Chattanooga REIA Blog

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Mayor Kasim Reed is a short-sighted politician.  Thank goodness for term limits.

Mayor Kasim Reed says he is concerned about affordable housing. In a recent AJC article, Mayor Reed used terms like “predatory purchasing”. I believe this slanderous name calling only causes separation and stirs up animosity between the sellers and investor buyers. I am upset about this article where Mayor Reed said that investors are using predatory purchases to acquire houses and force the property values to go up, so there is no longer affordable housing in Atlanta.

If the city of Atlanta is going to point fingers they need to look at the predatory purchase of the surrounding land, which now houses the Falcons Stadium. My understanding is the city of Atlanta did threaten eminent domain in order to get that stadium in place. I did like the powers to be forcing that move though. Even if it will displace 30 properties of affordable housing. I think the Atlanta Mayor must have been referring to the investors that buy single family houses as predatory purchasers, not the commercial buyers. But that is another article.  Read More >>

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You work hard to make sure your QuickBooks data is accurate. Make sure it’s safe, too.

Your QuickBooks company file contains some of the most sensitive information on your computer. You may have customers’ credit card numbers and employees’ Social Security numbers. An intruder who captured all that data could create tremendous problems for you and a lot of other people.

That’s probably the worst-case scenario. But other situations could also spell disaster for your business, which  involve losing your company data through fraud, hacking, or simple technical failures.

We can’t overstate the vital importance of protecting your QuickBooks company file, especially your customer and payroll information. Whether someone steals it or it’s inaccessible for another reason, it’s gone. Keeping your business going after such a loss would be very difficult – maybe even impossible.

Here’s what we suggest to prevent that.  Read More >>

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How do seasoned real estate investors creatively fund their deals without going to a bank?  To show you one way, let’s look at a deal that Kim and I recently got funded using a private-money lender.

This deal began when Kim and I were high bidders at the December 3, 2013 property tax auction in Cartersville, Georgia.  We bought the tax deed on 50 Akin Drive for $2,800.  The purchase money came from our checking account and was used to pay up the property’s back taxes for tax years 2010, 2011, 2012 and 2013.  By the way, despite what the TV infomercial claims about buying tax deeds, as the high bidders, we only owned the tax deed, not the property! 

Over the next twelve months, either the property owners (who had abandoned the property) or their mortgage company had the right to buy back the property’s tax deed for our $2,800 purchase price, plus pay us a fee of 20% interest. Read More >>

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Land Trusts are one of the most confusing and often misunderstood aspects of real estate investing.

In this article, we’re going to discuss a few basic, essential things you should know about Land Trusts if you’re buying & selling houses, are concerned with privacy, and/or want to enhance your estate planning.

I'm often asked about these wonderful 'things' called Land Trusts, and the techniques & benefits that are associated with them.  As a land trust expert, it's an AMAZING feeling to have the knowledge & confidence to be able to use them correctly. Would you like to have that awesome feeling? Great! Keep reading...

There are SO many benefits you get by taking title to property in a Land Trust. Let's look at a few of the benefits associated with these entities and WHY it's vitally important for you to be familiar with them, shall we? 

Some Benefits of Owning Property in a Land Trust:

• Will SAVE you MONEY
• Will SAVE you Time and Aggravation
• Privacy & Anonymity
• Asset Protection
• Avoids Probate
• Will MAKE You Money (Profit)
• Can Help You Save Money on Closing Costs
• Will Highly Reduce the Possibility of a Lawsuit
• Helps Keep Creditors and Predators Away
• Will Help You Sleep at Night (Peace of Mind)
• Lender can't call the loan due on sale
  (When someone puts their own property into a trust)
• And Many, Many More!

When To Use a Land Trust:

 Whenever you buy a house - whether it's for an investment or to live in, you'll want to buy it in a LAND TRUST. Why? Because of all the benefits listed above (in addition to all the other benefits I don’t have room to list here)!

Honestly, there's not a single reason I can think of on why you wouldn't want to buy in a trust.  Well, actually, there is - when you're getting an institutional loan (from a bank) to buy or refinance a property, they'll usually want you to close on it in your own name, because you have to personally sign for the note (that's one of the big ways the banks 'get' you).

But since you're not going to be going to the bank to get a loan, you don't have to worry about that, right?

The Main Entities You'll Need In Order To Form A Trust:

1. The Grantor: The person/entity putting the property in trust (Usually the seller)
2. The Grantee: The person/entity receiving the custody of the trust (Usually the Trustee)
3. The Beneficiary: The person/entity who will have the BENEFIT of owning the Trust (Usually YOU or one of your entities)

You'll also need to pick a NAME for your Trust. This could be anything you want it to be. One popular naming strategy is to name the trust after the address of the property, and that's fine.  What you DON'T want to do is name it anything with your name in it, because one of your goals of owning a property in trust is anonymity!

