Secrets the "Rich Know About Real Estate Investing" That You Don't
Attention: This is for people who want to learn about & start investing, in real estate.
Did you know Arnold Schwarzenegger made his 1st Million NOT from making movies, but by investing in real estate? In fact, he started with a 6 plex, and has since built a $300 million real estate empire.
In fact, over the last two centuries, there are reports that about 90 percent of the world’s millionaires have been created by investing in real estate.
How accurate that is, I’m not sure, but either way, many of the richest people in the world have got their, and are continuing to grow their wealth, by investing in real estate.
So, how can you too, join the rich?
Well, by investing in real estate, duh!
But I’m sure your thinking it's too difficult to own real estate.
I myself thought the same thing, that besides owning the home that I lived in, owning additional properties was only for the super-rich.
I thought people whom did invest in real estate had expensive software that analyzed properties in such detail that it would then tell them if it was a good investment or not.
I also assumed that people whom invested in real state were extremely smart.
Whom understood all those fancy financial ratios that investors use.
Such as Net Present Value (NPV), WACC, debt-to-equity and IRR, just to name a few.
confusing right? :)
In fact.
Before I started buying investment properties, I went on the internet and typed in:
real estate investing software.
I remember the results were for software programs that costs thousands of dollars.
Right there it almost stopped me dead in my tracks from investing in real estate.
I assumed that’s what all real estate investors were using and thought that it was the only way to know if a property would be a good investment or not.
Later on I found out that was not the case at all.
That investing in real estate and understanding the numbers is quite easy, and once you learn it..
..it’s as simple as calculating 1+1=2.
Let’s jump back to the main topic.
Why do 90% of millionaires invest in real estate? Why did Arnold Schwarzenegger invest in real estate?
Do they know something you don’t?
Yes, they do!
So, pay attention, as I’m going to share what they know and you don’t.
Because once you understand these 4 secrets about real estate investing, which are...
The Big 4
The Little 3
The 3 Myths
The 5 Pillars
...you too can become a part of that 90%.
The Big 4
Once you understand the big 4.
You are going to stand up and scream.
Because you will realize that investing in real estate is the best way to invest your hard-earned money.
The first of the Big 4..
..Which in my mind is the best reason to invest in real estate..
Leverage
What does it even mean? According to Investopedia:
"the investment strategy of using borrowed money".
Specifically, the use of various financial instruments or borrowed capital to increase the potential return of an investment.
So how can you use leverage to buy real estate then?
Well with real estate, you don’t have to pay the full purchase price of a property.
Since it is an asset built on land.
There is THEN value in the land.
Financial institutions recognize this value.
And will allow you to only have to pay out of pocket a minimum percentage of the purchase price.
With the bank loaning you the balance. :)
Let me show you in an example.
Buying a $250K Property
You make an offer using a Realtor for the $250K and the seller accepts it.
With real estate though, you actually don’t have to pay out of your own savings the full value of the home; the $250K.
You can leverage the bank’s money.
Meaning, you can borrow from the bank almost the full value, 80-95%, of the purchase price of the property.
Now, the rules regarding the amount that is required for the down payment could change depending on government regulations.
But for now..
We will stick with the current rules of 2018 and use the 20% minimum down payment that is required to purchase an investment property.
This means that the buyer will need to come up with only $50,000 out of their own pocket.
And the bank will finance the rest.
$200,000.
This is why real estate is one of the best investments.
Because you are buying an investment using other people’s money.
In this case, you are using the banks money, and yet you can still make great returns.
Even after paying the bank back for however many years your mortgage is.
Which normally is 25 years.
Now, let me share with you what the rich are doing to get richer and how others are becoming rich investing in real estate!
Ready?
This is going to be good!
The Rich’s Blueprint
They are using their savings and buying real estate, leveraging the balance of the purchase price of the property.
But.
Here’s what the rich don’t want you to know:
"They are buying more than one property, because they know that after they have paid back the loan they received from the bank, they will own that property free and clear".
Imagine if you were to buy 4 properties each valued at $250K!
Yes..
You would need $200,000.
But in 25 years, or when you have paid the mortgages back in full.
You would have a million dollars in real estate.
Making you?
Yup, you guessed it..
