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Land Trusts vs. Limited Liability Companies

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By Randy Hughes aka Mr. Land Trust

Recently I read an article by an attorney telling his readers not to use a Land Trust. He recommended titling your investment property in a Limited Liability Company. His reasoning was that Land Trusts are only a “deterrent” to a lawsuit and they do not provide “true” asset protection. The attorney went on explaining how any lawyer “worth his salt” would find out you are the beneficiary of a Land Trust as the result of a judgment debtor’s exam (which is a hearing in a court room…sometimes called a Citation to Discover Assets). The attorney writing this article concluded that you have “zero” privacy with a Land Trust and if you want privacy you should “save the expense” of a Land Trust and title your investment real estate directly into an LLC (Nevada or Delaware).

After over 40 years in the real estate investment business, I can spot an attorney who understands the law but does not have practical real world experience. I agree that LLC’s have better asset protection than a Land Trust, but Land Trusts have far better privacy elements than LLC’s. I use LLC’s in my business but NOT to hold title to investment property. Let’s review the benefits of using a Land Trust.

LAND TRUSTS:

  • Are NOT registered anywhere on the planet
  • Do not require a registered agent
  • Pay no franchise taxes
  • Cost nothing to form (you can form them yourself)
  • File no tax returns
  • Require no tax ID number
  • Can be formed in a state other than where the property is located (for terrific privacy and asset protection)
  • Can easily hold each property separately from other properties to keep all investments insulated
  • Can have an LLC, Corporation or Personal Property Trust as its beneficiary

Experienced real estate investors understand that putting all of your properties into any one entity (be it an LLC, Corporation or a Land Trust) is a nexus for a lawsuit. Remember grandma’s advice to not put all your eggs in one basket? It makes logical sense to put each property into its own separate Land Trust and then make the beneficiary of the trust your LLC or Corporation.

This yields the best of both worlds from a privacy and asset protection standpoint. Since the Land Trust Agreement is not recorded anywhere no one can find out who the true owner of the trust is without a full blown lawsuit…which is expensive for your adversary. Furthermore, if the property is in one state, the Land Trust is formed in another state, and the LL C beneficiary is registered in a third state you get a dy-no-mite structure that is not only difficult to unravel but legally expensive to pursue. Most contingency fee lawyers would give up and start looking for another sucker to pursue.

Real estate investors are more susceptible to a lawsuit than most other Americans. The general public’s perception of a real estate investor is that they do not have any debt on their property, have lots of cash in the bank and tons of positive cash flow. So, even if the investor is upside down on their property debt and suffers monthly negative cash flow they are still at the mercy of the contingency fee lawyer and his/her dead-beat client. Keeping property isolated in separate Land Trusts makes logical practical sense to those of us in the trenches every day. A huge benefit to holding title to each property in a separate trust is the ability to finance without affecting the other properties.

You can also sell property on an installment contract basis without affecting other properties. If you title multiple properties in one LLC the lender will want to tie up all the assets of the LLC as collateral for the loan on just one property. Take your advice from a streetwise investor with decades of real-life experience. Use a Land Trust to hold title to your investment real estate…you will be glad you did!

To receive a FREE copy of my booklet “50 Reasons to Use a Land Trust” send me an email at: mailto:[email protected]

 

MULTIFAMILY PROPERTIES: Should It Be in Your Future?

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By Tom K. Wilson

One of the most common questions I get is: Which are better investments, multifamily properties (apartments) or single-family homes? My answer is, both, but not multifamily without experienced or qualified and experienced partners.

A multifamily property is defined as 5 units or greater, and single-family homes, duplexes, triplexes, and four-plexes are referred to as “1-4s”. For someone with a goal of building a medium to large real estate portfolio, I generally recommend considering the inclusion of a commercial or multifamily property with one caveat: Don’t start by yourself and don’t put all of your real estate working capital into one large investment.

After purchasing and selling over 2,000 units and 12 multifamily properties over 37 years, my experience is that the best investment property I ever owned was a multifamily property and the worst investment property I ever owned was a multifamily property. These properties have ranged from 10 units for $400K to 176 units for $10M.

Multifamily properties offer higher potential reward along with higher risks. On the surface, an apartment building seems to be nothing more than many units, like single-family detached homes, but in one address, however, their proper management is a specialty. There are many more variables and expenses than in 1-4s including utilities, landscaping, contract maintenance, on-site maintenance, office management, tenant profile, advertising, lender and government inspections, requirements, and more.

So why are the largest investors attracted to them? For one factor, the rent ratios are usually higher and, therefore, the potential Net Operating Income (NOI) and the cash-on-cash return can be higher. In the multifamily world, rent ratios are represented as the GRM (gross rent multiplier): The property price divided by the annual gross income, the lower the better.

There is also generally an efficiency of scale for maintenance and other expenses, and with good management, expenses are easier and more efficient to control. The advantage of scale best manifests itself when the monthly income is great enough to afford full-time, on-site management and maintenance. For non-high end metro areas this is usually about a $2.5M property or higher. With a typical 60-70% loan this is a stiff barrier to entry that may best be solved by partnering with other experienced investors.

And then there is the issue of the loan. In these post crash years, getting a government- backed loan such as from Fannie Mae is virtually impossible in today’s tight money market without current or significant past multifamily ownership experience. Regional banks and private lenders may sometimes provide loans at the cost of higher rates, shorter terms and amortization, and lower LTVs. For investors who are “tapped out” at 10 loans for 1-4 residential properties and can’t get more loans because of Fannie Mae loan quantity restrictions, a multifamily purchase has the advantage of not being forbidden just because you have 10 or more loans on 1-4s.