The Trustee and the Beneficiary CANNOT be the same entity, or the trust is invalid.

In Order To Create a Trust, You'll Need:

1. A DEED. This could either be a Warranty Deed to Trustee or a regular Deed (Warranty, General, or Special), just as long as that Deed names the TRUST, the TRUSTEE, and the date the trust was formed. The Legal Description also needs to be a part of it.
2. A Trust Declaration. This is the document that sets the framework and names the parties, conditions, and powers of the various people/entities of the trust. Think of it as a set of instructions. It also stipulates who the beneficiary/ies is/are, what percentage of ownership he/she/they has/have, what the powers of the Trustee are, etc.
   NOTE: This is a PRIVATE Document that is NOT recorded!
3. An Affidavit of Trust. This is a powerful piece of work, because it lets you show people that a trust exists, what the Trustee's powers are, and the basic/main information that the outside world needs to know - WITHOUT revealing any of the 'juicy details' of WHO owns the trust, etc!! I like to think of this like a receipt for something. This CAN be recorded with the deed.

Did You Know...?

Putting real estate into a trust converts it to Personal Property? Therefore, if you want to SELL (or Assign) your beneficial rights in a trust, you can do so without anyone in the outside world knowing about it?! All you'd need to do is create and execute a simple 'Assignment of Beneficial Interest' form and have it Notarized!  Let that sink in.

Naturally, there's a bit more to it than that. And there's still a lot to learn about all the wonderful details of how to properly form and use a land trust in your real estate investing business.

We've only scratched the surface here, so I encourage you to continue learning all you can about Land Trusts and how to leverage them for your maximum benefit.

I hope you've found this report/article to be informative.

Thanks for reading!

Until Next Time,

Tony Pearl

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You have seen the infomercial… it goes like this…

• Start with wholesaling
• Make some money
• Start Rehabbing
• Make Bigger Checks
• Retire

There are a few variations on this theme, so allow me to share a different spin that I and a few colleagues of mine have explored.  It looks more like this…

• Start with wholesaling
• Make some money
• Start Rehabbing
• Make Bigger Checks… sometimes but not always
• Quit working so hard and go back to doing some wholesaling.

So this is not exactly what we are doing since we are also doing new construction but remove the new builds from the equation and it is pretty close.  So what’s the deal?  Read More >>

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Today after leaving a meeting I was approached by an investor that asked where I found my leads. I answered by giving him a few examples of where I received my most recent listings. By seeing the look on his face, I could tell that he didn't like my response. I think he believed I was holding out and not wanting to share or there was something special I was doing which was/is not the case.

Like this gentleman and probably like many of you, I once too believed there was a magic bullet/formula to successfully finding a lead in real estate or anything. After speaking with many "experts" I found out that there is no such thing as a magic bullet. In fact, the only thing that really separated a bad or good investor from a great one was/is consistency. The better question is, what should I do on a consistent basis to make me successful in real estate investing or anything else? Once you know what to do consistently, and you actually do it, you will be successful.  Read More >>

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Atlanta continues to be one of the hottest real estate markets to rebound since the recession continuing through First Quarter 2017.  But, before we analyze the numbers, sellers must realize the following:

1. Price and condition account for 80% of buyer interest and acceptance for any property therefore what needs to be done should be done to present your house in the best possible way.
2. Nobody can dictate at what price your house will sell. The market will determine the price that buyers are willing to pay. When you price your house too low, the market will raise the price due to multiple offers over the price.
3. Rather than using emotion, guesswork or assertions to arrive at your listing price, a good agent helps the Seller understand the real Atlanta market data, showing what actually happened to other sellers in the current market, as it reveals the most likely outcomes of pricing strategies for you. Using overall metro market statistics provides good agents with a large enough data set of real outcomes to feel comfortable that they will be likely to happen in future transactions, allowing us to take advantage of this knowledge to price your property to achieve your goals.

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 “Preconceived notions are the locks on the door to wisdom.” ~ Mary Browne

There is none other than August that are doing Bluetooth locks to the caliber of quality like we've never experienced before. August Lock System is something that is worth it. It works best with a Schlage deadbolt or other high-end deadbolt lock. It faces the interior door, so it doesn’t add a level of security that is significant. It is a convenience for the homeowner if perhaps they aren't home and someone needs to attend to plants and pets.