A millionaire!
That is the power of leverage, borrowing the balance of the purchase price for a property, using financial institutions money.
Appreciation
Adrian Ede says this is one of the FOUR Wealth accelerators of real estate investing in this article.
As investors, we hope our property appreciates over time.
Meaning it will increase in value from the time you purchase it until you sell it.
But you just never want to count on it.
This is because as a real estate investor you want to be conservative.
Risk-averse.
When analyzing a property to purchase.
I myself never project that a property will appreciate in value upon purchasing it.
"This is because it allows you to focus only on the return the property will make based on the income it generates and how much the mortgage is being paid down".
If the property does appreciate in value..
This just means you’ll generate a higher return on your investment! :)
Appreciation of your investment property is secretly how you can build your net worth quickly.
When a property increases in value, it results in you building up equity.
Which is calculated by taking the money you invested..
Plus, the difference between the purchase price and the new value of the property.
Let's use that property again that we leveraged in an example.
Ready?
The $250K Property
The equity you have from the day you take possession is $50,000.
This is the amount of the down payment you made.
Now..
If that property appreciates..
Increases in value..
Due to numerous reasons.
To $300K over 5 years.
The difference in the new value, and the value you purchased the property at..
Is equity!
Resulting in you now having $100K in equity.
The Rich’s Blueprint
What 90% of the world’s millionaires do and how they became millionaires by investing in real estate is they take that equity..
That they’ve just made from the increased property value..
And they refinance the property!
Then they go and purchase another property.
By again..
Leveraging the bank to help purchase it.
Appreciation can be a very 'big cherry'.
It is why many of the world’s rich invest in real estate.
As it can increase your wealth dramatically in a short period of time.
Mortgage Paydown
This is the hidden return that most people are not aware.
But..
The rich are aware!
It is why they invest in real estate.
Because on top of the benefits we discussed so far when you invest in real estate, such as:
Leverage
Appreciation
Mortgage paydown is done by using other people’s money.
What??
That's right!
The rent you get from your tenants is actually going to pay the mortgage on YOUR property.
Let's look at that $250K property again.
The $250K Property
Let’s say the approximate mortgage you will have on the $250K property if amortized over 30 years at 5%, is $1,000 a month.
(it’s actually $1,073.64 to be exact).
But we will round it down to keep it simple!
Now..
A mortgage payment consists of a principal amount and interest amount.
Meaning a portion of the payment goes towards paying back what you borrowed.
The principal.
And the other portion goes towards paying the interest being charged on the borrowed funds.
The interest.
If you were to rent your property for $1,000 per month..
Well then you would be able to pay your mortgage payment each month using the rent you collect each month!
Which means..
You are paying back the funds you borrowed..
FROM THE BANK..
PLUS INTEREST..
With other people's money! (the tenants) :)
The Rich’s Blueprint
This is just another reason why 90% of millionaires become millionaires by investing in real estate.
They know that the rent they collect from the people whom are renting their investment property are essentially paying down their debt.
What other type of investment can you do that with?
And not even have to pay it back with your own funds.
But with someone else's funds!
Control
Unlike many investment types out there.
Stocks
Mutual funds
RRSP’s
401K’s
IRA’s
TFSA’s
CD’s
GIC’s
Crytpocurrencies…
With real estate you are the one whom is in charge with how your investment performs. With these other investments, their is nothing you can do to get the companies or the interest rate or the coins value, to do better.
If I’m investing in stocks, such as Apple, and the stock price goes down.
I can’t do anything to make it go up. :(
Only the company has the ability to do that.
And your financial advisor whom suggested you invest in that stock?
They won't be able to do anything either.
You really have no control over any of these other investments.
Which is the complete opposite when you invest in real estate.
"Along with using leverage, the property appreciating in value and the mortgage being paid down by your tenants, when you invest in real estate, you are the one whom is in control of how your investment does".
As a result, you have the ability to increase the returns of your investment.
This can be done by updating the property and/or increasing the rents of the property.
Let's use our $250K property example one last time.
That Property Again!
We are going to assume the property we purchased was actually one that needed some work.
By having control of your investment, you are the one whom is in charge of how it performs, and improving the property is one way to increase the performance of your investment.