For an investor who would like to own a multifamily product, but who does not have the experience or local residency that the lender wants, one can work with a syndicator who can connect you with an investor or investors who can qualify for the loan, reduce your risk and exposure, provide the expertise needed to evaluate a deal, and to manage the property for maximum return on investment.

Many investors are drawn to small multifamily “Tweeners” (5-50 units) because it is a lower entry price. However, the problems include:

  • Loans are generally more difficult to obtain
  • Loan terms are not as good
  • Price per unit is higher
  • Banks prefer local borrowers
  • Properties are generally older
  • The economics cannot justify full-time, on site management and maintenance

And, it is usually difficult to manage effectively. Stories of offsite management showing up after a week or two at small multifams only to discover that drug dealers have run off decent tenants are common stories. Also, a single vacancy in a small mulitfam has a greater percentage impact on cash flow than in a larger investment. Again, one valuable way to mitigate these factors is to purchase a larger product with partners through syndication.

Due diligence is much more critical than with single-family rentals but there are also more resources available to get a lot of the general information because there are a lot of marketing firms that support the REIT and institutional investors who mostly purchase large multifamily and commercial properties.

A multifamily seller’s proforma (projections of the potential income and expenses in a perfect world) should for the most part be disregarded. True expenses are seldom less than 50-60% of gross income, otherwise be suspect. And study local demographics carefully. Visit the prospective property unannounced, walk it, and then sit in your vehicle to observe who is living on and visiting the property. Take note of the time of day and night. Yes, evening observations are the most enlightening. Go to the local schools, parks, and retail stores and see whom your prospective tenants and demographics are.

Do you feel at risk parked so near your potential property, or would you feel comfortable joining the tenants for a barbeque? Please do not rely on website data about the neighborhood. There are a lot of variances in a one-mile radius. Lastly, my post data analysis is always punctuated with the satellite view question: Would I be comfortable with my daughter living here?

In addition to syndications an alternate way to have many of the benefits of a multifam with less money down, an achievable loan, and much less risk is with a portfolio of single-family properties. Throughout my investment career, I have always also owned many 1-4s.

 This approach spreads your risks by building a “mutual fund” of properties in various locations. In addition to having a variation of rent, price appreciations, and occupancies that tend to converge on the averages for a region, single-family homes are more liquid, have less expenses, are less complex to manage, and tend to appreciate more because they are based on owner occupant demand rather than on income. In the next decade, most economists project a higher upward trend in occupancies and rent for single-family homes and for multifams.

The most important ingredient is to select that right team of professional resources. How much experience and knowledge do they have in the region and product of interest? Are they invested in the products themselves? If you are considering partnering to own multifamily properties, do they have experience with syndications and access to experienced and qualified investors, lenders and property management?

When you invest in real estate, don’t start with the “deal.” An honest assessment of the amount you have available to invest, your risk tolerance, your experience, and your long-term goals, along with the right professional team, will lead you to the right deal or deals: A multifamily investment or a portfolio of cash-flowing single-family properties? I choose both.

Tom Wilson is a 37-year real estate veteran who has executed over $100M and 2000 units of real estate investments. Wilson is also a weekly host of the Real Estate 360 Radio program on KDOW 1220 am every Wednesday at 2 pm. Listen to his podcasts on iTunes or his website: www.tomwilsonproperties.com

 

Five Steps to Raising Private Capital

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By Jillian Ivey Sidoti, Esq.

Many people assume that in order to raise capital all they have to do is go out and find potential investors to whom they may pitch their idea. However, the laws regulating the sale of any security are such that operating in such a matter would be illegal.

Too often, people learn fact and decide that their aspirations are out of their reach… or worse, raise the capital illegally, putting themselves at risk to suffer very serious consequences should the SEC catch on to what they are up to. Truth is, with the appropriate planning and effort, anyone can raise the capital necessary to execute their business plan.

At a very abstract level, there are five steps to raising private capital, and they are as follows:

1. Develop Your Business Plan: One cannot very well start a company without a plan! At the very least, you want to put together bullet points of the “who,” “what,” when,” “where,” “why,” and “how” you will put your company to work and start generating income. From there, you can flesh out the details.

2. Set Up Your Company: Your next step is to decide what type of entity is appropriate for your business plan, and in which state. A corporation, limited liability company, and limited partnership each have their respective positives and negatives. The particulars of your situation will dictate what best fits your company.

3. Decide What To Offer Investors: If people are going to invest money in your company, one of the most important questions they will have is “what do I get out of this?” First and foremost, you have to analyze your business plan to determine your baseline of what you can afford to offer investors in addition to what the market dictates in your particular industry. You must then determine what you are comfortable offering investors and land somewhere between those points. This could be a percentage return on their capital investment, simply just a share of profits the company earns, or a combination thereof.

4. Put Your Offering Documents Together: Not only may you be required by law to present offering documents (called a “Private Placement Memorandum”) to your prospective investors before taking their money in order to ensure you have made all the appropriate disclosures, but such documents will provide all the information they need to decide to make the investment. The private placement memorandum encompasses the three “D’s” – disclaimers, disclosures, and details.

5. Find Investors: For many entrepreneurs, finding investors is the most intimidating step in the process. However, if you organize and execute your capital raising efforts in the correct manner, then you will be well on your way to meeting your capital goals.

Yes, this is a very boiled down step-by-step. Yes, you will need the advice of a professional to help you along the way. However, you need to realize that if you do give all the above steps the appropriate amount of attention, there is no reason that you cannot raise the capital you need.

