Secrets to Real Estate Investment - Top Producer® Website Investm… · Secrets to Real Estate...
Transcript of Secrets to Real Estate Investment - Top Producer® Website Investm… · Secrets to Real Estate...
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Secrets to Real Estate InvestmentSecrets to Real Estate Investment
Kenn RennerKenn RennerBuyAustin.comBuyAustin.com
(512) 423(512) 423--5626 [email protected] [email protected]
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SESSION ONESESSION ONE
•• DreamsDreams
•• GoalsGoals
•• PlansPlans
•• RealityReality
•• ServiceService
•• ExpertiseExpertise
•• IntegrityIntegrity
•• ReferralReferral
TRUSTTRUST
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TRUSTTRUST
Tether
Secure
Understand
Respect
Truth
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RELATIONSHIP REFERRAL RELATIONSHIP REFERRAL NETWORKNETWORKTTrusted rusted
AAdviser dviser
PPartnerartner TAP
CPAS
Other Brokers
Builders Architects
RealtorRealtor
CommercialBrokers
Private MoneyLenders
FinancialPlannersProperty
Managers
Attorneys
Lenders
Bankers
Inspectors
TitleCompanies
KR
Insurance Companies
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WHY REAL ESTATE?WHY REAL ESTATE?•• Over 85% of the nations wealthy made theirs Over 85% of the nations wealthy made theirs
through Real Estatethrough Real Estate
•• Leverage, Appreciation, DepreciationLeverage, Appreciation, Depreciation
•• Business WriteBusiness Write--OffsOffs
•• Advantages of Mortgage FinancingAdvantages of Mortgage Financing
1. Relatively easy to obtain1. Relatively easy to obtain
2. Rates can be fixed for a term2. Rates can be fixed for a term
3. Adjustable, payments can decrease3. Adjustable, payments can decrease
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•• Someone else helps make payments (tenant) Someone else helps make payments (tenant)
as balance is paid offas balance is paid off
•• Eventually will be free & clearEventually will be free & clear
•• Tends to follow historical trendsTends to follow historical trends
WHY REAL ESTATE?WHY REAL ESTATE?
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COUNTERCOUNTER--CYCLE TO THECYCLE TO THECOASTSCOASTS
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WHY AUSTIN REAL ESTATE?WHY AUSTIN REAL ESTATE?
•• UndervaluedUndervalued
•• Highly rated place to beHighly rated place to be
•• High quality of lifeHigh quality of life
•• AffordableAffordable
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WHY KENN RENNER?WHY KENN RENNER?
• Excellent reputation with builders, investors and
home buyers & sellers
• Good Ol’ Boy – Insider relationships
• I work for you – Representation
• I work with investors – Have a system
• I invest in the product I sell
• Over $175 Million Closed Transactions since 1983
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BUSINESS OF BEING A BUSINESS OF BEING A REAL ESTATE INVESTORREAL ESTATE INVESTOR
• Beat the Bubble
• Hold property, sell, or cash-out equity
• Real Estate money tree
• Enjoy tax benefits of depreciation
• Defer taxes through exchanging
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BUSINESS OF BEING A BUSINESS OF BEING A REAL ESTATE INVESTORREAL ESTATE INVESTOR
• Enjoy leverage and appreciation
• Avoid taxes through a stepped-up basis
• Business write-offs
• Good potential for financial freedom
• Great business for young adults
• Turn your primary residence into a rental
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TAX STRATEGIES WITHTAX STRATEGIES WITHREAL ESTATEREAL ESTATE
• Depreciation – Passive paper write-offs
• Limited by Income / Carry over next year
• Unlimited as a Real Estate Pro
• IRS – Real Estate Pro: 750 Real Estate hours
annually & 50% of business activities
• Either spouse can be a Pro
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• 1031 Tax Deferred Exchanges
• Must follow the rules – IRS.Gov