This is because, by fixing up the property, you are increasing the value.
Which is also another great way to build your wealth quickly.
Also..
By updating the property, you can increase the rents that you charge at the property because now it is much nicer.
The Rich’s Blueprint
This is what the rich know, and how they have became rich.
They want to be in control of their investments.
It's why they buy properties that need TLC and update them, because they are in CONTROL.
It's why they buy properties where the rents are below market value and increase the rents, because they are in CONTROL.
The result?
Increased value of the property.
This is great because when buying income properties, you are buying them based on the income they generate..
And when the income of the property is low, you are able to buy the property at a discount, or below market value.
But once the income of the property goes up, the value goes up, increasing the equity in that property.
"By being in control of the asset, you are the one pulling the strings".
Not the financial advisor, whom suggests the stocks to invest in or mutual funds to invest in.
Not the fund manager, whom picks the stocks that are in the mutual fund.
And..
Not the company, whom decides how it will be run in hopes that what they are doing will increase their stock price.
I love having control! :)
Just knowing that it is in my hands and up to me to make my investment better vs. leaving it up to someone else is why I invest in real estate.
Investing in something where you have no control is just like gambling in my mind, which begs the question, do you really want to keep gambling with your life savings?
The Little 3
These are the unknown benefits that the rich know about when it comes to investing in real estate that you don't.
Most people only think about the bottom line or their ROI when they think about real estate investing. :(
But, there are actually 3 other benefits to investing in real estate.
The Little 3 I like to call them.
Let's start with the first unknown.
All Debt Is Not the Same
Many people are against debt.
This is because all their life they’ve heard that debt is not good..
But there is a difference in the type of debt you incur.
There is good debt!
Which is when you borrow to invest.
And..
There is bad debt.
Which is when you borrow to buy wants.
This bad debt is usually the debt that people incur from using credit cards or lines of credits to go and purchase a depreciating asset.
Like a new car!
This is not a wise choice.
Here's why!
But using debt to purchase an investment such as real estate, or to just invest..
This is OK!
Because you are purchasing a money-making asset that will pay for itself!
Hedges Against Inflation
The appreciation of a property is a great way for investors to hedge against inflation.
The hidden tax no one pays attention to.
What is inflation though?
Well think of it this way.
$100 today won’t be worth the same as $100 in one year, and even less in 10 years.
This is because the costs of goods and services are always going up. So the buying power of that $100 won’t buy you the same amount of goods or services in the future.
Here's an easy way to look at it.
A gallon of milk use to cost $3. Now it costs $3. If you would've put that $3 in the bank and left it where it it made no return (so your typical checking account that pays usually no interest), today, because of inflation, it can't even buy a gallon of milk.
If you take that $100 though and buy real estate.
Well..
Historically the value of real estate goes up..
Keeping in line with inflation, and some in many markets.
This is great because in the future, now that your $100 has increased because you invested it when it produced a return, it will still buy you the same amount of goods and services.
There are many individuals out there that don’t realize this.
They keep that $100 in a savings account.
Possibly because they don’t want to invest it for fear they will lose it.
This is not a wise decision.
Because inflation is actually slowly eating away at that $100.
And the scary part?
Most don't even know it.
Not All About Cash Flow
I’ve personally dealt with many investors over the years as a Realtor, whom all want $100 per door cash flow.
Or..
They want 10% cash on cash return on their investment.
This is great!
And you should aim to get some sort of cash return on your investment.
But..
Just like appreciation..
Cash flow is the 2nd cherry on top. Or the buffer in case sh*t happens.
Most investors whom invest in real estate buy properties that cash flow.
Which is smart investing because there are always repairs and vacancies or nonpaying tenants that will eat away at this extra cash you might get after paying all your expenses and mortgage.
Now..
This should not deter you from investing in real estate.
Investing in real estate is a long-term strategy.
Not a way to get rich quick scheme.
But..
It will be the easiest way for you to create huge wealth for your future and your kids' future.
So what right? You want to make money now.
Trust me, you will when you invest in real estate.
Don’t make the mistake of not investing in real estate because it doesn’t make you money today.
Invest because of the wealth it will make you in the future.
