Should Active Real Estate Investors Also Invest Passively?

People are often surprised to find out that I am a passive investor. Most assume that I only take on active roles within the multifamily investing space when in reality, I play both sides of the field. While I spend the majority of my time acquiring and managing properties, passive investments play an essential role in my real estate investing strategy.

Passive investing carries a wide range of benefits. The most important of which, for me, is diversifying and reaching new markets outside of my active portfolio. As an active investor, here are a few reasons you should consider also incorporating passive investments into your overall real estate investing strategy.

Diversification of Markets

Establishing yourself as a syndicator in a specific market takes a significant amount of time and effort. When we make the decision to go into a new market, it is with the intention to create a dominant position, which for us, means acquiring a minimum of 1,000 units. This takes a ton of research, relationship building, and analysis. Additionally, it takes a great deal of time to acquire enough properties to gain operational efficiencies such as property management, construction, and staffing across multiple properties.

Knowing what it takes to dominate a market, there is simply no way that I could operate efficiently by actively investing in every town or state that interests me. As a passive investor, I am able to diversify my portfolio and invest in new markets because, well, it’s passive. Other syndicators are doing the hard work in their respective markets, which allows me to leverage their knowledge and understanding of that particular area without the need to be involved in every day operations. While it is still important to conduct market research and vet potential deals, doing a high-level analysis is an entirely different experience than running the entire show.

For example, our team and I personally have owned and operated 17 properties in the greater Phoenix market. I’ve spent a great deal of time developing my knowledge, understanding, and relationships in this area so that we can find solid investment opportunities and create economies of scale. It took our team five years to establish that kind of presence.

When I decided that I wanted to invest in an a market outside of Arizona and Texas, I knew that I couldn’t take enough time away from my current syndications to become an expert in that market so I looked for someone who already was. I found a syndicator in the area that I could trust and took the steps to become a passive investor. Now, I get to focus on the markets that I lead in while my money works for me through passive investments in other areas. Passive investing is a great way to dip your toe in a new market before you decide whether or not you want to pursue an active investment there.

Diversification of Asset Types

Passive investing is an opportunity to leverage the knowledge and skillset of other investors in order to expand your portfolio. In addition to diversifying your market reach, passive investing also allows you to diversify which asset types you invest in.

Let’s say you’re an expert in multifamily, but you really want to explore mobile home parks or new construction. As a passive investor, you can. Joining forces as a limited partner with an active investor in that space allows you to diversify into those new asset types with the help of someone who has already done the heavy lifting. You should have a basic understanding of the asset type that you are interested in but you can rely on the syndicator that you choose for the nuances and fine details. This leaves you time and energy to focus on your area of expertise while spreading your investments out into different buckets.

Find New Partners

Passive investing opens up a world of possibilities for not just new states and asset types, but new partners as well. Through passive investing, you will meet people in other markets that you may not have otherwise come into contact with. These individuals have the potential to become future business partners, property managers, capital sources, and so much more. Keep the risk factor low while exploring potential partners by only investing a small amount of your own money to explore how they run their deals and manage their properties. As you build trust, you can move on to bigger and more lucrative projects. You can learn a lot about someone by investing with them as a limited partner and seeing how they operate in the real world, not just on paper.

In a blog I published in 2021, 7 Steps To Become a Successful Passive Investor, I shared a list of questions that every passive investor should be asking of the person they are considering investing with. In fact, these are the questions I ask myself when considering investing with someone new. I’ve listed the questions below for reference.

Do I know this person and agree with his/her investment strategy?

Have they sold a deal yet?

What is their track record on current deals and past deals?

What is their track record on turning around a challenging deal?

Did they have any deals that didn’t perform?

Are they great at communication and being transparent?

Are they good at project management?

Have they passively invested?

Are they focused?

The key takeaway here is to make sure you have confidence and trust in the person that will be handling your money. That trust is built over time and unfortunately, you won’t fully know what performance level you can expect out of someone until you can actually see them in action. In my opinion, it’s better to test the waters with a small investment of your own money rather than the higher risk associated with using investors’ dollars and larger projects.

Leverage Retirement Accounts

If you are planning to use your 401k or other retirements accounts to invest, it is important to note that you can not invest that money into your own deals. When you use a retirement account to invest, according to the IRS, it has to be an “arms-length transaction,” meaning it should not be your money invested directly into your deal. While some people believe there is a fine line that can be walked, that is not something I personally recommend. It is safer and smarter, in my opinion, to keep the deal at a true arms-length. Of course, I can not stress enough the importance of speaking to your CPA about these scenarios.