• Delayed Exchange:
- Accommodator
- 45 days to name, 180 days to close
- Must check w/CPA, RE: Basis
• Stepped up Basis
TAX STRATEGIES WITHTAX STRATEGIES WITHREAL ESTATEREAL ESTATE
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• Two out of the past five year Exemption
• Turning investment property into primary
residence
• $250K/$500K Exemption
• Buy your Retirement home now & move in later
• Eliminate capital gains by becoming a Real
Estate Gypsy
TAX STRATEGIES WITHTAX STRATEGIES WITHREAL ESTATEREAL ESTATE
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AUSTIN STATISTICS & AUSTIN STATISTICS & MARKET CONDITIONSMARKET CONDITIONS
• 17th Largest city in the Nation
• Population in the Austin area – 1.2 Million
• Clean city, clean air, pristine lakes & parks
• Highland Lakes System: Lake Travis, Town Lake,
Lake Austin
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• Great culture, friendly & very laid back
• Low crime
• Low unemployment
• Great educational system
• Live music capitol of the World
• The third coast
AUSTIN STATISTICS & AUSTIN STATISTICS & MARKET CONDITIONSMARKET CONDITIONS
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REASONS FOR AUSTIN’S REASONS FOR AUSTIN’S SUCCESSSUCCESS
• Entrepreneurship
• Venture Capital
• Third Coast
• Room to grow
• Plenty of Power
• Few Natural
Disaster Potentials
• Property Tax Reform
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NEW EXCITING NEW EXCITING INFRASTRUCTUREINFRASTRUCTURE
• State Highway 45
• State Highway 130
• State Highway 183A
• $3 billion in toll roads
• Commuter rail
• Round Rock outlet mall
• La Frontera
• Lakeline
• Tech Ridge
• Hospitals & colleges
• Condo Boom
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AAUSTINUSTIN STATISTICSSTATISTICS
• Median home price: 190,000
• Average home size: 1500-2000 sq foot
• Average days on the Market – 62
• Number of homes on the Market – 8,500
• Population expected to more than double
to 2.5 million by 2020
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AUSTIN’S CYCLESAUSTIN’S CYCLES
• Boom & Bust of the 1980’s
• Boom of Late 1990s to 2000
• Soft Bust of 2001-2003
• Recovery Cycle 2004-2005
• Currently experiencing Real Estate Boom
of 2006 / 2007
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COUNTERCOUNTER--CYCLE TO THECYCLE TO THECOASTSCOASTS
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OTHER STATISTICSOTHER STATISTICS
• Contrary real estate cycle from the coasts!
• Lowest interest rates in 40 years –
just over 6% A.P.R.
• Home rental market is stabilizing although
rents down from 2000 levels
• Occupancy rates range from 93-97%
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IDENTIFYING TARGETIDENTIFYING TARGETREAL ESTATE MARKETSREAL ESTATE MARKETS
• Become a studier of real estate markets
• Become a studier of real estate experts
• Rarely follow crowd
• Ahead of crowd
• Lead dog
• Have fun
• Learning curve
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IDENTIFYING TARGETIDENTIFYING TARGETREAL ESTATE MARKETSREAL ESTATE MARKETS
• Become a studier of real estate trends and cycles
• “Find out where people are moving and buy land.”
(Roy Rogers)
• Job growth? Infrastructure? Nice place to live?
A Future?
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PROPERTY MANAGEMENTPROPERTY MANAGEMENT
• Hand-picked, preferred management
• Pre-leasing, management, daily operations
• Leasing fees 60-80% of 1st month’s rent
• Management 5-8% of gross rents per month
• Self Manage?
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YOUR PRO TEAMYOUR PRO TEAM
• CPA
• Financial Planner
• Lawyer
• Real Estate Broker
• Insurance Company
• Lender
• Property Management
• Leasing Agent
• Asset protection
company
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REALITIES OF TODAY’S REALITIES OF TODAY’S MARKETMARKET
• The Sky is not falling - at least not in Austin!
