Showing posts with label CRE. Show all posts
Showing posts with label CRE. Show all posts

Wednesday, May 27, 2020

Be Aware of Who is in your Audience!

Years ago, I learned, via a more experienced broker than I was at the time, ALL DEVELOPERS lie!

Now, a developer can come along and adamantly state: They never lie! Okay!  I believe they believe that's true.

But, in my 28.5 years of real estate experience, developers lie -- all the time.

Once, while at a event, a developer was giving his presentation on how to buy land to develop it.
Unfortunately, for him, he didn't realize several audience members were wealthy land owners.

I was sitting next to one and I did my best to keep my lips sealed and listen to the presenter's lies.  The land owner was doing likewise.

Anyway, this developer talked about how he's able to acquire land cheaply in order to have a greater profit post sale, development and leasing up of the development.

I had the feeling he thought all attendees there were want to be developers.  It never occurred to him that maybe a handful were actually Owners(?).

Anyway, after the developer's spiel was complete, and as we were exiting, the land owner I sat near, quietly said, "I would never, ever sell my land to that guy.  What a moron!  That guy doesn't realize that half the audience knows more than he does."

Now, the developer is/was a well known builder in the Las Vegas Valley at the time; the Land Owner still has more an 100 acres to his name.  And, Yes, he's developed much of his own property.  He buys, builds and leases out what he can get accomplished in the area where his land is located. Needless to say, he makes a great living.

Moral of the Story: Know your audience!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Friday, May 15, 2020

It's Real Estate!

Yesterday, while showing one of the Motels I have for sale here in Las Vegas, I was talking to the Buyer/Investor about the Pandemic.

Our discussion centered around rental properties and how they make you money over time.

The Investor said he had given up on stocks via the Stock Market because they always lost money.
(I told him about my theory that the Stock Market is nothing more than legalize gambling.  He thought about it for a second and agreed.)

Anyway, he sticks to just real estate now, because he said even though he doesn't make as much money as he thought when sells a real estate property; he said if he holds them for a while, and rents them out, when he does sell, he's never lost money.

He said the trick is to buy with as little of a loan as possible.  Cash is better, of course!

Thus, I remarked that, that is what I have found.  I own rental property and over time the value, rents and aggravation all grow, but in the end, I have always sold for more than I paid for them.

And, if you buy correctly, that limits your downside when selling.

That made me think of when I first entered real estate under Mike Sitren, way back in 1991.
We sold HUD OWNED Homes, originated the loans to financed the buyers purchase and made money both ways!

Now, almost 30 years on, I am just selling CRE and working the rental properties as needed.
It always reminds me of Mike saying when things go rough during a real estate transaction: "It's Real Estate!"

And with this pandemic running rampantly through our lives, if you don't settle down and ride it out, the only real estate in your future, will be a grave plot.

My apologies for end on such a sour note, but if you have an interest in Las Vegas CRE...

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Tuesday, May 12, 2020

"You Need To Pay My Broker!"

Developers!

All of the Developers I have worked with throughout my near 30 year Real Estate Career have always been the same: Greedy!

Recently, I have been going back and forth with a S Cal Developer, who used to be licensed as a real estate agent in California, who is now searching for Las Vegas houses (to buy and flip).

Fortunately, I have a seller client who will sell his rental houses in a portfolio all cash.

After going back and forth with the Developer, and settling on the price and terms, the developer then throws in that I have to split the procuring commission with his "broker!"

What?

Apparently, this Developer wants half the procuring commission and he found a local agent -- who I know - who is wiling to pay this unlicensed person half of the procuring fee just to have some business!


Is this sleazy?

YES!

First, it never occurred to me that the "agent" actually would be willing to do this.  (He must be hard up for money.)
Second, why would an agent/broker even want to be inserted into any ongoing negotiation post the listing agent procuring the Buyer. (This doesn't make any sense.)
Lastly, this Developer never mentioned "his broker" until the terms of the deal were set and I was drafting the contract.

Now, the Seller does NOT need to sell! (It would be a different scenario if that was the case.) And, the original sales terms have been altered from the Seller's original terms and I have a feeling (knowing the Seller for as long as I have) he is most likely NOT going to accept.

We'll see what happens.

(My wife suggested I report this to the NV RED because I know that the Developer wants and probably will get half of the procuring fee IF I go along with his sleazy deed.