The good news is, if you have a self-directed retirement account, you can still invest passively in other people’s syndications. I personally invest a good portion of my self-directed retirement funds into passive investments.

In this three-part series, I go into great detail about investing with retirement funds, which we refer to as “lazy money.” This method of investing takes the money you have waiting around until retirement and puts it to use so that you begin making more money while you sleep.

Conclusion

I encourage every active investor to also consider building a passive investment strategy. Real estate investing doesn’t have to be a linear path. There are many ways to achieve financial independence through real estate investing. Expanding your knowledge and reach through a combination of passive and active investing is a great way to diversify your portfolio and increase your net worth.

10 Common Property Valuation Myths to be Busted Right Now

Effective property valuation conducted by experts can be highly beneficial in assessing the exact value of properties. Over the years, it has helped both the buyers and the sellers. Qualified surveyors are widely considered to conduct this job successfully. While one looks to invest in a property, it is also important to ensure the return on that investment. Investing in any property involves a huge amount of finances and is considered a long-term investment. Nothing apart from a property valuation conducted by highly qualified surveyors can make your investment safe. There are several myths associated with property valuations which should be busted. All these myths will be discussed in detail for the readers to know and avoid them.

Swimming Pools Offers No Added Value

You cannot claim this as there is no definite answer. Swimming pools add value to properties in specific areas. The valuations associated with swimming pools also depend on the buyers’ wants. The location also matters as coastal areas might offer a different valuation of properties having pools compared to the other parts. In such cases, it is advisable to identify the potential customers to receive the best valuation. Based on several reports, it has been seen that a lot of people pay significant amounts for pools. On the other hand, properties havings swimming pools are also seen to be sold at much lower rates.

Bank Valuations Are Always Biased

Before having further clarifications, you first need to know how different banks conduct property valuations. They generally hire a third party to conduct a property valuation. These property evaluators are professionals and offer unbiased reports. In case of discrepancies, the court is always open to filing a case. A valuation report should have enough evidence to prove its authenticity and accuracy. In fact, it has been observed that banks offer the most accurate property valuations in most cases. Owners should check whether accurate factual data and the right methodology are being undertaken. But bank valuations are always biased and inaccurate is a myth which needs to be busted.

Property Valuers Are Always in a Hurry

Local estate agents are often seen to misguide both the seller and the buyers by blaming the property valuers. Well, one needs to understand that the local agents are, in turn, always in a hurry to sell a property. You can instead get in touch with FCA-approved brokers while searching for properties. Experienced and qualified surveyors generally conduct extensive research before conducting a property survey. They are also well aware of the local market rates, always being closely associated with this sector. Prior research helps them to complete all the necessary activities within 20-30 minutes inside a property. You should focus on the total time spent on your property and the research conducted before.

More Bedrooms=More Value

This is absolutely not how the valuations are conducted and can be termed a complete myth. Property valuations are done based on several aspects which definitely include bedrooms. Yes, valuations were done based on the number of bedrooms 40-50 years back when people were least bothered about the sophisticated designs. Back in those days, family sizes were larger if considered on average. These days extra bedrooms are seen to be turned into an extra store room. Hence, multiple bedrooms never add any extra value specific to the bedrooms. Total floor area matters at the end of the day, while qualified surveyors conduct the property valuations.

High Presentabilty Increases Value

A visually appealing building, appropriately maintained, will increase the resale value. But it is never recommended to paint your building specifically with a motive to sell. Simple designs and light colours are generally preferred when compared with bright colours. Preference also varies, completely based on personal preferences. A particular design can be highly appealing to you, while others might prefer something else. This aspect of presentability is highly subjective and advised to focus on something other than increasing the resale value. It is even seen that property owners quite often focus on heavy furnishing before selling out their properties. You might end up investing a lot of money to enhance presentability, which will take a lot of work to regain.

Value of Property Never Goes Backward

The market rates fluctuate highly based on several considerations and can drop significantly. In fact, significant amounts of hikes in the market rates will definitely fall at a certain time. People not looking for long-term investments should buy when the rate falls and again sell right when the market goes up. Ups and down in the market rates are very common and directly proportional to the national and global economies. You should change your opinion immediately if you still think that the value of a particular property can never travel backwards. This particular property valuation myth can even lead to huge financial losses if not broken.

