as engaging others more socially, and regaining that time freedom to spend with those he cares about most. 

He says if he had just purchased one more property earlier, and held it, his net worth could be up by another $5M today. 

His top tip for both success in finances and BBQ? Patience. It’s not an easy talent to master. Yet, if you’ve ever tried to cook a brisket you know it’s all about keeping the fire at the right temperature and waiting long enough.

For great food and a great life, the roadmap and recipe is out there, it’s just a matter of whether we choose to follow it and can wait for the best results. 

Growth Versus Gains 

As Herriage has experienced all too well for himself, our culture seems to be all about the hustle, and go, go, go, without really thinking about it. 

He asks, “If last quarters numbers were good, why do you need to hustle so fast and furious to best them again, just because everyone else is doing it?”

He poses whether it may make more sense to maintain those great numbers, and focus on cutting costs and being more efficient in order to enjoy both more profit and time freedom instead? This is especially true when aggressive growth can ultimately cannibalize what we really want most.  

One of the great tools and areas which he has personally found an edge is in insurance. He is not only the founder of REI Choice Insurance, but its first customer and first to make a claim against his policy too. He’s become passionate about sharing the savings that smarter insurance can offer real estate investors.

REI Choice can reportedly offer investment property policies for 30% to 50% less than other big popular national companies, while giving investors everything they need, and none of the things they don’t. You can get a free quote for your properties online in 5 minutes, and they are backed by Lloyds of London.

Herriage adds that they have a far better record for paying out claims that names you may have been inclined to default to in the past. 

Of course, when you serve others well and solve their needs, the growth comes too. REI Choice has been gaining traction at an incredible pace of around 50% quarter over quarter. 

What’s on the Menu 

So, where is Tim Herriage planning to eat next, and what are his next real estate investing moves? 

Tim has a very bullish outlook for the US real estate market. He’s looking forward to sharing that with other serious investors at his upcoming mastermind groups.  

For those who own rental property, are looking for more, and are equally generous in sharing their experience and adding value to others, Tim Herriage is hosting a private mastermind group in Texas in August, and yes, there will be BBQ on the menu. 50% of the seats are already taken.

You can reserve yours at REIMastermind.com.  

Tim Herriage

Tim Herriage is the Founder & CEO of 2020 REI Group, a collection of entrepreneurial real estate investment companies specializing in brokerage, acquisition, disposition, private equity, nationwide financing, and advisory services.

Herriage has been on the leading edge of the real estate investor space for over a decade, founding the REI Expo and previously serving as Managing Director for Blackstone’s B2R Finance and Franchisee & Development Agent for HomeVestors® of America. Herriage has acquired more than 1,200 single-family investment properties and completed more than $1 billion in real estate transactions, predominately in the North Texas area.

In addition to being a seasoned entrepreneur, Herriage is passionate about creating and spreading opportunities for others to succeed in real estate investing by providing innovative financing offerings, quality education programs, and reliable structured investments. Through his private equity and fund management firm, Elevate Private Capital, Herriage and his team source and invest in strategic real estate assets, with the current fund focusing on providing investors with exceptional opportunities to benefit from the rapidly growing Dallas/Fort Worth residential real estate market.

Herriage also established Investable Realty to provide investors of all sizes with specialized brokerage and investment property finding services. Through DFW Investors, Herriage hosts resource-rich events for the local Dallas / Fort Worth investor community, providing guidance and support for investors in all stages of the investment life-cycle.

Are You in A Bubbly Market? If So What do You Do?

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By Jimmy V. Reed

So what do you do when the market is rising and Investors everywhere have become motivated buyers?

– Jimmy Reed

It seems everyone has just started buying any and everything in real estate and for very high prices. You go to the tax sales and they sell for more than the Tax value and many times more than the comps and the buyers have not even been inside the properties.

Yet I see and know a lot of season investors out there that are diversified in their investing strategies. They like me refuse to become Motivated Buyers. But not everyone has that luxury. The reason is most investors seem to have only one or two exit strategies and that’s it. The most popular has to be Buy, Fix and Flip! More Newbies are entering the arena mainly due to the many popular HGTV shows.