If you are searching for an honest CRE Broker...

Contact David Howes: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Tuesday, May 5, 2020

Sleazy Real Estate Agents

Late last night, I received a call from a residential agent asking about one of my motel listings.

She and her husband are a Residential Real Estate Team here in Las Vegas.

Not surprised that a residential agent would call.  That happens a lot because residential agents think that selling a Commercial Real Estate (CRE) property will add to their mystic.  (It doesn't.)

Anyway, this morning, The "wife" emails me that they have a cash buyer interested in acquiring a small motel.  I have one listed.

I call the Owner's Property Manager (PM) and set up a tour.

As I was working on other "things," I suddenly get a text from the PM saying that a Buyer and agent are at the property asking questions.  (Now, PM and myself are the only ones authorized by the Owner to answer For Sale questions.)

Fortunately, the PM was at the motel in question and did answer property questions during the tour.
Then, they suddenly left.

In the meantime, I am calling the "wife" and asked what was going on?
She said their tour was ahead of schedule and thought just going to the property to walk around was okay. (It's NOT!)

I told her that, that was unacceptable and unprofessional behavior.  If she had been in real estate any length of time, she would know this.

FYI: If you make a schedule to tour a real estate property, and you are early, you call the listing agent to let them know you are early.  They didn't call.  I had to call them after the PM found them wandering the property and asked what they were doing?

So, if you have agents that are that lacking in management skills, you may NOT want to work with them.

The PM did say the Buyer acted as if he was offended by the condition of the property.  He's a bottom feeder and I am truly sick of them.

The property is Value Add and does need work and is priced for that reason.

More as the Corona virus, COVID-19, rampages through the US.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Wednesday, April 8, 2020

Small Las Vegas Casino For Sale!

The Owner of a Small Las Vegas Casino with 45 rooms just told me he's interested in Selling.
He said he will NOT List with any Broker, but if I bring him a ready, willing and capable buyer, he will compensate me.

So, if you can acquire an Unlimited Gaming Casino at $30 Million, contact me right away.

Las Vegas, NV

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Monday, April 6, 2020

Corona Virus is NOT a Reason to Cancel Escrow at the Last Minute!

The Downtown Las Vegas Motels that were in escrow suddenly canceled last Monday -- the day before the escrow was supposed to close.

The Seller is very, very upset because the Buyer had run through all of his contingencies and at the last minute he claimed he couldn't get financing, thus he emailed a Termination Letter to escrow demanding his $275,000 Earnest Money Deposit (EMD) returned.

Per usual, he is claiming the Corona Virus and the US Travel Ban are to blame -- thus he can NOT close.


BULLSHIT!

First: his Due Diligence passed and he had no problem with all that was disclosed to him about the three motels. (Yes, he knew they are Value Add and the Buyer accepted that fact.)

Second: At the last minute, he claimed his bank refused to finance the transaction.  Unfortunately, he claimed from the very beginning he was a Cash Buyer, thus he did NOT have a Financing Contingency in his contract.

My Attorney Friend (who I used to play golf with every week) said that just because there is a Pandemic and a Travel ban, those items are NOT in the contract, thus the EMD rightfully belongs to the Seller.

That is in the contract!

Besides, the Buyer's Up Buyer canceled on him leaving him high and dry.  That's NOT the Seller's fault!

In the meantime, the Attorney is going to respond to the Termination Letter and said we'll see where that takes us.

So, are you looking for a (Non Gaming) Downtown Las Vegas Motel that can be acquired at about a 15% Cap Rate?

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Saturday, March 28, 2020

The Assignment has NOT been Received!

In almost 30 years of being a Real Estate Broker, this has happened to me less than a half-dozen times.
However, as of yesterday, this is the first time it happened within three days of closing escrow!

I have had the three Downtown Las Vegas Motels in escrow four times now.

In my attempt to ward off would be flippers, I have been diligent to overly vet prospective buyers.
Most approach as buyers interested in acquiring value add, net income properties that they can fix and operate.

However, I didn't see this one coming because the "Buyer" has acquired several properties in Downtown Las Vegas that he bought, fixed, and operates.

So, when all of the Buyer's contingencies expired, he suddenly wants to cancel the escrow -- and receive 100% of his Earnest Money Deposit (EMD) back!
WHAT?!