Commercial Property is Riskier Than Residential Property

Investors should not be much concerned about this broad and generalised phrase. Everyone is well aware of the minimal risks associated with investing in a commercial property. Prior checking and in-depth research can help investors to avoid any complications. On the other hand, investing in residential properties is risk-free. Professional property valuation services can effectively check all the aspects and offer accurate reports. It is always wise to get the property checked by qualified surveyors. Regardless of residential or commercial properties, evaluations should be done based on their individual merits rather than operational aspects.

Market prices and Selling Prices Are Always the Same

Several people still believe in this particular property valuation myth of selling prices and market prices being the same always. You need to understand that property valuation is just an estimation made upon the condition of the building, market rates and other aspects. Buyers are even seen finding a personal connection with a particular property and paying way over the market value. Selling prices can even go up significantly if there is a huge demand for a particular property. Several types of human factors play a significant role in deciding prices associated with property sales. Never take a step forward based on the market prices determined by qualified surveyors.

Investors Should Only Focus on Capital Growth

Capital growth is the most important aspect that needs to be ensured while buying a property. But other aspects should also be considered to maximise cash flow. The best mortgage advice for an investor will be to create a strong rental strategy. An effective rental strategy can ensure the best returns on your investments. Even in hard times of market rates are falling drastically, properly planned rental policies can offer you high returns. The policies vary and are completely up to investors’ requirements and personal strategies. Investors should note that properties in metropolitan areas generally offer higher returns compared to properties in the suburbs.

Buying Interstate is a Great Way to Diversify

Diversification is nothing but a process including different types of investments made with an aim to stabilise the risk factors. Buying interstate properties to diversify was very common among investors in the past. Investors should be well aware that property valuations are directly proportional to the macroeconomy. Taxes, inflations, interest rates and major international events can significantly impact the valuation of properties, regardless of the location. Experts always advise investing in different cities and states rather than only focusing on interstate properties. Again nothing can be pre-determined, and the best way is to study the market and build strategies based on the reports from qualified surveyors.

Choosing A Commercial Realtor – What To Consider

Commercial property for sale refers to real estate that is used for business or income-generating purposes. It is distinct from residential property, which is used primarily for housing. Commercial properties within the Sri Lanka real estate industry are typically used for various business activities, and they can take several forms, including:

  • Office Buildings: These properties are designed to house businesses, professional firms, or government agencies. They can range from small office spaces to large skyscrapers.
  • Retail Spaces: These properties are used for selling goods and services to consumers. They include shopping malls, strip malls, storefronts, and standalone retail buildings.
  • Industrial Properties: Industrial properties are used for manufacturing, warehousing, and distribution. They can include factories, warehouses, distribution centers, and industrial parks.
  • Hospitality Properties: These properties are used for accommodation and entertainment, such as hotels, motels, resorts, and casinos. For example, tourist villas for sale in Sri Lanka.
  • Multifamily Properties: While primarily used for residential purposes, multifamily properties like apartment buildings and condominiums can also be considered commercial if they are operated as income-generating rental properties.
  • Special Purpose Properties: Some commercial properties have unique purposes, such as hospitals, schools, religious institutions, and recreational facilities.

Commercial properties are typically leased or rented out to businesses or individuals for a profit. They can be owned by individual investors, real estate investment trusts (REITs), corporations, or other entities. The income generated from these properties can come from rent, lease payments, or other revenue sources, making them a popular investment choice for those seeking to generate rental income and potentially benefit from property appreciation over time. Commercial property investment often involves more complex leasing agreements, property management, and maintenance compared to residential real estate.

Benefits of buying commercial property

Buying commercial property can offer several benefits for investors and business owners. Here are some of the key advantages of purchasing commercial real estate:

  • Rental Income: They can generate rental income from tenants, which can provide a stable and potentially lucrative source of cash flow. Commercial leases often have longer terms and higher rent rates compared to residential properties, leading to potentially higher returns on investment.
  • Appreciation: Over time, the value of commercial real estate properties can be appreciated, potentially leading to capital gains. Economic growth, development in the area, and market demand can contribute to property appreciation.
  • Diversification: These types of investments can diversify your investment portfolio. They have a different risk-return profile compared to other asset classes like stocks and bonds, helping to spread risk.
  • Tax Benefits: Owning commercial property can provide tax advantages, including deductions for mortgage interest, property taxes, depreciation, and certain expenses related to property maintenance and improvement.
  • Control: As the property owner, you have control over property management, tenant selection, and property improvements. This control allows you to make decisions that can positively impact the property’s performance.
  • Triple Net Leases (NNN): In some commercial real estate arrangements, tenants are responsible for paying property taxes, insurance, and maintenance costs in addition to rent. This type of lease, known as a triple-net lease, can result in a more predictable income stream for property owners.
  • Long-Term Leases: These types of leases are typically longer in duration compared to residential leases. Longer leases provide stability and reduce turnover and vacancy risks, ensuring a steady income stream for the property owner.
  • Inflation Hedge: Real estate, including commercial properties, can act as a hedge against inflation. As prices rise, property values and rents often follow suit, helping to preserve your purchasing power.
  • Asset Appreciation and Wealth Building: Over time, owning commercial property can help build wealth and increase your net worth. Mortgage payments made by tenants contribute to paying down the property’s loan, increasing your equity.
  • Control Over Location: For business owners, buying commercial property provides the advantage of securing a permanent and strategic location for their operations. This can lead to long-term cost savings and branding opportunities.
  • Customization: Commercial property ownership allows you to customize the space to meet the specific needs of your business. You can design and modify the property according to your requirements.
  • Potential for Equity Growth: As you pay down the mortgage on the property and its value increases, your equity in the property grows. This equity can be tapped into for future investments or used to secure financing for other business endeavors.
  • Portfolio Diversification: If you are a real estate investor, commercial properties offer an opportunity to diversify your real estate portfolio beyond residential properties, spreading risk across different property types and markets.

It is important to note that commercial real estate investments also come with risks, including market fluctuations, property management challenges, and economic downturns. Due diligence, market research, and a clear investment strategy are essential when considering buying commercial property. Consulting with financial and real estate professionals can help you make informed decisions and maximize the benefits of commercial property ownership.

How to find a good realtor for handling commercial properties

Selecting the right realtor to handle commercial properties is crucial to ensure a successful transaction or investment. Here are some key factors to consider when looking for a realtor for these types of real estate:

  • Experience and Expertise: Look for a realtor with a strong track record in commercial real estate transactions. They should have experience working with the specific type of commercial property you are interested in, whether it is office buildings, retail spaces, industrial properties, or others. Their knowledge of local markets and industry trends is essential.
  • Credentials and Licensing: Ensure that the realtor is licensed and accredited to work in your area. Check if they are a member of relevant professional organizations, such as the National Association of Realtors (NAR) or other regional real estate associations.
  • Market Knowledge: A good commercial realtor should have a deep understanding of the local market conditions, including vacancy rates, rental rates, zoning regulations, and economic trends. They should be able to provide insights into potential investment opportunities and risks.
  • Network and Connections: A well-connected realtor can help you access a broader pool of potential buyers, sellers, tenants, or investors. They should have a network of industry professionals, including property managers, appraisers, lenders, and legal experts.
  • Communication Skills: Effective communication is critical in real estate transactions. Your realtor should be responsive, transparent, and able to explain complex terms and negotiations clearly. They should also keep you updated on the progress of your transaction.
  • Negotiation Skills: Commercial real estate deals often involve complex negotiations. A skilled realtor should be a strong negotiator who can represent your interests effectively and secure the best possible terms for your transaction.
  • Marketing and Promotion: Ask about their marketing strategies for listing properties or finding suitable properties. They should have a plan for reaching potential buyers or tenants and promoting your property effectively.
  • References and Past Clients: Request references from past clients or ask for case studies of successful transactions they have handled. This can give you insight into their performance and reputation.
  • Fees and Contracts: Clearly understand their fees and the terms of the contract. Commercial real estate transactions can involve different fee structures, such as commission-based fees or flat fees. Make sure you are comfortable with the terms before signing any agreements.
  • Local Knowledge: If you are dealing with commercial properties in multiple locations or cities, consider working with a realtor who has a regional or national presence and can assist you in various markets.
  • Ethics and Integrity: Choose a realtor who operates with honesty and integrity. They should prioritize their best interests and follow ethical guidelines in their profession.
  • Compatibility: Building a good working relationship with your realtor is important. Personal chemistry and trust are essential for a successful partnership.

Before making your final decision, it is a good idea to interview multiple realtors, ask for references, and carefully evaluate their qualifications, experience, and approach to handling commercial properties. Ultimately, selecting the right realtor can have a significant impact on the success of your commercial real estate transactions.

Latest advancements we are to achieve.

Future Awaits

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Coverage of Dimes

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Grid and Flex box are the prime candidates.

Designs of Dreams

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CSS Grid

Flex Box

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Proper Designing for a interesting website

User Interface

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Topics to Cover

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Definite designs only using CSS properly.

Defining the Models

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