Jillian Ivey Sidoti is a partner in Trowbridge, Taylor & Sidoti, a boutique securities law firm with locations in California and Florida. Jillian may be reached for consultation at 323-799-1342 or at: [email protected]

 

Meet the Future of Private Money

By

By Tim Houghten

In the words of the great Bob Dylan: the times “they are a-changin,” for Sean Morsi and Ajay Mehra — CEO and CFO of MOR Financial, respectively — the notion of shaking things up has been woven into their company’s genetic code. It may come as a surprise to hear that an asset- based lender, known for utilizing cutting-edge marketing and high-tech analytics, assert for a traditional approach in customer service and building lifelong client partnerships.

With an average yield returning 10.5% for their lenders, Morsi and Mehra have compiled more than $70 million in committed capital from their investors, with roughly $35 million in their active in-house servicing portfolio. Built in a relatively short period of time with a focus in Southern California, where both were raised, the two have also set their sites on penetrating the Florida, Nevada and Arizona markets.

Ajay came on board as a partner in MOR Financial in 2009, with both partners coming from established lending backgrounds before re-shifting focus after the market crash. “Since then, we’ve grown into a premier private lender here in Southern California, specifically around Los Angeles County,” notes Morsi.

As the new kids on the block, the business moguls captured a very large percentage of the market in a very short span of time. A large percentage of their competition has been in the private money lending sector for 20 years or more. Mehra added that the industry had always been something of an “intuitive-based” one, which both men felt kept it from growing like it could. “We wanted to deliver structure,” said Mehra. “We wanted to shift the industry from the whimsicality it had.”

The demographic for private money investors today, according to the executives includes much of the younger mindset than was seen 10 or 15 years ago. The change in development is spawned mainly from disappointed and lack of confidence with the stock market and the desire for more tangible investments.

“Thanks to the stock market crash, several savvy financiers have a sour taste in their mouths, yet are still hungry for yield,” said Mehra. “We are seeing people, who would otherwise have investment portfolios centered around Wall Street now, deviating into real estate.” Today, instead of owning Microsoft as a growth stock, youthful investors would rather invest in assets they can hedge. The emerging generation with access to capital doesn’t have faith in the stock’s paper and would rather place funds into something concrete. At the end of the day, a hard asset like real property is never worth zero. They can hang their hat on that!

Another way the industry looks different today is the high-creditworthiness of the borrowers. For the most part, the “flippers” and other borrowers MOR Financial scopes have great credit. In the past, hard money lending was often seen as the realm of the hard-luck borrower. Mehra suspects, “Maybe 20 years ago, that was the case, but a lot has changed. Banking guidelines being as stringent as they are have really opened things up for private money lending. Where else are people supposed to go to get the access to leverage?”

Morsi adds, “Today’s investors are strong and hungry.” Since MOR comes from the customary lending side, the company strives to maintain and deliver on customer service. And deliver they did. MOR Financial has set themselves apart by taking the insight of due diligence and recalibrating it in a way to center on becoming trusted advocates for their borrowers.

“We always try to play the devil’s advocate for their benefit,” said Mehra. “Not to kill the deal, but to make sure our affiliates aren’t walking into a black hole.

As the company’s directors, Sean and Ajay look at every deal as though it was their own so they can provide bona fide feedback to their clientele.

With repeat borrowers, MOR has rapport in the industry. The company aims to educate everyone from their able borrowers to individuals just breaking in — and they work with a lot of beginners.”

“We’ve always felt that the most durable relationships are built through education,” mentioned Mehra. Since MOR has considerable professional relationships with their borrowers, it brings perhaps an unexpected benefit: fewer defaults.

Mehra and Morsi both feel strongly on not being viewed as a corporation, but as a part of a business network working conjunctively to meet each other’s needs. Out of 360 plus transactions that they’ve written, only two notices of default have occurred.

One of MOR Financial’s core principals centers on the belief of education and the conventional techniques of equity partnership arrangement, mainly structured for borrowers who are just starting out.

“You can literally walk into a deal with no cash out of your pocket,” said Morsi. “We’ll provide the investors willing to bring capital to close and supply the rehab funds. All you need to have is a great asset and an ability to manage a property. The financing side we’ll take care of.”

The program has allowed many of MOR Financial’s clients to evolve. With their eminent skill and market presence, they’ve won over the masses. Clients effortlessly transform from wholesaling a deal to doing their first flip. MOR Financial is giving beginners an opportunity that cannot be captured elsewhere.

For information about MOR Financial visit wwwMORFinancial.com

 

Meet Us in Newport Beach this Friday for Our B2B Conference

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GET LUCKY THIS JULY, FRIDAY THE 13th

Enjoy Complimentary Admission to Realty411’s

FRIDAY THE 13th

“B2B Networking Conference” at the

Balboa Bay Resort & Club, Newport Beach

 

VENUE & DATE:
BALBOA BAY RESORT
1221 W Coast Hwy in Newport Beach
Friday, July 13th – FRIDAY THE 13TH
9:00 AM — 5:00 PM

 

Reserve Tickets for You & Your Boss

COMPLIMENTAR TICKETS WHILE THEY LAST!

Network with Powerful Leaders & Sophisticated Multimillionaire Real Estate Investors at The Balboa Bay Resort & Spa

Celebrate Realty411’s Brand NEW Issue Featuring

“The Best of Realty411”

Are YOU Ready to Grow Your Real Estate Business, Portfolio & Network?

We are Hosting this Upscale Conference to Connect You with the Right People Who Can Grow Your Business, Portfolio and Influence.

