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Newsletter

Association events and meetings - knowledge, contacts and results AlamoREIA.org

Please feel free to distribute copies of articles contained herein.

JULY 2015.

Yet another Alamo REIA newsletter just jammed with great information.

If you’re reading this you should be super happy, because you are a member of the Alamo REIA. Hey, you have

access to some of the latest thinking in the real estate investment field. Second a whole bunch of the stuff can be

implemented immediately. You’re getting something useful to read. It has to make for a better day.

Again a fabulous month. Why? Transaction seem to failing from the trees. People are happy, out there investing and

buying broken properties. So this month your association brings you the Financing Panel discussion. Again, a do not miss

event

News

Who knew Minneapolis, Minnesota was such a lovely place to visit?

A whole clutch of us attended the annual National REIA bash. Each of us taking something different from the conference.

We gained an enormous amount of new knowledge and hopefully we can implement some of our lessons within our

association. Expect some changes in the next few months. In fact, the first result is the “Panel of Experts” we have at this

meeting.

The market is just so, so vibrant, it’s becoming easier to sell the just renovated houses and our panel will be discussing

how to find the best and easiest financing of your deals.

Event venue is the Double Tree Hotel (37 NE Loop 410, located at the corner of Loop 410 and McCullough Rd.).

Time 6:00 p.m. on June 11th 2015

The venue provides an outstanding pre-event dinner from 5:45 to 6:15 and Cash bar till close.

Oy, it’s even better, get there even earlier and spend time one on one with an experienced investor, real estate

entrepreneur, rehabber or two.

Contents: July event – Financing Panel Discussion – Quick,

easy, no hassle – Great.

June event – What did we learn from Quincy

Long – Quincy’s dry humor convinced us all that

being a geek is not all that bad. It is a privilege to be

able to have him visit us.

President Message

Musings from the Office

Lead generation is vital to the operation of your business. Are you an investor?

Life in the Trenches.

How to Create a Note for Profit

How to Create a Secure and Saleable Real

Estate Note

Pix and lots of them – are you in one?

The only San Antonio chapter of NATIONAL REIA

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This Newsletter is produced by the Alamo Real Estate Investors Association The Association does not purport to offer legal advice and you are encouraged to consult with an attorney about legal matters related to property

transactions.

Ideas only from Alamo REIA

Panel Discussion Financing your next transaction quickly,

easily and without hassle. Great!

Scott Henneke, ISB Capital - hard money lending; private investor in single family & multifamily properties, and real

estate related investment instruments. ISB Capital is one of Texas’ leading sources of financing for new construction and real estate investor loans. ISB

provides creative financing options for opportunistic real estate transactions.

Through ISB’s process, they are able to quickly fund loans that make sense. Having funded over $400 million in loans to real estate investors, ISB understands what a successful real estate opportunity looks like. This gives many of the clients the comfort of knowing that ISB provides a second set of eyes when evaluating real estate deals. ISB’s unique approach to financing is significantly quicker and more flexible than that of typical banking environments. Compared to other lenders, ISB takes a fraction of the time to underwrite a loan, and they see the true potential of a project. Additionally, since they use private capital to fund loans. ISB are not restricted by conventional lending requirements and strict banking regulations. With more than 20 years of experience, the ISB team has vested interests in seeing its clients succeed. ISB will not lend money on projects that they do not believe in, which is why ISB borrowers think of them as trusted advisers.

Helen Bernatek, AmeriPro Funding aka Helen’s Money Team - traditional RE mortgage financing; Helen’s radio show, which discusses traditional mortgage lending and refinancing, has been broadcast for the past 7 years on KTSA 550 AM.

Tom Hennigan - private investor and founder of Alamo REIA (in 2012), New Orleans REIA (in 1980), and the

National REIA in 1985 - private money lending.

John Cantleberry - B2R Lending - residential rental investor lending.

Secrets To Using Your IRA That All Real Estate Investors Need To Know!

Quincy's Good Bad & Ugly presentation taught us about the power of self-directed IRAs and qualified plans. He also pointed out where we could get additional information as to how the Roth IRA’s work for the benefit of an investor. Clearly this is the way to go to control or rather take control of your retirement.