The 3 Myths
Most people are followers! Following the crowd and doing what everyone else is doing. Which is why so many people invest in the usual investments:
RRSP’s,
IRA’s,
Their companies 401K’s,
Pension plans,
TFSA’s,
Which are all just investment plans that hold stocks, mutual funds, bonds, ETF’s and REIT’s.
Now..
These are great ways to grow your wealth as each one provides different benefits.
Some are good at deferring taxes.
Some involve the contributions you make being matched by the employer.
Some can grow tax free!
It is how most people save for their future.
Why?
Because it was what you were introduced to by your employer, heard about through your colleagues or in learned about in school.
After I finished grad school at Northwood University’s Devos Graduate School of Business and started working, saving for the future was the last thing I was thinking about.
Then when I was introduced to the company’s pension package where they would match my contributions.
Well..
I picked one of the 3 options..
You know the ones:
Low Risk
Medium Risk
High Risk
And did like everyone else and put the max amount I could so my employer would match it.
Then left it alone.
Hoping it would grow!
I didn't know better.
Ahhh!
But I was smarter then the average bear!
So, I also put aside 10% of my paycheck each week into a separate mutual fund!
Then left it alone.
Hoping it would grow.
(Now I look back and realize, ya, not so smart!)
As I said, I didn't know better.
No one I knew invested in real estate.
No one told me how to invest in real estate.
No one even told me you could invest in real estate.
So, I never invested my money in real estate. :(
The only thing I knew how to do was do what everyone else was doing.
I know better now!
But many people don't know better, many people still believe in the myths about real estate investing. Such as:
It's So Difficult
When I made the decision to become a Realtor in 2011, I was officially introduced to real estate investing.
And..
I quickly realized that it is one of the greatest ways to grow your wealth.
Sure, it can be a bit more work than the traditional types of investing such as when you invest into a:
mutual fund,
GIC,
stock,
But..
What most people don’t know is that there are many different ways that you can invest in real estate!
With some being much easier and less risky than others, such as:
Investing in mortgages.
Where you are the private lender to someone whom invests in real estate. You don’t actually own the property, but you are acting like a bank to the owner of the property, whom possibly can’t get financing through a bank or credit union.
Buying an investment property with a joint venture partner.
This allows you to own the property, possibly splitting the profits 50-50, and you could be a silent partner, and they are the hands-on partner.
Investing in a Real Estate Investment Trust (REIT).
Which according to Wikipedia is a company that owns, operates or finances income-producing real estate. REITs often trade on major exchanges like other securities, much like a stock, and are very hands off.
There are also many other ways to invest in real estate that are more hands on and more time consuming.
However..
Some of these ways are more difficult than others.
Where you don’t have the luxury of sitting around and relaxing while your investment grows.
These more difficult ways to invest in real estate though..
Are how 90% of millionaires became rich.
They know that if they put in the extra effort with these more difficult ways to invest in real estate..
Which are:
fix and flip,
buy and hold,
buy, renovate, refinance and rent (BRRR)
They will achieve amazing returns!
I myself have used the many of these more difficult ways to invest in all types of real estate..
Such as:
multi-units,
commercial,
single family homes,
condos,
student rentals,
even land
And as a result, grew my portfolio to over 50 doors.
Now to grow your portfolio to more than 1 or 2 properties, you're probably thinking, "where am I going to to get the money to do that?
Well, in my blueprint I show you how to buy and own real estate with little to none of your own money.
You can access it here..
These methods work like magic.
And after successes and failures over the years, I’ve learned which types of properties are the best to purchase.
And..
Which ways to invest in real estate are the best.
Let me be clear though.
There is no perfect type of property or perfect way to invest in real estate.
It all comes down to how much work you want to put in.
How much risk you want to take.
And ultimately..
What type of property and which way you like to invest.
Once you figure that out.
Then choosing the best type of property and the best way to invest in real estate is easy.
Let's move on to the 2nd myth.
It Requires A High IQ And High-Tech Software
The best part about investing in real estate is anyone can do it.
No matter:
your education,
your skills,
your religion,
your status,
your income,
whatever.
It is an investment for anyone whom wants to invest their hard earned money.
Mainly because the majority of the public lacks awareness regarding the potential of real estate investing.