ELEVATE YOUR NETWORK AND CONNECTIONS AT THIS B2B REI EVENT
Learn from TOP Leaders in the Real Estate Investing Industry.
Both Local & National Experts will Be Attendance.

Our Guests Always Walk Away with Fantastic Contacts & Life-Changing Information.

JOIN US FOR OUR BREAKFAST MIXER BEGINNING @ 9 AM

* Meet REI club leaders from Throughout California & Out of State *

* Mingle with OUR VIP Vendors *

* Local Leaders & Out of Area Investors *

* NON-Stop Tips for REI Success *

* Bring Your Listings and/or Deals*

WE HAVE A 411 BOOTH FOR BUSINESS CARDS, PROMOS & FLYERS

* Mingle with Local Leaders & Industry Professionals from Around the Nation *

Hosted by Realty411

The Original Realty Investor Magazine

Realty411 magazine was first published in 2007 and is now the longest-running publication owned by the same owner: A California accredited investor and national landlord.

With one of the largest social media followings in the industry and dozens of private online social networks spread across the world wide web, Realty411 has reached thousands of readers and online followers in person already. Many major players in the industry have attended, participated, or spoken at a Realty411 event.

Our mission is simple: We strive to provide information about real estate to expand knowledge about the benefits of investing to as many people as possible.

Secondly, we believe in multiple streams of income and encourage others to own their own business for total financial freedom.

  • Our Expo (and Life) Reflects Our Goals and Mission – Join Us to Expand & Grow
  • Please bring LOTS OF BUSINESS CARDS, it’s time to Network.

LEARN ALL ABOUT PRIVATE FINANCE SO YOU CAN LEVERAGE!!!

The resources you need to…

CLOSE MORE TRANSACTIONS!

Reserve FREE Tickets for You & Your Boss (Or Your Entire Office).

RSVP NOW – COMPLIMENTARY TICKETS
LEARN ALL ABOUT PRIVATE FINANCE SO YOU CAN GET YOUR DEALS DONE!!!

We give your the resources you need to

CLOSE MORE TRANSACTIONS NOW!

INVESTORS: Need MORE Funds? Are You Tapped Out?

YOU NEED TO MEET OUR PRIVATE LENDERS.

BROKERS: Do You Need Funding to Expand Your Agency?

THE MONEY YOU NEED HERE!

** OWNED BY THE SAME PUBLISHER SINCE 2007 **

MEET $$ EXECS WHO TAKE UPGRADE YOUR GAME

Learn directly why Private Capital is so crucial for your creative real estate deals.

Our local finance expert, Pivotal Capital Group, is deeply rooted in real estate lending with our success built on the extensive experience of its two principals – Brad Rust and Joe Gigliello.

Together they have been financing real estate for over 50 years and are passionate about helping real estate investors succeed.

CELEBRATE REALTY4111 MAGAZINE & OUR NATIONAL INFLUENCE

OUR PUBLICATION IS BASED & PUBLISHED IN CALIFORNIA

Realty411 Magazine is a free print and online resource guide developed to assist investors in the acquisition, management and growth of their real estate portfolios.

Realty411 is an advocate for education, and some of the greatest Masters of Creative Real Estate have been featured in the publication.

Realty411 also publishes a monthly digital publication, REI WEALTH.

Realty411 is celebrating its brand new publication, THE BEST OF REALTY411, compiled from some of our most popular articles through the years.

Reserve Tickets for You & Your Boss or Office

RSVP NOW – COMPLIMENTARY TICKETS

Questions? Comments? Concerns?

Please Call Our Office: 805.693.1497

Sponsorship & speaking opportunities are available.

Realty411 can exponentially grow your business!

Watch Scenes from Our First TV Pilot, Property Pitch!

 

Join Us for Our ROCKSTAR Real Estate Expo this SATURDAY, July 14th.

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DON’T MAKE YOUR SUMMER VACATION PLANS JUST YET

Schedule Your Holiday Around Our “Rockstar Real Estate Investor Weekend.”

We Have a JAM-PACKED Weekend this July 2018 — one designed for Maximum Learning and Up-Close and Personal Networking.

The “Rockstar Real Estate Investor’s Weekend” will Skyrocket Your Success!

This Realty411 Weekend, Includes:

  • Complimentary Admission to Saturday’s “ROCKSTAR Real Estate Investor’s Expo” on JULY 14TH. RSVP HERE.
  • Specialized Training on SUNDAY, JULY 15th, ROCKSTAR Rehab Bus Tour with One of the Most Active Investors in Southern California. RSVP HERE.

Celebrate Realty411’s NEW Print Issue:

“The Best of Realty411”

Are you ready to Grow Your Real Estate Business, Portfolio and Network?

We want this VIP EXPO TO EXPAND YOUR MIND and help you succeed.

OUR COMPLIMENTARY CONFERENCE & EXPO IS THE #1 SOURCE FOR INFO

Logo - The Westin Los Angeles Airport

The Westin Los Angeles Airport
5400 W Century Blvd, Los Angeles, CA

Saturday, April 14 | 9:00 AM — 6:00 PM

Property Bus Tour on Sunday, April 15th

FOR BUS TOUR DETAILS, CLICK HERE

Learn from TOP Leaders in the Industry!

Both Local & National Experts.

* Mingle with OUR MOST VIP Vendors * Meet Local Leaders & Out of Area Investors

* NON-Stop Tips for Real Estate Success ~ Bring Lots of Business Cards.

* Mingle with Local Leaders & Industry Professionals from Around the Nation!

Hosted by Realty411 – The Original Realty Investor Magazine Since 2007

FREE PRINTED BOOK FOR THE FIRST 200 PEOPLE, PLUS OUR BRAND-NEW MAGAZINE!