He drew attention the power of IRAs as a funding source for all of your real estate transactions. He said it is possible to never have to deal with a conventional lender ever

again? He also said and gave numerous examples of how great it is to get an amazing return on investment for yourself while help others create those same returns with Real Estate backed investments


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It is worth your time to learn how self-directed IRA’s can provide more safety, security and more predictable returns than you are used to seeing

with your “traditional” stocks, bonds and mutual fund investments?

From the President of the AlamoREIA

Last month Quincy Long came to visit. He gave us one of

the keys to the kingdom – secure, safe and profitable investing

This month is a Panel Discussion Financing your next transaction

quickly, easily and without hassle. Great. Our guest speakers are all super successful real estate entrepreneurs’

right here in San Antonio. Each one has a unique story to share and from these stories we’re able to emulate many of their strategy creating an annuity income. Another step to that retirement on that mythical luxurious Caribbean island.

We’re not done yet, remember we have all of our Focus

Groups happening this month: Ladies Focus Group, Landlord Focus Group and our Flip Focus Group is creating a real buzz! Make sure you join us on Meetup.com to get the latest information on locations, dates, and times.

Lots of things to do this month, mark your calendars now,

register, do whatever you need to remind yourself of all the great things to go to at Alamo REIA this month! Happy Investing! Sharon Fernandez, President.

Musings from the office – 1

JARGON BUSTER

Amortize

To determine on the basis of time and interest rate,

how much of payment must be (including principal and

interest) to pay off the loan

Amortization schedule

A table that shows the periodic principal and interest

payments on a mortgage loan. This schedule will also show

the remaining balance due on the loan as the loan is being

paid off. The easiest place for a real estate intra-premier to

check on any loan is to go to www.bankrate.com.

Annual percentage rate (APR)

The cost of borrowing on an annual basis.

Annuity

Regular fixed payments or receipts over a designated

period of time. Every real estate entrepreneurs should be

striving for this. The goal, generally, is enough for one to retire

comfortably.

Appreciation

No, it’s not what your spouse says or does when you

give them a gift. In this case it is a surge in the value of

property, resulting from an increase in the performance of the

property through management or inflation. Editor’s note:

With wage stagnation and the reduction of immigration, the

number of households being formed is restricted. With

interest rates probably increasing in the next few years it

seems unlikely there will be significant overall property

appreciation in the long-term. The exception are in counties

where there job growth or other circumstance to attract

people. The movement of the population from the cold

climate of the North to the warm climate of the South will and

does have an influence on appreciation.

Musings from the office – 2

For whatever reason the word Investor has developed a life of its own and sadly it’s not a good one.

There’s very little regulation if any apart from common

laws governing real estate to control the behavior of ‘investors’. Many people who are not really investor’s use the word very loosely. See the next article written by Mike Butler.

The connotations associated with label ‘investor’ when

talk to sellers is akin to that of a used car salesman or a real estate agent. Ask most attorneys! These professions often carry a lot of baggage and people instinctively do not trust the salespeople. Clearly, there are exceptional real estate agents and outstanding used car sales people. The sadness is that all are lumped together. We, as investors,


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are often seen in the same light. Is this because by virtue of what we do we have to buy property wholesale when there is a vibrant retail market right next-door?

Okay, we all understand that wholesale and retail are

two different things. Things that can be different of course are the need for repairs and the cost of Real Estate Commission if sold retail. Still, it doesn’t mitigate the reputation.

So what is solution? One could be to change the name

of your profession and move away from the word investor. If you’re doing rehabs, a label could be something like –

Rehabilitation Practitioner.

Reprint

EVERYONE WHO CALLS HIMSELF AN INVESTOR

IS NOT ONE Editor’s question – So how do I become one? Read

on. Are you an investor? Are you really??? Real estate instructor Mike Butler and good friend of

AlamoREIA, shared the following thoughts in regard to the question - Are you a real estate investor?

Investors purchase assets with the expectation of

holding them for a period of time. What about those folks who buy, fix up and sell? Are

they investors? I don't think so. They are in the same category as a builder, plumber or electrician. They are getting paid for what they DO, not what they own. When these people stop buying, fixing up and selling, their income stops.

What about those who wholesale or quick turn

properties? These people also try to label their activity as investing. Far from the truth! Once again, when they stop wholesaling, it's over.