The startup takes two steps to connect to a smartphone with the app pre-installed. The app does require a phone number and email. The subscription based security monitoring is worth it since the free subscription for the app is only as good as the deadbolt it is on.  Read More >>

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When we are always confident that real estate comps are solid, we feel comfortable stepping out into any real estate deal. Using REIA Comps will give you a feeling of confidence and complete sense of control of the value for any deal you are doing.  Because things can be so busy these days, it is important to take the steps to make money on any project you pursue.  Learning to work with the highs and lows of any real estate market means longevity for you.

Most realtors do a good job but in a sellers’ market you can probably sell the property yourself.  Remember, nothing beats a failure but a try. If it doesn't sell then you can always call the pros in later. The internet has been a blessing to the average person.  There are multitudes of websites which could be used to market a property. Thousands of people visit those sites looking for a new home.  Even inexpensive ads on the internet are beneficial when trying to get a property in the sold column.   Read More >>

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Did you know that there are $5,000 houses out there that you can literally sell for 3-6 times that amount? When we first heard how Larry Goins was buying dirt cheap houses that no one else wants for $5,000 or less and selling them for $30,000 without a buyers list, cash or credit, we just had to get him here to teach you how he does it. Join us on Thursday, August 3rd at 6:30PM at the Hilton Garden Inn located at 2343 Shallowford Village Drive, Chattanooga, TN. where Larry Goins is going to teach us a strategy to buy houses for $5,000 that nobody else wants and make more money from them than most investors make from a $100,000 properties. Members and guests can join us for dinner at the Garden Grill in hotel at 5:30 PM.

In fact, with his strategy, Larry has discovered that most properties in the $100k range will NEVER create the margin of profit like you can from a $5k house. And hey, can everyone afford a $5,000 house?

The great thing about Larry is he only focuses on tactics that require little cash or credit and that require no previous real estate experience. Not just that, but his strategy can be done completely from the comfort of your home office, aka "virtual investing".

He calls it his “Filthy Riches” strategy and at the meeting he will share how these types of deals work and how much you can really make. Everything will be revealed at our upcoming meeting, so members and guests, please RSVP NOW!

BTW, even if you do not have any $5,000 houses where you live, its ok, Larry will show you exactly how to take advantage of this limited opportunity no matter where you live! So RSVP Now and come find out how!

Chattanooga REIA Members & Guests, Please RSVP on Meetup.com

*Please Note: Main Meeting agenda is subject to change.

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Learning doesn't just happen in a classroom or from a book. Inject some real fun into learning about money and investing. You could learn to be wealthy and that would be life changing. You could also learn to be wealthy by playing a game and that would be amazing. But what if you could play that game locally? That would be mind-blowing! So what would it be like if you could learn to be wealthy by playing a game ... FOR FREE?

Your banker will NEVER ask you for your high school report card. Learn what’s really important in entrepreneurship and investing: Your Financial Statement. Build your assets and build your wealth. This is the game designed by Robert Kiyosaki. Meet and interact with players who have the same goals and aspirations as you do. Test your skills and strategy. We will have snacks and soft drinks. RSVP Today because there are only a few spaces left!

Please join us Tuesday, August 8th at 6:00PM at the Rossville Community Center located at 400 McFarland Ave in Rossville, GA, and learn what the rich and wealthy teach their kids!

Please RSVP on Meetup.com

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Join Reggie Brooks on Saturday, August 12th from 9:00 AM to 5:00 PM (Registration starts at 8:30 AM) at the City Of Light located at 3125 Presidential Pkwy, Atlanta, GA where he will show you how you can make $30,000 cash in the next 60 days. While you’ve been keeping your nose to the grindstone, paying taxes and worrying about keeping up with inflation... silently all across America, shrewd real estate investors are cleaning up. But, right here and right now, things are going to change.

Here’s Some Of What You’ll Learn:

• How To Invest With Only A Few Hundred Dollars
• How To Earn From 18 To 55% Interest On Your Money And More
• How Your Investment Is Safe, Secured By Real Estate, And Guaranteed
• How Your Checks Automatically Come Straight From The Government
• If The Tax Payer Doesn’t Pay, You Foreclose The Property
• When You Foreclose, The Loans Get Wiped Out!
• Easiest Way To Own Real Estate Free And Clear For Pennies On The Dollar
• And Much, Much More...

The truth is it’s very easy and simple to make millions... IF you just have and use the know-how. Right now, right here in your area, there are undervalued properties ready to be scooped up for pennies on the dollar. This is the time to buy these deeply discounted properties and make “a killing” down the road. The money is there for the taking.

“There Are Millions To Be Made In Real Estate – Right Now, In Today’s Changing Market”

“In Fact, If You Don’t Make $30,000 Or More In The Next 60 Days, You Didn’t Attend My Training!”