Not available elsewhere – These two gifts will inform and inspire you.

Realty411 magazine was first published in 2007 and is now the longest-running publication owned by the same owner – Based in Santa Barbara County, Realty411 has reached thousands of readers & online followers in person. We have the largest and most diverse social media of any other real estate investing publication.

Our mission is simple:

  • We strive to provide information about real estate to expand knowledge about the benefits of investing to as many people as possible.
  • We also believe in multiple streams of income and encourage others to own their own business for total financial freedom.
  • Our Expo Reflects Our Goals and Mission – Join Us to Expand & Grow

Please bring LOTS OF BUSINESS CARDS, it’s time to Network.

LEARN ALL ABOUT PRIVATE FINANCE SO YOU CAN GET YOUR DEALS DONE!!!

We give your the resources you need to CLOSE MORE TRANSACTIONS!

Learn from Alton Jones, Your Local REI Powerhouse!

HERE IS HIS STORY:

“As the owner of Rehabs 2 Riches, I’ve spent my life making connections. Right out of high school, I joined the Los Angeles Police Department and became a police officer. During that time, I had a lot of interesting experiences, and I met a variety of fascinating people. Now, 30 years later, I’m still a reserve officer.

In 1996, I joined Primerica Financial Services and became a licensed life insurance agent, eventually rising to the position of Regional Vice-President. A few years later, things changed. I saw families and good people experiencing tough times due to a bad economy and a terrible real estate market. If things had been a little different, it could have been my family and I in the same situation.

I knew I wanted to help somehow, to give back. That’s what motivated me to earn my real estate license and establish West Coast Home Buyers, LLC., purchasing and remodeling homes to make them affordable for local homebuyers.

Working alongside my mentor, the legendary Ron LeGrand, 14 years of real estate experience taught me two things. First, rehabbing homes is a way to help others, giving them a chance to buy beautiful and secure homes. Second, by working hard and working smart, rehabbing can be highly profitable. These lessons led me to develop Rehabs 2 Riches, a series of courses and books designed to teach anyone how to seize financial opportunity for themselves.

Now, I have the privilege of passing on what I know and watching my students reach heights they never thought possible. I can’t wait to start working with you. For more information, or to take the first step, contact us by phone or online today!”

KEYNOTE SPEAKER:

Mr. Hector Padilla

Local Real Estate Multimillionaire Mastermind

Hector Padilla, a real estate broker, accredited investor and entrepreneur, is one Californian who has greatly benefited from the Golden State’s last 20-year-market cycles.

Beginning with his first purchase, a completely burned-down duplex in Los Angeles, which he purchased with credit cards and by breaking his childhood piggy bank… to his $75K Hollywood parking lot that he flipped one year later for $1.375M.

Hector Padilla is the American Dream personified; he become a self-made millionaire by age 29, multi-millionaire by 30 and was able to retire at age 38. He created his wealth via real estate investing right here in Los Angeles!

The Los Angeles-based investor mentored the Publisher of Realty411‘s on numerous real estate investments over the course of their 18-year friendship. The pair met when Linda Pliagas, magazine publisher, was hired as his first assistant.

How did Hector transition from being a REALTOR® to Flipper to now owning multimillion-dollar properties like a $6M building in upscale Brentwood, plus a $9M building in LA?

What are some of the strategies that this native Angeleno used to create exponential growth, all while being a family man and now living The Ultimate Lifestyle?

Discover Golden Nuggets from one of the Golden State’s most successful real estate investors.

In addition to sharing proven techniques that he has learned from his Mentors, closed deals, and from his investment of over $250K in RE education.

Hector will also reveal shortcuts that he has taken to expedite financial success so investors can savor “the good life” while they are still young enough to enjoy it.

To RSVP and secure complimentary tickets, while they last, CLICK HERE

DISCOVER HOW TO INVEST IN REAL ESTATE FOR MAXIMUM RETURNS WITHOUT TOILETS, TENANTS OR TRASH!

Christopher Meza, a Los Angeles native, has over 15 years of investment experience. With a Bachelors of Science in Computer Science and Electrical Engineering, he has worked for Fortune 100 companies like IBM and The Boeing Company. Due to his remarkable investment savvy he has retired at a young age and now spends his time investing and teaching others how to achieve financial security.

Christopher Meza is a nationally recognized speaker and Land Banker. He was chosen as one of the world’s leading experts in land investing to keynote the “Success In The New Economy” conference with Steve Forbes, Chairman and Editor-in-Chief of Forbes Magazine.

Christopher is also a co-author of the Best-Selling book “SuccessOnomics” with Steve Forbes. Christopher Meza has also been interviewed on the Brian Tracy Show hosted by the legendary Brian Tracy. Christopher’s feature interview can be seen on ABC, NBC, CBS, and FOX affiliates across the country.

Meet and Learn from America’s Small Business Expert®

Are you ready to elevate your brokerage, deal flow, business and life?

Bill Walsh a venture capitalist and is the CEO/Founder of the Success Education/Business Coaching firm Powerteam International. Bill hosts and speaks at events all over the world! His passion is to empower entrepreneurs and business owners to create massive success. He is the best selling author of the book “The Obvious”, is an amazing speaker, radio personality and movie celebrity.

He has a very successful background in finance and marketing. He has spent over two decades working with start-ups to major global brands to help them increase sales, productivity and overall success. He is an innovator with a remarkable ability to determine and build success plans to help business owners seize immediate market opportunities.