I'm not against these two activities. (Editor’s note: -

If you are in investor, you sure as heck are doing these two activities to greater or lesser extent).It just burns me when some people say these two methods are the safest and easiest methods of investing. These activities by themselves are not investing, however; they can be an integral part of your investment battle plan.

When I got started, I wanted to have a handy person

whose hours I could control so I wouldn't have to wait for a part-time worker to take care of my problem on one of his off days from a regular job. I learned I could buy an ugly house, fix it up, sell it at retail and make about $35,000 in a couple of months. This would pay a whole year's salary for a full-time handy person and part of the wages for a helper.

I used the wholesaling and buy, fix up and sell activities

to "feed the machine". These two non-investing activities definitely kept me afloat while I was building my rental business, starting with next to no cash. I came to realize that the true path to financial independence involves ownership of real estate. Even though nobody "around me" seemed to be happy about being a landlord, I knew one thing, that the successful "investors" I admired all owned real estate.

From Mr Landlord Newsletter June 2015

Lead generation is vital to the operation of your business.

A mailing campaign directed at your target market is the best way to get the high equity transactions into the pipeline. I often hear, “give me the leads and I’ll do the transactions.” I have even heard, on more than one occasion, someone say the following, “if you get a good deal please would you give me a call.” This is from somebody who I have no idea as to their ability to close a transaction and then why would I give them my profit? Seriously this stuff happens. But that’s my rant. Getting the leads is of course the trick. All of us have

heard the following, “How do you get your leads.” This is a very difficult question for experienced investors to

answer because they feel they do not need to share their marketing advantage with a potential competitor. Also


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they’re not sure about where in the market the inquiror wants to be. Target marketing can take many forms be it the hiring of a virtual assistant to make telephone calls to the “for sale by owner” universe Scoweing the MLS or Zillow, on a daily basis using predetermined keywords as filters is another attractive method. By far the most popular and effective method is direct mailing. Before adventuring into the arcane world of direct mail it is imperative to understand which market to address.

1. Wholesaling. 2. Remodeling and flipping. 3. Remodeling to hold as rental. 4. Remodeling to hold as owner/finance. 5. Low/medium/luxury priced property. 6. Multifamily. 7. Other commercial.

The real kink in this score of let’s call it musical notes, is to discover how much (the numbers) one can take on at any one time. Most of us can manage one rehab a month along with one or two owner finance transactions. More than this requires the employment of staff and a major cut in leisure time. Most real estate professionals are one-man/woman operations and thus the limitations. Sending out just 50 letters or postcards a week to a target audience, be it out of town owners or landlords or people in divorce proceedings or dismissed bankruptcies will produce sufficient business to occupy practically anybody’s time. But, 50 seems a little! It is. Sending out say 200 a week will produce 24 leads a month and each lead will require on average one hour work to sort out as to which could produce a profitable transaction. On 24 leads one could expect to bring to fruition at least three. Three is too much for most of us unless we all wholesaling. Stay with the 50 and when comfortable, move up.

How to really upset and investor. From life in the trenches.

I bought a house ‘subject to’ a few weeks ago and it had tenants. The previous owner and I were in the agreement.

A request along with the warranty deed was sent to the management agent. I sent the warranty deed as proof that they could talk to me as the new owner of the property. Here is a list of the documents I requested. 1. Agency's agreement with the owner. 2. The Rental Application used to vet the tenant. It could be the TAR form along with the Tenant Selection Criteria used to select the tenant. 3. The Residential Lease and Pet Agreement. 4. Residential Condition and Inventory. 5. When and how often did the agent inspect the house during the lease period? 6. Itemization of security Deposit - this is tied to item 4 above. 7. A payment history. 8. Late fees paid if any and how were they allocated. 9. On what day each month was the rental collected then transferred to the owner The agent, a franchise of a nationally known group then handed over the request to an attorney stating that they could not give me the documentation as the agreement was with the original owner, now deceased and they could only communicate with the executor. The fact that the executor had instructed them to talk to me seemed to be immaterial. Now here’s the thing. The attorney this agency elected to use just happens to be my attorney. He called me and we agreed that as I was taking over the property in the next few days it was not that important because the tenant was moving out within six weeks. As it now turns out a few weeks later it becomes interesting to find out why the agents wouldn’t hand over the documents. I talked to my attorney and he is now attempting to get the documents. I suspect that they will not be forthcoming and what we do get if we get any, will be deficient. I know for a fact that the agent while collecting 10% of the monthly rental for a three-year period never once inspected the property. Further I know from talking to the tenant that they did not sign a pet agreement or do the inventory thingy. However the houses been wrecked by two large dogs and we have no idea of the state of the house before the tenant moved in. that is clearly a dereliction of fiduciary duty. While this agent professes to be a professional and is paid as a professional should be paid, I question whether or not this agency should not be reported for lack of professionalism to the Texas Real Estate Commission. That