Mark you calendar right now for August 12th! Reggie’s going to teach you the steps he took to become a multi-millionaire. And he did it doing exactly what he will be teaching you!

Here’s More Of What You’ll Learn:

• How to formulate the correct amount to offer on a potential investment property
• How to buy investment property well below market value
• How to buy houses, apartments, commercial, etc. for pennies on the dollar
• Loads of hot new tips and insights that the pros use to find good deals in this changing marke
• Clever ways to automate the abandoned property system – get these properties chasing you instead of you chasing them
• Amazingly simple, low cost ways to fix up properties for maximum profits
• Quickly getting rid of fear and get moving quickly toward your level of success
• And Much, Much More...

We are going to PROVE IT to you live at this full day Vacant/Abandoned Properties Workshop on Saturday, August 12th from 9AM to 5PM.

Register Now and join us to discover Reggie's secrets that he will be to sharing with you. These are the strategies that he has perfected throughout his own Real Estate Investing ventures and he will show you step-by-step how YOU can implement them into your business today. Register Now!

*PLEASE NOTE: The 2-for-1 Early Registration Special is only for Chattanooga REIA Members and is limited to spouses, adult children and corporate partners. Non-Members who join Chattanooga REIA between August 1st through August 10th, 2017 can attend the workshop for FREE as new members and can bring a qualified guest. Also, Chattanooga REIA Members who renew their membership for an additional year between August 1st through August 10th, 2017 can attend the workshop for FREE as well. When joining Chattanooga REIA or renewing your membership, please indicate that you want to attend the workshop at no charge.

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Are you flipping houses? Why not make them "Smart" like a High Tech Rehabber?!?

Smart home technology is not a passing trend. As we rely more on mobile devices, different industries are creating ways to communicate with them. Imagine a home experience where the only remote you need is your smart phone. Turn lights on and off, monitor home security cameras, close or open window shades, or know what’s in the fridge, all from your phone.

Logistically this next step makes sense. The homeowner is the user in this case, and the user experience should be seamless and easy to use. Integrating existing tech, smart home components give the user faster access. In some cases, smart home technology eliminates the anxiety around leaving for long periods of time. A property may be unoccupied, but it takes no time out of your own schedule to create the illusion of a presence at that location.

Come see Don on August 19th at 1960 Skylar Hill Dr Suite D, Buford, GA and Don will share with you these techniques and more! Few companies offer a complete smart home system. There has been more user familiarity around individual components like Alexa by Amazon and the Ring System for home security. Don will teach you what the pros and cons are and what the estimated cost of it all can be.

Come To This Workshop and You Will Learn:

• What Devices to Buy, Guide and Review
• How to Setup and Install Step by Step
• The Best Smart TV and Lighting Systems Guide and Review
• Apps for Apple and Android Users that work with these Products

Don will go through comprehensive reviews, examining the pros and cons, of the following Smart Home applications::

• Arlo Camera System Setup and Installation Tutorial
• Harmony TV Guide
• Ring Doorbell System Guide
• Alexa by Amazon
• August Home Smart Lock System Review and Installation Guide
• Nest Thermostat Guide
• Introduction to Samsung Smart Products
• Smart Garage Door Tech Ideas
• Voice Controlled Light Switch Technology
• Bluetooth Light Bulb Technology for color therapy and audio

It’s the small things in an average day made easier. These minor changes can improve your chances of selling faster. The best part is that many of these smart home options don’t need to be hard wired.

Don will give you practical tips with real life examples. Prepare to be fascinated and blown away by what today’s technology offers, and what tomorrow can bring! REGISTER NOW!!

PLEASE NOTE: Location and schedule subject to change. Pricing is per person. No refunds 5 days prior to event. Register before early registration expires to save big time!

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Everybody has driven by a house that has been on the market for what may seem like years. You know the house: there might be a broken window here or there, the grass hasn’t seen a lawnmower for the last few summers, and the property overall has the look of negligence.

It might seem ironic, but this is the dog with fleas property that Filthy Riches has based its success upon. We all know in today’s market, these unwanted houses are practically a dime a dozen. These properties are everywhere. They are located in nearly every state and likely even within easy driving distance for you. This is the type property that everyone else avoids – including real estate agents, if they can help it.

After all, who wants to be saddled with an ugly, dilapidated structure like this? There is little to no chance to move it off the market. Or the selling price is so low, the realtor’s commission is practically nonexistent. What realtor wants to put the time and effort into the small commission from selling a $25,000 home when the same energy could be spent selling a home with a selling price six times higher?  Read More >>

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I am sure you've heard the phrase “fake it till you make it” but I have never believed in this. I have found more success in being the real you. Even if it means that you don't know what you're doing in something you're looking to pursue. This belief continues to work to this day. As I mentioned before, I am in the process of immersing myself in commercial real estate (CRE) as a broker and investor.