For everyone that owns a business or would like to capitalize their entrepreneurial dream, his message will enlighten them with knowledge and action principles to turn that passion into success! Bill has an extensive background in foreign currency trading, real estate development and building businesses in more than 30 countries. Over the past two decades, his firm has specialized in helping companies launch, grow and create exponential valuation in the market.

In 2005, he formed his own company, Powerteam International to spread his message to a wider audience. Powerteam International provides Success Education programs around the world. The programs are designed for individuals, companies, and organizations that are interested in creating even more success. Bill is committed to raising the awareness of entrepreneurs, business owners and organizations world wide!

FIND YOUR NEXT FIX AND FLIP LENDER RIGHT HERE

Discover Your Resources for the Funding Your Need with Phenomenal Companies, such as: The AV Fund Group, Business Capital Experts, and Zinc Financial – We have the resources for you to succeed.

Michael Lally – Business Owner, Wealth Advisor

Learn to generate High-Yield Real Estate Income without a Mortgage! Discover how monthly income (cash flow) without the maintenance of owning rental property can provide a peace of mind. These same strategies are utilized by many of the larger financial institutions.

Michael has spoken at the New York Stock Exchange at the Investment Executive Conference sponsored by Index Universe which is now ETF.com, the world’s leading authority on exchange-traded funds. Michael discussed strategies for increasing income on individual ETFs.

Prior to starting his own firm, Michael has educated hundreds of financial advisors about different income solutions and their respective risks for their clients while raising over $200 million for various companies. Michael has gained a unique perspective on tending to his clients individual needs and concerns – Michael resides in East Greenwich, RI with his wife and two children. Away from the business, Michael enjoys cooking, traveling and spending time with family and friends.

JUST ADDED: How To Play Big and Win Big With Luxury Million $ Vacation Homes

-How To Run It All With 5 Hours A Week
-The Blueprint To Retire In Comfort in 10 years
-Cash Flow Luxury Properties in 60 Days
-Catch The Next Big Thing In The Shared Economy In Real Estate – Short Term Luxury Vacation Homes
-Why Now Is The Time To Control Property vs Own Property

MEET THE FRIENDLY FLIPPER

One of Central California’s MOST ACTIVE investors!

Jeremy Rubin aka “The Friendly Flipper” is a real estate expert and central coast native. He purchased his first investment property in 2011 and has been successfully flipping homes in California for the past 3 years.

In addition to running his investment business, Santa Maria Property Solutions, LLC he is also developing a virtual training program “Friendly Flipper Academy”, to teach others how to invest in real estate.

He will be joining us and talking about how to grow your RE business using social media and answering all your questions on flipping homes!

Justin Ford – BROKER IN TWO STATES + FOREX TRADER

Difference Maker, Champion, Entrepreneur, Leader, Visionary

From struggle to success, Justin Ford truly lives the saying “It’s not how to start but how you finish.” At the age of 19, with his life in disrepair, Justin made the critical decision to turn it all around. Now at the age of 34, Justin has become a successful Entrepreneur, Business Owner, Real Estate Broker, Investor, Motivational Speaker, TV talk show host, Author, and Mentor.

He has earned numerous achievement awards, and demonstrates daily that talent, drive and ambition really do lead to success. Justin also excels as an inspirational youth and marketplace speaker. People can feel his powerful presence when he walks into the room.

He wants to make a difference, and he takes that responsibility extremely seriously. Justin’s passion and desire to see people rise to success leaves a lasting impact as he challenges all to become the champion they were created to be.

Justin lives in Metro Detroit with his wife and four children. The love and support of his family helps fuel his passion for success in all avenues that he pursues. In his spare time, Justin loves to travel and donate his time to The Positive Zone Project Foundation, which empowers high school students through character education and leadership development, while providing tools for building successful lives.

CHARLES SELLS, founder of The PIP Group – Discover Tax Liens

About Charles: Charles Sells is the founder of The PIP Group, a highly successful turn-key service provider that focus on investments in distressed real estate assets including tax liens, tax deeds, traditional foreclosures, fix/flips and long-term cash flow acquisitions.

Through steady, calculated growth and conservative moves over the past 18 years, Charles has transformed The PIP Group from just $4,000, one man and four potential investors into one of the largest agencies of its kind with more than 700 investors worldwide.

About The PIP Group: The PIP Group provides push-button, turn-key servicing on behalf of investors who are interested in passively investing in tax liens, tax deeds, traditional foreclosures, fix and flips and long-term cash-glow acquisitions. Internationally recognized as a leader in our industry, The PIP Group is the only agency of its kind that offers its clients extraordinary return on their investments while allowing them to retain 100% of control and ownership.

CEO OF THE AVFUND GROUP

RAUL AVILA

Learn How The AVFund Group Can Help You CLOSE MORE DEALS

The Avfund Group is the premier Company for real estate investors/ flippers in California.

With over 35 years of extensive experience, The Avfund Group can assist you in funding your acquisitions. Whether it’s just remodeling and upgrading or adding square footage to the existing structure we can fund 100 % of the construction costs.

Avfund’s Fix & Flip loan programs assists you in the acquisition of distressed properties consisting of SFR and up to 4 units. It is our goal to assist you in leveraging your capital in order to acquire more properties. While most lenders only lend from 60 to 65% of the “after repair value” (ARV) of the property, Avfund will lend up to 75 % of the ARV.

Avfund prides itself in being more than a very competitive lender; we assist our investors in acquiring, purchasing, fixing and the resale of their properties. Avfund also can assist in other private lending for equity loans, bridge loans and new construction.

Meet Local REI Leaders and Club Directors, Such as DAVID CHURCH from Orange County – MINGLE WITH LEADERS!