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seems like a hassle and going against the grain, swimming upstream and all the other negatives. So in all probability will not happen. So what is the lesson? When purchasing a property with an existing tenant make sure that all the documentation related to the tenant is given before closing and that if there is any discrepancy, make absolutely sure who is going to pay for those discrepancies. If the agent is at fault please do not hesitate to report them to the relevant authorities at SABOR or TAR. Why report them? TAR professes to be in business to uphold professional standards within the industry. They need to know when somebody is not holding up their side of the bargain.

How to Create a Secure and Saleable Real Estate Note June 03, 2009 inShare

The basics of how to use seller financing to create the most secure, saleable (at the lowest discount) seller financed real estate notes. Real Estate Sale with seller financing:

Sell the property to a buyer who will occupy it

(called owner occupied). Get an appraisal and sell for the maximum appraised value. Why discount the property when you are offering financing?

Sell the property to a buyer whose mid credit score is at least 600. The higher the better. It’s your federal legal right to know all three of their credit scores and is in line with the Dodd Frank Act.

Sell the property to a buyer who you don't know and isn't related to you. (Called an arm's length transaction).

Sell the property using a third party processor like an escrow, Title Company, real estate lawyer or better still a Licensed Mortgage Originator.

Make sure to buy and receive a valid Title Policy with insurance in the amount of the sales price. Get a "Lenders Policy".

Take back a mortgage in the first position (the most senior lien) for no more than 85% of the sales price. (you can use a second to achieve the 85% LTV if necessary).

WE ARE ON FACEBOOK AND MEETUP.COM! Looking for a place to post deals, find deals, ask about

contractor referrals, ask real estate investing advice, etc.? You now have a place to communicate with your fellow members

online! Join the group now, it’s FREE and part of being a member! www.facebook.com/alamoreia and www.meetup.com/alamoreia

The Focus Groups are up and running. We have a Woman’s

Meeting once a month – talk to Sharon Fernandez. The

Landlords Focus Group is run by Harold. Don’t mess about get

involved.

“Subject to” Focus Group is working well for more information

please contact [email protected]

mailto:[email protected]


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Support our vendor members.

ISB Capital, LLC. – Private Money

Lydia Herrera

141 Danube Suite 102

San Antonio , TX 78213

210-447-9129

[email protected]

www.isbcapital.com

R.E. Capital, LLC – Hard Money Loans Mitch Stephen 11207 Perrin Beitel, Suite 303 San Antonio, TX 78217 210 669 4020 [email protected] www.Loans2Go.net.

Longhorn III Investments – Hard Money Loans 13750 San Pedro Ave, Suite 810

San Antonio, TX 78232

T: 877.420.7346 - : - M: 713.409.6386

Contact: Scott Fleming & Chris Jameson www.longhorninvestments.com

Value Funding, Inc. – Residential and Commercial Lender “Lending With A Touch of Class” Residential & Commercial Lending, Hard Money/Great Rates FHA-VA-Conventional Loan, USDA, Construction, Multi-Family Maurice Federbusch, Loan Officer, NMLS 1045965 San Antonio, TX 210-649-8807 [email protected]

www.valuefunding.net

Property Maintenance

Birdy Maintenance Web : WWW.birdymaintenance.com Office # (210)314-5110

Alamo Area Virtual Tours LLC Call 210 325 2675 www.alamoareavirtualtours.com. [email protected]

Elite Star Inspections 210 719 1282 www.elitestarinspections.com

Alamo Lawn & Landscape Recovery “Has your lawn gotten away from you? Let us RECOVER it!” Call 210 689 6289 Cell 210 605 3280 [email protected]

http://www.valuefunding.net/

http://www.birdymaintenance.com/

http://alamoreia.org/wp-content/uploads/Birdy-Maintenance.jpg


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ATW Investments – Property Buyer Call 210 780 4151 [email protected] www.atw-investments.com