The Seller was just as surprised, too!  And, since the Buyer threatened to sue to get his EMD, the Seller sought his attorney's advice; and his attorney says the EMD belongs to the Seller.

Then, while discussing the situation with the Escrow-holder, she lets out that she had been waiting for the Assignment of the Escrow.
WHAT?!
Assignment of  Escrow
She tells me that the Buyer's assignment of the escrow has NOT been received.  I was stunned. Apparently, this Buyer either didn't have the funds to close (As he assured me); or his flip Buyer pulled out of the deal at the last minute.
(I think the latter.)

Now, the Buyer either has to close, or he loses his $275,000.00 EMD.

At this point, we shall proceed with caution.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Thursday, March 5, 2020

Taverna Costera -- A WHL Designed Restaurant!

Rarely do I ever mention my wife's design firm.

I really should mention her firm more because her team does amazing work.

Here is the latest from Carol, Larry and crew!

Vegas Eater Taverna Costra Story

Magnificent!
To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Monday, February 10, 2020

Multi Family Plex Properties For Sale in Downtown Las Vegas!

If you have been searching for a smaller Value Add Las Vegas Investment to get started -- or, you have a limit on your available funds, there are 5 small multifamily real estate properties that are available in Downtown Las Vegas!

They are each in the $300,000 range - if bought individually; OR, you could acquire all 5 for $1.5 Million.

621 & 625 N 11th Street

208 N 13th Street

1302 Stewart Ave

610 N 11th Street
Interested Buyers should...

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Friday, January 31, 2020

Las Vegas Residential Portfolio For Sale!

Have you been searching for Single Family Homes to purchase as rental income?

Then, I have a portfolio of homes that are rental properties for you.

There are 11 homes and 1 Condo in this portfolio.  You can acquire One or all Twelve.  It's up to you.

1189 Balzar Ave
1392 Hart Ave
2060 La Salle Street
 
4420 Shalimar Ave

4562 Baby Bird Lane

4604 Van Buren Ave
4608 Van Buren Ave


5151 Paradise Valley Ave

7078 Burcot Ave C-14 (Condo)

2160 Clancy Street

























3019 Asante Cove Street


















1913 Wild Jan Drive










To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Saturday, January 25, 2020

Sports Loving Investors - A Long Term Leased Sports Bar is available for your review!

Hey!

Sports Loving Investors!  There are two Las Vegas Sports Bars For Sale!

Football is back in full swing!  And, the Super Bowl is just around the corner!

With that said, these are fabulous opportunities for the correct Sports Loving enthusiast to acquire a perfect Net Leased Investment Property where local Las Vegans go to wet their whistles and make friendly wagers on the games right inside of the bar!



That's right!  These Sports Bars have sports wagering kiosks that can accept wagers on the game right at the bar location without having to go to a major resort to place a bet at a sports book!

And, these are located in these particular sports bars because of the credibility of the Tenant which is a National Credit Tenant who has a Corporate Guarantee on their lease!

These two can be acquired together or individually.  Both have a Net Leased Income of more than $20,000 per month!

AND, there is basically zero Landlord responsibility!

The Tenant pays for the building maintenance, the building's Real Estate Taxes, and Insurance on top of their  annual rent!

So, don't wait!  The long term leases and tenant financials are available.  But, I will only let those qualified get to see them.  In order to get qualified, you need to call or email me.  I suggest you do so as soon as you finish reading this so you do NOT swing and miss on this too good of an opportunity!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Tuesday, January 14, 2020

Rail Served Land in Las Vegas!

Recently, I've been thinking about the Railroad.
All the live long day.

Okay, enough of that.

About a year ago, I ran into a Land Owner who resides here in Las Vegas who owns several acres of land that he is considering for sale.
One of his parcels is adjacent to a parcel that has rail service.


Now, there's no warehouse, or anything like that on the parcel; but, there is a rail spur on the vacant parcel.  This could add value to this owner's parcel if he does acquire it.


It sits there all by itself, all alone with no other rail served parcel in the area.


However, the parcel with the rail service is NOT big enough, by itself, for any warehouse development.  So, in order to build and be able to utilize the rail spur cost effectively, you would have to acquire the surrounding parcels.

Unfortunately, there's the rub.