I myself was part of that statistic because I always thought you needed to have a good understanding of numbers and have experience in construction.
And..
You needed to be rich.
Plus..
Not knowing anyone personally whom invested in real estate led me to believe that real estate investors were people whom were:
Ultra-wealthy.
And.
Super smart.
People whom had a team of financial gurus that would analyze properties for them to tell them if an investment was good or not.
However..
After about a year as a Realtor, and having met and worked with people whom were investing or looking to invest in real estate, I realized that most of them were just average people, investing on the side of their full-time career.
There was no secret formula they were using to invest.
They didn’t have PhDs or MBAs.
They weren’t super rich or had a construction background so that they could do the renovations or the repairs themselves.
They were just like you and me.
People whom weren't millionaires.
Whom weren't handy (which I still am not)!
Whom weren't geniuses (yes, I have an MBA but I’m no genius)!
I still remember the first time my mentor showed me how to analyze a property for an investor I was working with, to see if it was worth purchasing.
It was so simple I couldn’t believe it.
Now yes..
There are more factors to consider..
It's Scary and Risky
One reason that people are scared to invest in real estate is because of the horror stories everyone hears. The ones about:
Tenants not paying rent,
Phone calls in the middle of the night,
Major repairs that will cost a fortune.
And..
The scariest one..
Losing a lot of money.
Another reason people are scared of investing in real estate?
It is not as liquid as other investments.
Which means..
You can’t just make a phone call to your financial advisor.
Or..
Click your mouse button when you want to sell it.
Your funds are tied up, and it could take a long time to get it back.
Which can be difficult especially when the economy is in a downturn.
However..
Don't think you shouldn't invest in real estate because the timing of the market isn't right.
Because you just can't predict the best time to invest.
No one has a crystal ball.
Little tip :)
It's not about timing the market!
It's about time IN the market!
Then there is the fact that with real estate, you are the one whom is in charge.
Scary right?
Ya, you can’t just set it and forget it like you do when you hand over your savings to an advisor whom controls where your money goes.
You are the one whom is responsible.
But these are things you can prepare for and handle easily once you have a basic understanding of real estate investing.
Which I can show you on my upcoming webinar, REI on Autopilot.
All it takes is a willingness to learn and a willingness to put in some extra work, and you to will be well on your way to being a part of the 90%.
The 5 Pillars to 7-Figures
Not having a basic understanding is the biggest reason holding people back from investing in real estate.
It’s like anything though.
If you don’t understand it.
Then you avoid it.
Even bash it.
Before I started investing in real estate..
..I discussed it with my financial advisors.
They were very much against me investing in real estate.
Told me to continue investing in stocks, bonds and mutual funds.
I thought this was because they make a commission on what I invest with them.
So, to invest elsewhere meant less income for them.
But..
..then I realized it’s because they don’t understand it.
Why would they though.
They are good at what they do.
And that’s knowing how to invest in the securities markets.
To learn about other options to invest takes time, which is the one thing you can’t make more of.
It’s not just financial advisors that are guilty of this.
It’s the majority of the general public.
THIS IS SO FRUSTURATING!!!
Because I’d like to tell everyone that they could own real estate too if they just took the time to learn the basics.
How you ask?
Well, their are 5 basic pillars to investing in real estate I have developed AND LIVE BY!
These will give you the foundation you need to help you better understand real estate investing.
Pillar 1: Analyzing to Find the Right Properties (Trust the Numbers)
As much as you might like a property, the numbers don’t lie.
This will help you from using just emotion as a factor in deciding if you should purchase a property or not.
Sometimes I’ve gotten caught up in liking a property so much I overpaid.
When I should’ve trusted the numbers!
Like the ones below.
These are numbers I would trust, because the spreadsheets I developed instantly tell me the results, and the maximum price I should pay. You can get my spreadsheets I use here.
Just remember when analyzing properties though, you must..
Trust YOUR numbers, and be conservative with YOUR numbers.
I mention this because when working with Realtors.
They will most likely analyze the property for you and share their thoughts on what return the property will produce.
I’ve worked with Realtors whom will tell me the property will produce at 7 cap, and when I asked to see how they came to that number and they sent over their numbers, theirs are sooo unrealistic.