Angela Marrero, Capital Title Business Development 3602 Paesanos Parkway, Suite 100, San Antonio, TX 78231 Office: 210-547-4177 Fax: 855-372-0000 [email protected]

Big State Home Buyers – Property Buyer “We Buy Texas Houses” 713 263 7466 [email protected] www.bigstatetexashousedeals.com

Home Depot – Materials and Supplies Ted Eickelberg, Pro Account Representative 1066 Central Pkwy. S. San Antonio TX 78232 210 416 0464

Irish Lake Management Company-Property Buyer Got a House to Wholesale? Experienced investor looking for inexpensive properties on this S, E and W sides of town Call Alma 210-858-9862

Sell your first Mortgage fast and for cash

Note Buyer Call Tom 504-259-0008

NYCO Property Tax Consultants “Don’t pay more than your fair share of taxes!” [email protected] 210-677-2488 cell 210-492-9313 fax

Sherwin Williams – Materials and Supplies Stuart Bartow, Sales Rep 5939 Broadway, San Antonio, TX 78209 210-829-8962 [email protected]

Texas Property Warehouse

Property Buyer 210-816-1895 [email protected] www.Texaspropertywarehouse.com

New York Life Insurance – Insurance New York Life Agent - Charles Common Insure yourself, insure your

“Subject-to” seller & buyers Call or text: 210-897-7247 [email protected] [email protected]

Quest IRA, Inc. 17171 Park Row Dr. #100, Houston, TX 77084 1-855.FUN.IRAS. 1-855-386-4727 [email protected] www.questira.com

Montelongo Longoria Design Build Quality workmanship with a focus on premium materials, adding value and enjoyment to each home we remodel. Call 210-569-0669 www.ml-designbuild.com

Need to advertise our business?

Members are entitled to a free two line

classified ad in our future issues of our

Newsletter – cutoff date for all

submissions – 15th of each month –

publishing date 20th of the month.

As a member we are entitled to

discounts and/or cash rewards at Home

Depot, Office Depot/Office Max and Sherwin Williams. Do not forget to register. This is our association working for us.

Editorial Wondering through the various bits and pieces I keep to write articles for this newsletter I came across a printout from an investor.

It got me thinking about the elevator speech we all practice, or should practice! The question that came to mind was, does it always have to be a verbal elevator speech?

The convoluted thinking then tapped into something we learnt at the National Convention held in Minneapolis just a few weeks

ago. We learn as we dream, in pictures. Think about this. Normally when we go to a convention, or a church or a school we sit in theater style. Somebody gets up stands behind a lectern and proceeds to tell us what we learn or should do. Our default mode is to fall asleep. OK, maybe not fall asleep but sure is sick think about something totally different away from what the person is trying to tell us. Now would not the same logic hold to some degree when we give an elevator speech?

This brought on the next thought. Why does the elevator speech have to be verbal? Could it not be visual? While not negating the

need for a verbal elevator speech as a backup, it would be great if one could hand the listener a synopsis. The synopsis may appear on the business card although this is old hat, it still effective. Remember to use the back of the business card, by printing a synopsis of the synopsis.

Classified ad section.

Pablo Uresti, Attorney - Licenciado 2302 N. Zarzamora Street, SA, TX 78201

210-736-6800//C 210-262-6945 – Pablo is ill at

present. Please be patient.

Call or text 210 523 9990 We buy houses at full price

mailto:[email protected]

http://www.questira.com/


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Here is a synopsis that could be printed out and handed to a listener.

Peace of Mind I have been a real estate entrepreneur since 1972. My primary business is to buy property to hold for

the long term. I work as a landlord. I’m always looking for property I can purchase. Typically I like to assume the loan on property if there is an existing loan and pay full price! This is great, as it takes the worry of debt from a sellers mind. Another scenario may be a property with no debt. With the property as collateral, I can give the seller a monthly income without any of the hassles associated with landlording. Let’s talk and here is my telephone number to either text or call (210) xxx xxxx

Editor – Peter Michael –– [email protected].