Some of those shows are really good, but many are, well let’s say they do not show the complete picture or as I like to say “all the numbers”. Then there are some that are spot on. My wife and I really like the mother daughter team from “Good Bones” Fact they were just in Texas at the Realty 411 Expo. By the way places and events like that are great for Networking. I even made contact with an investor that might work with me in our Costa Rica Investment project.

Anyway I have been in real estate for 30 years as an Investor. What you need to keep in mind is you need many different exit strategies to be successful in real estate investing. What I mean is you need to know how to Wholesale real estate when the equity is there to do so. You need to be able to Buy & Hold properties to generate income on a monthly basis. Buy Rentals right and you always have Cash coming in.

You also need to know the most popular exit these days which is to Buy, Fix & Sell, but you need a lot of equity to do that. Then you also have notes, right now you can get some really good deals on notes. They may not be local or even in my market, Texas but keep an eye out for them. Some notes may have a lot of equity in them, so if something goes wrong you actually may end up with that property and a lot of equity.

So as a real estate investor you need to be able to adjust to the market conditions as they change. Be in properties that have exit strategies that work for you now. You may also consider opening an IRA to wholesale, sell, or buy rentals & notes with. Then you are also building your wealth for the future. Typically with an IRA you are building that wealth tax free. Using a Roth does have some real advantages.

Currently my market has gone nuts. But this can work to your advantage if you want to sell some inventory. Fact I am selling a lot of my inventory, and if possible I try and sell owner financed with large down payments to investors. Their seems to be a lot of Buy & Hold investors in my market now from outside the state.

If you are a newbie to the investing arena it’s going to be tough, however there are ways to get paid. You will first need to know all you can about real estate investing, so you may need to get some training. You are going to have to be able to move really fast when a deal pops up. You are also going to have a lot of competition out there. That is why I teach my students right now to stay away from list and focus on areas such as Probates that have not even been field or petitioned for probate in the courts yet. There is a lot less competition in Probates and you usually can get more time to work the deal which will help new investors be able to wholesale them.

I started out as a wholesaler many years ago and still do it today. What I like about it is I did not need any money to get it done. Keep in mind if the market does bust then the wholesale game becomes the best exit strategy ever, again!

The main thing is position yourself so you can maneuver positively so no matter where the market turns. If you keep your eyes on the market and not so much on the quick buck, you can become very successful at this real estate game!

Be Blessed with Success!

Jimmy Reed

Jimmy V. Reed of Fort Worth, Texas has been investing in real estate since 1987. In 1991, he started conducting full-day training sessions on Wholesaling. He then began teaching and mentoring others throughout the country. He is currently the founder of the Fort Worth R.E. club www.1REclub.com and has his own real estate training company that includes Wholesale, Probate, Mentoring & a Biblically based Debt Free training course and more!

More info available at www.JimmyReed.net

Constructive Receipt: A Hidden 1031 Exchange Danger

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By Dr. Robert G. Hetsler, Jr.

When done correctly, a #1031 exchange can be a fairly straightforward process. However, there is often one area that catches potential exchangers off guard. The concept of constructive receipt often torpedoes the tax deferred nature of an exchange, and subjects the exchanger to immediate capital gains taxes.

So what is constructive receipt and how is it different than actual receipt? Actual receipt is easy to identify – the exchanger directly receives the sale proceeds from the relinquished property. It also doesn’t matter what form the funds take – cash or wire transfer into an account. The bottom line is if the exchanger has direct access to the funds at any time, the transaction no longer qualifies as a 1031 exchange.

But constructive receipt is slightly more elusive. Constructive receipt occurs when the exchanger has the right to receive or control funds, even if he or she does not have direct access to the funds. As an example, if an exchanger receives the proceeds in the form of a check, then he or she is deemed to have constructive receipt even if they never cash the check.

The mere act of accepting the check, made payable to the exchanger (even with no intention of cashing it themselves), cancels the exchange before it really begins. Even if the exchanger plans to immediately endorse the check over to the qualified intermediary.

Because of the concept of constructive receipt, it is critical that any investor planning to conduct a 1031 exchange brings a qualified intermediary on board before the relinquished property is sold. This eliminates the possibility of constructive receipt.

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If a 1031 exchange is in your future, visit our website to learn more about these powerful tax deferral tools and our qualified intermediary and replacement property locator services.

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