Pillar 2: Building a Team of Trusted Professionals (Invest Hands Off/On Autopilot)
What most beginners don’t realize is that investing in real estate is a business.
Not a hobby.
Even from the first property you purchase.
This is why you need to treat it like a business and surround yourself with good people.
Don’t just think you can go buy a property and you’ll make money.
Be sure to have a network of people whom you can call on for whatever reason.
When I started investing in real estate, I didn’t have anyone.
All I did was google people when issues happened at a property or asked friends if they knew someone whom could help with the issue.
As my portfolio grew..
Not having people whom I could rely on and call instantly became very stressful.
Right from the beginning, you need to build a team of professionals you can trust.
Whom you can count on.
Whom are good at what they do.
Pillar 3: Constant Analysis of your Portfolio (Make Sure your Making Money)
I know lots of investors that don’t track anything;
their rent,
their expenses,
their monthly net income,
They just go by how much money is in the bank.
You need to monitor your income and expenses monthly and yearly, and I include the spreadsheet I use to do this when you purchase my Analyze All Properties Program.
By tracking your income and expenses, you can see if your investment is doing well.
And if..
You are making the return you had projected before you purchased the property.
Real estate is an investment you are in control of, and this is how you make sure your investment is doing well.
By monitoring the results.
The better you are at monitoring your investment.
The better it will do..
And the more money you will make!
Pillar 4: Invest in Good Areas (Minimize Headaches & Build Equity Fast)
Making more money isn’t always the best-case scenario for me anymore.
Having freedom and less headaches is!
I once heard Joey Ragano, a real estate investor, say this in regards to investing in real estate..
You want to be a lazy investor!
HE WAS RIGHT!
You want to be hands off:
no headaches,
no tenant calls,
nothing!
Your time is very valuable.
And spending time dealing with issues at a property..
Means less time with your family..
Or your significant other..
Or your own relaxing time.
Pillar 5: Cash is King (Net Income Doesn't Matter Without Cash)
I still remember one of my finance professors at Northwood University tell me this.
It's stuck with me ever since!
It holds true though when investing in real estate.
Because when you start buying properties, and then you start buying more properties..
You are going to think everything is a deal and it’s the best deal ever!
TRUST ME THOUGH..
Even when numbers look good..
And the area you’re buying in looks good..
You need to remember that when investing in real estate their are a lot of expenses that arise quickly, especially when you first close on a property.
Sure..
The analysis for the property you’re looking to buy shows it will make you a ton of money.
But you need to be very cautious of your cash.
As issues will arise and they will quickly eat away at your cash on hand.
Sidenote:
I go into more depth on these 5 pillars and how they can help you start investing in real estate on autopilot ASAP in my upcoming webinar.
Click here to sign up for it!
Summary
You now know the secrets that the RICH knew all along.
Such as:
The 4 big reasons to invest in real estate:
leverage,
appreciation,
mortgage paydown and
control.
The 3 little benefits of real estate investing:
debt,
inflation and
cash flow.
The 3 myths of real estate investing:
It's so difficult,
It requires a high IQ and high-tech software and
it’s scary and risky.
And lastly, the 5 pillars to 7 Figures of real estate investing:
Analyzing to Find the Right Properties (Trust the Numbers)
Building a Team of Trusted Professionals (Invest Hands Off/On Autopilot)
Constant Analysis of your Portfolio (Make Sure your Making Money)
Invest in Good Areas (Minimize Headaches & Build Equity Fast)
Cash is King (Net Income Doesn't Matter Without Cash)
With these 4 secrets to real estate investing, you are now on the same playing field as the rich.
But It’s still up to you if you want to join the 90%.
Well, I hope you enjoyed this article...
And that you now have a better understanding of the many benefits of investing in real estate.
This is the path I have chosen.
And it's changed my life!
If you have any suggestions or comments, please leave them below.
I’d love to learn from you.
And, if you’re aligned with my thoughts on investing in real estate and want to start investing.
WHAT TO DO NEXT: Enroll in Real Estate Investing Bootcamp
I’m sure you will love it!
Anyhoo...
I hope you have an amazing day!
And remember to, Live Your Life Everyday.
Tyler Soulliere
2015 CREW Magazine Investor of the Year