Five ways Alamo Real Estate Investors Association pays for itself

1. Home Depot 2% rebate. Shop at the Home Depot? Get a minimum of $50 a year off your Home Depot purchases with your Alamo

membership. You don't have to apply for a credit card either! Just register the card/s you already use and Home Depot will send you

a check twice a year.

2. Free shopping savings. Save as much as 20% off paint Behr paint and paint sundries, 20% off your Rentals.com listings, 20% off your

Constant Contact membership and up to $100 off a year with Roto Rooter. There's always a discount available to you at

OfficeMax/Office Depot.

3. The National REIA business builder provides.... All the tools you need to run and market your real estate business including website,

hosting, property management automation, lead generation, foreclosure tracking, squeeze pages, all deeply discounted for

membership... All of which is needed and a requirement to start your real estate business.

4. RealProtect –Insurance for the Real Estate Investor. An insurance program specifically designed with the one-four family dwelling

real estate investing mind. With you own one home or thousands, RealProtect can and will help you reduce your insurance costs and

properly manage your risk.

5. Quick start hardcopy booklet. This is a homebrewed simple quick easy “how to” manual proven to be successful in our local market.

This is a package that is now included as part of your membership.

Joining Alamo REIA is a no-brainer

Other benefits:-

Local contact with the very best and successful real estate professionals. Structured networking. Regular market reports. Meet the finest real estate trainers in the country Find partners to one or more deals while learning. Easy to find sources for your real estate funding.


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Back Page Tip # 1

Bathtubs and one piece plastic/fiberglass splash backs. They get damaged, scratched and often a dirty brown/gray film or spots are to be seen on the bottom. If one is doing a full strip out putting in new bath is a good idea. Better still for a little bit more you can put in a Jacuzzi type

bar. The issue is the cost. The physical bath tub is quite inexpensive, it’s a rip out and replacement which cost dollars. Inevitably one also has to remove the door jam and open a wall just to get new tab in. We’re in for some major re-construction.

Faced with this many of us have discovered the re-surfacing products available at Home Depot. It’s quick relatively easy

and cheap. The result is pretty impressive. Correctly done people are hard pressed to tell it has been resurfaced, if they even notice.

INTRODUCTION Prepare the Tub Remove any anti-slip strips with a cleaner and degreaser. Wash the tub with an abrasive cleanser. Scrub the tub with an abrasive pad and Lime-A-Way.

STEP 1 Sand the Tub Sand the tub with 400-600 grit wet sandpaper. There are a couple of reasons for this:

First, when you sand the surface you'll be removing any grime or gloss that's left over from the cleaning.

Second, when you rough up the surface, it will give you good adhesion for the coating. Pro Tip When you're sanding, it's best to use wet sandpaper so the grit can be rinsed away while you're working.

STEP 2 Apply the Paint

Mix the epoxy and paint it on with a brush and roller. Note: Small bubbles will appear on the surface as you paint, but as it dries its self-leveling properties will eliminate the bubbles.

Brush in one direction only.

Brush on a couple of smooth, thin coats.

Feather the edges as you paint to avoid a hard line between painted areas.

Apply two light coats one hour apart.

STEP 3 Caulk the Corners

Caulk around the tub, corners of the tile walls and around the corner shelves. Pro Tip You can use denatured alcohol for cleanup when caulking.

Back Page Tip # 2


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Your association is really happy to announce a new deal, or a better deal, no, make that the best deal. By joining the Association

you are now automatically signed up for Home Depot Pro Rewards. No longer will you need to schlep off to Sherwin-Williams for paint at a discount. They have gone off in the on direction and Home Depot has done a deal with Behr Paints and we now get 20% off. The 20% off is a step up from our previous 10% discount and it applies to all paints, the big news being the Behr range All that is required is to step up to the pro-desk and give them your telephone number. This lumber is linked to your Pro rewards account and the discount automatically is afforded. It gets better the, every six months a 2% rebate on all the money you have spent at Home Depot will magically appear in your mailbox.

The tip. Make sure you are registered correctly by accessing the computers at our meeting.

HAPPINESS you’re at the end of this month’s newsletter. What’s on the horizon? Next month’s newsletter filled with super-duper tips, ideas and stuff!

It is a brilliant day. Use it, work hard and above all, have fun.

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