I spent many hours learning from Google, YouTube and a few podcasts. I invested the time in learning more to insure this was something I am interested in doing. Just because a person likes residential real estate does not mean they will like commercial and vis-versa. Once I was certain I wanted to do CRE I started to reach out to practitioners and investors. Obviously, I picked the brains of those in my immediate network during social gatherings but I did not have serious conversations with them until I was committed. I make it a point not to waste people's time or my own because I learned, a long time ago, that time is too valuable.  Read More >>

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Sitting at the kitchen table there were three people, two sellers and the buyer.  I wanted to buy their house but did not have the $40,000 cash to do it… now. The presentation from my side went just like I had planned.  From the Seller’s prospective it was too good to be true. They were unfamiliar with investing in residential real estate. They did have other investments like a 401 K.  They let other people handle their investment accounts. They haven’t touched it or changed their investment direction in 20 years and they had lost money during the recession. When the 401K and investment statements came in the mail they never opened the envelopes to see what they had. What they had was HOPE! They had a mortgage and had owned two houses prior with a mortgage. They had never heard of private real estate investing and getting an interest rate as high as I was proposing.

What I wanted to do was to buy the house. The house had a first mortgage of $120,000 and equity of $40,000 for a total financing of $160,000.   I wanted to keep the first mortgage in place, have a $40,000 second and pay an interest rate of 8%. My exit strategy was to buy, fix and sell the property, just like they do on TV. It would be for one year, then I would sell the house and the mortgage would be paid off.  This method of financing was going to save me $16,600 in interest fees and costs. I could pay a higher price for the house with the owner financing. It would be a lower price if I paid all cash.  Read More >>

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A Real Estate IRA is a great opportunity. It’s freeing. It’s invigorating. It’s a thrilling way to potentially build up a major retirement nest egg so you can build wealth over the long term and enjoy the peace that comes with financial security. But that doesn’t mean it’s fool-proof, either. If you want to make the most out of a Self-Directed IRA in which you invest in real estate, you have to avoid some critical errors along the way. Here are four you need to be aware of:

Mistake #1: Not Hiring a Property Manager

Hiring a property manager is critical when you have a Real Estate IRA. Not only will it help take care of any problems with repairs, tenants, and other issues like that, but it will keep you from participating in a prohibited transaction since you are not allowed to provide services to your Real Estate IRA.  Read More >>

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If you plan to have multiple employees using QuickBooks, you can limit their access to specific areas.

Controlling access to your QuickBooks company file is easy when you’re a one-person accounting department. You simply use one password to protect your data.

But when you add new employees to the mix, do you want them to have access to absolutely everything in QuickBooks? Probably not. You have confidence in your employees or you wouldn’t have hired them. But this isn’t solely a matter of trust. It’s just good business practice to restrict individuals to specific areas and responsibilities, no matter what the application.

That’s why QuickBooks has built-in tools to help you limit activity. Here’s how it works.  Read More >>

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“What do YOU do for a living?”

Those words can strike fear and paralysis in the hearts & minds of the tragically unprepared.  If you’re newly in business for yourself, or have just never really gotten your head properly wrapped around HOW you should respond to this powerful question, you’re sunk. Handle it the right way, and you’ll be rewarded with confidence, respect, and a fatter bank account.

And that’s exactly what we’re going to cover in this article. So shut off your Facebook & keep reading… 

It never fails. You’re out at a social event, taking a flight somewhere, or maybe you just strike up a casual conversation with someone somewhere sometime. If you’re both adults over the age of 25 or so, the question eventually comes up, “What do you do?”   Read More >>

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When I am purchasing a property either for myself or with my student/partner, we determine which exit strategy is the best for both parties.  Knowing whether you want to wholesale a property for a small profit or rehab/retail it for a big profit is important.  Many investors start off with wholesaling the properties because they either don’t have a money lender or partner to help them rehab/retail the house and sell it for a bigger profit.  If this is you, then I believe you really should find a partner or money lender so you have more than one exit strategy.

When you purchase a short sale, some of the lenders will put a hold time for the new buyer requiring them to hold the property for 30, 60 or 90 days before they can resell the property for a profit.  In addition, they may tell you that you can only make a certain amount of money on the property if you sell it earlier than 90 days.   Holding doesn’t bother my student/partners or myself because we normally choose to rehab the property and retail it for a higher profit.  Read More >>

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