But, I have approached the adjacent land owners about selling.  Some are willing; others no so much.  (Their prerogative. )  Some want more than top dollar, the others are content to keep their land and keep it as is.

Anyway, if interested in developing a rail served parcel in Las Vegas, and need my insight...

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Thursday, January 9, 2020

Tragedy Attracts A Low Balling Crowd!

Ever since the Alpine Motel Apartments suffered it's worst day ever and a resulting six people died, there has been an uptick in real estate interest for this property.

Yes, the Low Ball Flippers have contacted me about buying the property.

Alpine Motel Apartments

All have the ability to close real fast, and they are Cash Buyers -- they claim!

The problem, aside from the legal liability the Owner is going to suffer from (alleged) code violations, is these Low Ball Flippers can buy quickly -- only if the Seller would carry back a loan!

Now, I know from my years of experience, that when you are a Buyer asking for a Seller to Carry Back a Loan, you are NOT a Cash Buyer!

And, to add insult to injury, their quick buying price is way less than what the property is worth.  Vacant, the property should sell for about $3 Million in it's "As Is" state.

But, with the pending litigation, that puts this property on hold.

In the words of the Owner's attorney, "Hold for now."

In the meantime. my heart goes out to the victims caught in this tragic event.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Wednesday, January 1, 2020

Five Tips about Real Estate

Happy New year, Everyone!!

Now, I didn't stay up for any of that New Year's Celebration stuff.  So, I rested well and woke up late New Year's Day.

However, I noticed someone connected to my blog from another blog.  And, checking out the other blog, she described some real estate items I think everyone should know.

https://therealestatewhisperer.blogspot.com/

Enjoy!

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Tuesday, December 10, 2019

Happy Holidays Everyone!

Wishing Everyone a Happy and Safe Holiday Season!

Charlie Brown Christmas Tree!


To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Tuesday, November 12, 2019

When a Buyer needs a Seller Carry Back, the Property is being Flipped!

You spend a lot of time exerting a lot of effort marketing a property for sale.  Then, you run into a Buyer who claims (says) you don't need to work so hard. 

They're easy.  They have all cash and can close real fast!

You think your efforts are finally paying off!

Phew!  That was .... Wait!

That was too easy....

And, so it goes.  You work so hard to get a fair market value offer for a property listing, and then, all of the sudden, along comes a Buyer with cash. (So, they say.)  You think your effort has finally come to fruition?  Or, has it?

This is a scenario I have run into for a long time since I obtained the Listing on several Las Vegas Properties.  I worked my marketing magic as best I can; and, then out of the blue comes a Buyer (a Flipper), who presents themselves as the key to my success.

(They claim) They are an ALL CASH Buyer who can close easily and quickly -- if the Seller can carry back a 2nd for six months to a year.

Sound familiar?

I've heard this a lot in the last year or so.  It's become so redundant, I can recite their pitch in my sleep.

The Seller, who I have known for a long, long time, is a well educated property owner with a lot of experience in owning, buying and selling real estate.

And, yes.  He buys low and sells high.  (That's the Golden Rule of Real Estate.)

So, when he told me he will NOT carry back a loan, I knew, right from the beginning, he knew the secret of a Flipper.  That is because he's a Flipper, too!

But, since I've known him, he's always been the real ALL CASH Buyer type that does pay ALL CASH and he does closes quickly. (Less than 30 days).

He isn't a Buyer who tries to get a carry back from a seller.  He pays cash, fixes the property's problems, then re-sells.

Moral of the story, if you are a flipper, and you want to steal equity, you need to do it quietly, quickly and move on to the next property in a blink of the eye.  To do that requires ALL CASH. 

Get in.  Close.  Then, Get Out.

Carry backs only keep the Seller's interest in a property.  It allows the Seller to keep an eye on what you are doing.  And, that creates the problem.  Once the Seller knows you are stealing their equity, that's when the Buyer's problems begin. 

And ALL of Your Efforts were for not.

Moral of the Story, I will keep marketing and putting my effort into finding a Buyer who wants to own the property rather than someone just looking for a flip.

It really does matter.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Sunday, October 13, 2019

No one else will offer $250,000 non refundable!

This Buyer is Correct!

The only type of Buyer who would ever offer a Non-Refundable Earnest Money Deposit -- non-refundable and released to the Seller upon the Opening of Escrow -- is a sleazy Buyer!