David Church graduated from Cal Poly Pomona in 1998. He purchased his first house in 2002, and flipped his first house in 2004 without seeing the property.

David started wholesaling and was happy as a wholesaler. In 2012, he bought a foreclosure in Pomona and did his first rehab.

In 2014 he was working with a homeowner in Paramount, Calif., who had his property foreclosed upon. This property sold at auction, and he had surplus funds.

This was the first time David had heard the term Surplus Funds.

He now teaches people how to go after properties with surplus funds – and the best part is you can get paid without putting any of your own money at risk. Discover this UNIQUE NICHE only HERE!!!

Do You Want to Learn from the #1 Home Buyer in AMERICA?

HERE IS YOUR CHANCE RIGHT NOW!!!!

Meet Mark McKeller and Jake Chase as they share how HomeVestors® has purchased over 80,000++ houses to become the #1 Home Buyer in America!!

HomeVestors is the “We Buy Ugly Houses” company. We have bought over 55,000 houses, making us America’s #1 Homebuyer. Mark McKeller has been buying houses with HomeVestors for the past 12 years. He and HomeVestors are experts on how to get calls and buy houses from motivated sellers that other investors can’t find.

We buy properties that are not listed and aren’t REO or foreclosures, so there’s much less competition. In addition to buying houses, Mark spends time coaching those new to HomeVestors on how to get the most deals out of their calls. Mark can tell you how to work with America’s #1 Homebuyer to buy more houses, and maybe get some of your own calls from the “hidden city of sellers” only HomeVestors knows how to find.

MEET YOUR PRIVATE MONEY MAN – MR. REED BLAKE, CEO OF BUSINESS CAPITAL EXPERTS, PLUS THE CAST AND CREW FROM PROPERTY PITCH – OUR FIRST TV PILOT.

GET THE FUNDS YOU NEED TO GROW YOUR REAL ESTATE OR BUSINESS TO THE NEXT LEVEL – DON’T MISS THIS!

Reed Blake is the founder of BUSINESS CAPITAL EXPERTS, the fastest growing small business funding company in its area of expertise. A former Vice President of a firm, who raised over $1 Billion in funding for its clients in 7 years, as well as an accomplished speaker, who has spoken to tens of thousands of people on business funding.

BCE specializes in Unsecured Business Lines of Credit and Unsecured Cash Loans (YES – we can do this for Real Estate Investors!). The BCE team has between 6 and 25 years of experience and the relationships needed to get our clients operating capital, traditional investment funding and to take our client’s companies public.

We can also fund your growth, portfolios and notes…real estate transactions from $25K to $22 Million – this includes residential, industrial and commercial transactions. You will find Mr Blake’s presentation not also enlightening, but also highly entertaining.

To RSVP and secure complimentary tickets, while they last, CLICK HERE

Learn About Flexible Lending Options for New Investors as Well As Seasoned Rehabbers!

JASMINE R. WILLOIS – MANAGING DIRECTOR OF THE NAP (NOTE ASSISTANCE PROGRAM)

Jasmine R. Willois has owned rentals and FLIPPED out-of-state properties since 2005. She is the investor relations manager for American Home Recovery Fund, the founder of The Note Assistance Program ©, Lady Landlords of San Diego, Lien Lords of Orange County© and an active Realtor in the state of CA.

Her companies provide additional security and education on real estate investing, specifically with non-performing notes and retail FLIPS.

Jasmine has been a licensed real estate agent in California since 2004 and continues to do traditional sales and short sales for a small group of clients. With a reputation for the judicious use of resources and result oriented management style her experience with short sales has opened many doors.

Combining executive leadership skills, rare team-building strengths and a strong foothold for financial services, Jasmine offers a unique blend of experience.

She received her B.A in Economics from California State University at Long Beach, and enthusiastically accepted her first job as an equity trader with Joseph Stevens, in New York, NY.

She emotionally ended her 7-year long career on Wall Street as financial advisor with Morgan Stanley Dean Witter after losing colleagues to the world trade center attacks. An advocate for responsible investing she spends her time educating her audience on conservative real estate cash flow strategies and the abundance of opportunities that lay out side of their backyards.

She offers free education for novice note investors at her Note Lunch & Learn hosted every Thursday from12 noon to 1pm at her Orange County office. Jasmine serves on the board of 2 non profits, Hope Ranch and the National Association of Black Professional Golfers; and proudly sponsors The All Star Golf Tour, Team Joyce and Bec Rawlings UFC fighter. Jasmine enjoys traveling in her spare time traveling and exposing her young ones to the many different cultures our county has on display. She has two cats, 2 dogs, 2 turtles, 16 horses 9 chickens and two children.

Gary Massari, Founder of Make Money Now Real Estate Investors

Leading REI Coach & Trainer

Gary Massari is best described as a man with a long and successful past! He is a top real estate investor and trainer who ran a successful peak-performance school and trained over 3000 realtors, investors and loan officers to become top income earners. He was also the managing partner of the largest mortgage brokerage company in northern California. Then there were his years as a co-host on the very popular radio show in the San Francisco Bay area where he taught financial literacy to over 25,000 weekly listeners.

Gary helps to build his students, followers, and team members their own unique master plan to achieve their REI Wealth.

He’s also a best-selling Amazon Author in four different categories, with more than 300 published works and the founder of Make Money Now Real Estate Investors. If there’s anybody in the know, it’s Gary. In fact, through Gary’s mentoring programs, he has had students become millionaires and build their own fortune 5000 companies.

But what makes Gary tick? Gary believes that a person’s success requires a few things: Hands on mentorship, community, education & local support. He has built an entire REI club and network around those concepts.