• Low Rates - my guesstimate, lower rates
• Relatively Easy Qualifying - though not as easy
as last year
• Strong Affordability Factor
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• Immigration - Look at the license plates
• Inventory Dropping
• Rental Market Strong
• Retail is BOOMING
STRONG JOB GROWTHSTRONG JOB GROWTH
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• Solid Appreciation
• www.OFHEO.gov 10.76% citywide appreciation -
11th highest appreciation in the nation from
June 2006 to June 2007
• Over building a factor? Not really
• What about that high-rise condo market?
• Where is the glut, where is the scarcity?
APPRECIATION IN AUSTINAPPRECIATION IN AUSTIN
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COUNTERCOUNTER--CYCLE TO THECYCLE TO THECOASTSCOASTS
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• In a perfect lending world…
• In a messed up lending world…
• Over the past three years, 1 in 6 loans were
a sub-prime loan
• 28 Billion Re-Adjusting Loans are coming up
in the next six months
MORTGAGE OVERVIEW
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• Zero Down & negative amortizing loans are
taking their toll
• Especially borrowers with marginal credit
• Will it get worse before it gets better?
• Short Sales and Pre-Foreclosures
• There must be opportunities… The silver lining,
rentals?
MORTGAGE MORTGAGE -- WHATS NEXTWHATS NEXT
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• Which loan is right for me? Depends
• How long do you plan to keep this loan?
• Should I pay “points” or not? What is the benefit?
• How can I use my mortgage as a financial
instrument?
• Should I pay down the principle or let it amortize?
Extra payments?
MORTGAGEMORTGAGE
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• What about the interest-only loan? Payment
drops - cool!
• What about equity lines of credit?
• Should I pay off consumer debt with my loan?
• How do construction loans work? One-time closes
• How do issues in the mortgage market affect each
of the stages in the real estate life cycle?
MORTGAGE MORTGAGE -- WHAT ABOUT…WHAT ABOUT…
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• Those who will be affected the most are zero
down and/or marginal credit borrowers
• There still is 100% financing, just with much
stricter criteria
• FHA is, and always will be, a BIG player
• In Austin, prices are going up & rates are going
down… No better time to jump into a first home!
FIRST TIME HOME BUYERSFIRST TIME HOME BUYERS
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• Rental property buyers are seeing stricter
qualifications
• No More 100% Financing
• State income and stated assets require more
down
• Some investment property owners need to sell
or are panicking -- creating an opportunity!
INVESTORSINVESTORS
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• Still a strong rental market with some
would-be home buyers now forced to rent
• Lower tax rates are making for better cash flow
• Austin is still “flight to quality”
INVESTORSINVESTORS
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• Investors are now becoming the bank
• Especially on rehab homes or guaranteed
buy-outs
• Up to 12% APY on short-term loans for
private money investors
PRIVATE MONEYPRIVATE MONEYTRUST DEED LENDINGTRUST DEED LENDING
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Listen Listen tto 1370amo 1370amSaturday, Oct. 13th, fSaturday, Oct. 13th, from 1rom 1--3pm3pmStreaming live on Talk1370.comStreaming live on Talk1370.com
Real Estate RadioReal Estate RadioKenn RennerKenn Renner
BuyAustin.comBuyAustin.com(512) 423(512) 423--5626 [email protected] [email protected]
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Secrets to Real Estate InvestmentSecrets to Real Estate Investment
Thursday, October 11th at 6:30pmThursday, October 11th at 6:30pmAmplify Credit UnionAmplify Credit Union
Can I speak at one of your functions?Can I speak at one of your functions?Topics includeTopics include……
--First Time Home BuyingFirst Time Home Buying--Purpose, Goals & PrioritiesPurpose, Goals & Priorities
--Real Estate FinanceReal Estate Finance--Real Estate InvestmentReal Estate Investment