They are the type of Buyer who think they are smarter than the Seller; Think they are smarter than the average real estate agent, (okay, maybe they are correct about that); and, they try as hard as they can to steal the Seller's hard Earned Equity.

I have a vast amount of experience dealing with these types of Buyers.  No, I don't like dealing with them because they drain my battery.

They are a waste of time.  They keep pushing the scenario of just how little the subject property is worth; yet, if they owned it, they'd be pushing just how much the subject property is worth.

So, if a property is listed for sale with me, I do my best to maximize the selling price.  Do I lose a lot of Buyers because of it?  YES!

But rest assured, they are the Buyers you, as an owner of a Commercial Real Estate property, don't want to be dealing with.

However, as the Seller of any Nevada Commercial Real Estate Property, you can hire me to list the property at a fair market value, and I will 'Damn the trenches' to find you a qualified Buyer.

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Wednesday, October 2, 2019

You ever get used to being lied to about Las Vegas Resorts?

About a year ago, I wrote a $900 Million 'Offer' for the Rio All-suites Hotel and Casino.  That investor needed more time to put together the acquisition money than Caesars was willing to wait.  So, it went no where.

Now, the reason the Offer I wrote was so high in price was because the land value of the 88.53 Acres which the Rio sits on his worth about $11 Million an acre.  Thus, the $900 Million offer.

After that offer fell apart, Eldorado Resorts came along with their attempt to acquire ALL of Caesars in their stock deal.  At this time, I was told by my contact at Caesars that the sale of the Rio was being put on hold until Eldorado completed their acquisition.


Ok, makes sense.  Let's wait.  (I should never have waited.)

Then, a few months later, I was shocked to read that Caesars Sold the Rio at about half of the land value for the whole property!

Even to today, I am flummoxed as to the reason they moved forward on such a low ball offer.

Now, the Rio buildings and such were the victim of the lack of Preventive Maintenance.  Before and during Caesar's Bankruptcy, they did little if anything to cure items that could have easily been fix, replaced and of in general taken care of.

Thus, the dire state of the existing structure. (As one retired casino executive said to me one time, "Duct tape on the carpet is NOT a repair."

So, all I can do now, is hope that the current buyer, who is in escrow, doesn't close and I find an equally qualified buyer to close on the property.

Are there other resorts available?  Yes. 
Are they expensive?  Yes.
Are there hotels/motels available without gaming?  Yes.

To find out more....

Contact David Howes at: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Tuesday, September 24, 2019

RIO SOLD! OK, It's just in Escrow.

For about 10 years (maybe more) Caesars was trying to sell the Rio All-Suites Hotel Casino.

For ten years (maybe more), I did my best to find them a buyer.

Well, looks like I failed.

But, given parameters that were NOT held up by the Buyer in the final outcome, I don't feel like a failure.



You see, it was Caesar's decision to undersell the Rio.

When I was trying to sell this property, I was told that $1 Billion or more was the sales price.  well, I took that as the God's Truth since most 'Strip' properties sell in the $10 Million an acre range.

But, I do know that there is one buyer who must feel completely used for way over paying for a dilapidated resort that is NOT even functional.

(He paid $600 million for a property he will need to invest almost a Billion into to complete it.)



Then, again, the Rio will need probably a Billion to fix/repair from the way Caesar's ran it into the ground during their tenure as owner.

Oh, well!

Another day, another dollar.

If interested in a Las Vegas Resort; OR, if you are interested in any type of Las Vegas investment...

To Contact David Howes try: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!

Thursday, September 19, 2019

Three Las Vegas Motels For Sale!

If you have been considering entering the Las Vegas Motel Market, here's your chance.

You can acquire all (or individually) three separate non-branded Motels at a +/-12% Cap Rate!

That's a steal as far as I can tell!

Two of the Three are located within the "Opportunity Zone" which enables you to get a tax break for redeveloping these properties.

The Economy Motel

The Starlite Motel

The Casa Blanca Motel

Each Property is in a Value Added state and the right person with enough ambition can turn these into branded motels; OR, just keep operating them as they are.

They are earning a total Net Income of +/-$903,066 annually!

For further property details...

Contact David Howes: davidATdavidhowesDOTnet OR; 7 0 2 5 01 9 3 8 8 AND Please #Follow David on Twitter: @DavidAHowes Have a nice day!