For Gary it’s about giving the full experience to the student so they can actually get out there and succeed. One of his single-most sought after programs is the “Ultimate Master Plan for Real Estate Investors”, which contains many parts that help one become a master of their own life and their own investments. His goal for you is to retire debt free, mortgage free and wealthy.

Gary breaks your master plan down into these critical areas:

  • A Personal Budget
  • Debt Retirement Including Mortgage Debt
  • 5-Year Income Plan
  • A Real Estate Purchasing Schedule for properties and notes
  • A Net Worth Balance Sheet to measure their wealth as they grow it

One key service that Gary offers is his national REI Club where he provides to his membership all the key components of success that are so important to him: Hands on mentorship, community, education & local support. And his education is always exciting, thorough and top notch! Just look at some of these workshops:

  • How to find hidden deals and beat your competition to the Bank
  • How to build their net worth and a create a debt free mortgage free retirement

Come see him speak in Los Angeles and Palo Alto in July!

Learn with PROVEN Leaders in the Industry, Both Local and Out-of-State Professionals!

Since 2007, Realty411’s mission has been to provide the resources, information, insider trips and strategies that investors need to significantly expand their portfolios.

Realty411 Advantages:

  • Learn the latest technology to help grow your business
  • Meet other investors with common goals and processes
  • Develop relationships with leaders in the industry
  • Share new opportunities with potential clients
  • Learn how to help & mentor new investors

Jason Kennedy – Going From Broke with a Master’s Degree to Making Money in Real Estate!

After achieving a Master’s Degree in Counseling Psychology, Jason (“Jay K” to his friends) got laid off from his job. This made him realize that he needed to take control of his financial destiny, and he invested in a Real Estate Training Seminar to learn how to become a successful Real Estate Investor. That was 13 years ago, and he has never looked back. He not only invests full time, but has served as a trainer, mentor, and coach for aspiring real estate investors for over 10 years. He also added his license as a Realtor in California so he could provide more opportunities to help and mentor his clients to achieve success through Real Estate.

Jay K is also the founder and creator of the cutting edge training system, “3 Days to Real Estate Riches! Get a Deal in 3 Days!” This is the system that Jay K, as well as his students use to open up any market, build their real estate business in that market, and have deals in the pipeline in just 3 days!

Whether you’re a new investor looking to get started, or a seasoned vet looking to open up multiple markets, this system is for you. His specialties include wholesaling, fix and flips, buy and holds, and multifamily investing.

Justin Ford – Difference Maker, Champion, Entrepreneur, Leader, Visionary

From struggle to success, Justin Ford truly lives the saying “It’s not how to start but how you finish.” At the age of 19, with his life in disrepair, Justin made the critical decision to turn it all around.

Now at the age of 34, Justin has become a successful Entrepreneur, Business Owner, Real Estate Broker, Investor, Motivational Speaker, TV talk show host, Author, and Mentor.

He has earned numerous achievement awards, and demonstrates daily that talent, drive and ambition really do lead to success. Justin also excels as an inspirational youth and marketplace speaker. People can feel his powerful presence when he walks into the room.

He wants to make a difference, and he takes that responsibility extremely seriously. Justin’s passion and desire to see people rise to success leaves a lasting impact as he challenges all to become the champion they were created to be.

Justin lives in Metro Detroit with his wife and four children. The love and support of his family helps fuel his passion for success in all avenues that he pursues. In his spare time, Justin loves to travel and donate his time to The Positive Zone Project Foundation, which empowers high school students through character education and leadership development, while providing tools for building successful lives.

INVESTING OUT OF STATE? THEN JOIN US HERE TO LEARN
Meet our turnkey providers from around the nation! We’ve had the connection to out-of-state deals since 2005, because we’ve been investing long distance since them. Don’t miss this informative and engaging presentation by Gary Geist, a third-generation real estate rehabber and landlord.
SOME OF THE KEY TOPICS DISCUSSED INCLUDE:
  • The issues associated with using property managers,
  • How to find a good a good property manager- what to look for, and
  • The difference between a manager who manages your property to cover cost as opposed to making a profit.

BE SURE TO DOWNLOAD GARY’S REPORT TODAY

Housing Trends & What They Mean to Investors

CALIFORNIA MARKET UPDATE WITH

GERALDINE BARRY

Local Realty Marketing Leader, Investor and REI Insider

Geraldine Barry emigrated to California from Ireland with only $500 in her pocket. Through her determination, planning, organizational skills, and sense of humor, she has created a life where she can do what makes her heart sing every day.

Her philosophy of investing strategically in real estate has put two children through private school, gives her the freedom to live a life dedicated to making a positive change in the world, and has assured her secure retirement – and all this as a single parent.

Widely regarded as an “Icon in the Silicon Valley real estate investing world,” Geraldine provides investment counseling and personalized financial plans and investing opportunities to real estate investors, high net worth individuals, and real estate newbies alike.

Geraldine founded and previously served as president of the SJREI Association, Silicon Valley’s hub for investment inspiration, forging connections, and building a reputation for calling the markets and leading by example with her own portfolio of investments. She was publisher/founder of REI Voice magazine and in that position interviewed every major player on the real estate landscape from economists to industry thought leaders.

Geraldine attributes her success to a willingness to learn along with others, a steady supply of green tea, and the habit she learned from her father of being productive and beginning each day in the early hours of the morning. Geraldine lives in Silicon Valley, the entrepreneurial capital of the world and loves it, with her two children Colin and Claire.

Please note speaker schedule may change. For updated information, please call our office @ 805.693.1497